HomeMy WebLinkAboutAtt. 14 LCP Amendment (Land Use Plan) (2)Chula Vista Bayfront
Local Coastal Program Amendment
Planners
City of Chula Vista
Miguel Z. Tapia, AICP
Marisa Lundstedt
P &D Consultants, Inc. /EDAW* John E. Bridges, FAICP
Jennifer Guigliano, E.I.T, CPSWQ, CPESC, REA
Yara Fisher, AICP
Jason Erlich
Nick Larkin
Kimberlee Harvey
*prepared original draft dated August 2006
STATE AND FEDERAL AGENCIES
California Coastal Commission
San Diego Coast District Office
7575 Metropolitan Drive Ste 103
San Diego, CA 92108 -4402
California Department of Fish & Game
4949 Viewridge Avenue
San Diego, CA 92123
U.S. Fish & Wildlife Service
6010 Hidden Valley Road
Carlsbad, CA 92011
U.S. Army Corps of Engineers
Los Angeles District
Regulatory Branch
915 Wilshire Blvd.
Los Angeles, CA 90017
Chula Vista Bayfront LCP Amendment April 2010
Land Use Plan
Chula Vista Bayfront
Local Coastal Program Amendment
Land Use Plan
Table of Contents
I. INTRODUCTION /OVERVIEW .................................................................. ............................... 1 -1
A. INTRODUCTION .......................................................................... ............................... 1 -1
1. Purpose of Plan ................................................................... ............................... 1 -1
2. Area Location and Description ............................................. ............................... 1 -7
3. Chula Vista Bayfront and Subareas .................................... ............................... 1 -7
4. Related Projects ................................................................ ............................... 1 -10
B. LOCAL COASTAL PROGRAM OVERVIEW .............................. ............................... 1 -10
1. Coastal Act Provisions ....................................................... ............................... 1 -10
2. Organization and Format of LCP ....................................... ............................... 1 -11
3. History of Chula Vista Coastal Program ............................ ............................... 1 -12
4. Coordinated Planning Efforts ............................................. ............................... 1 -13
C. IMPLEMENTATION .................................................................... ............................... 1 -13
11. PLANNING CONTEXT ............................................................................. ............................... II -1
A. LOCAL PLANNING PROGRAMS ............................................... ............................... II -1
1. General Plan Bayfront Vision Statement ............................ ............................... 11 -1
2. Goals for Development ....................................................... ............................... 11 -1
B. CALIFORNIA COASTAL ACT ..................................................... ...............................
11 -2
1.
Shoreline Access ................................................................ ...............................
II -2
2.
Recreation and Visitor - Serving Facilities ............................ ...............................
II -3
3.
Water and Marine Resources ............................................. ...............................
II -3
4.
Diking, Dredging, Filling, and Shoreline Structures ............ ...............................
II -4
5.
Commercial Fishing and Recreational Boating .................. ...............................
II -5
6.
Environmentally Sensitive Habitat Areas ............................ ...............................
II -5
7.
Agriculture ............................................................................... ...........................11
-6
8.
Hazard Areas ...................................................................... ...............................
11 -6
9.
Forestry and Soil Resources .............................................. ...............................
II -7
10.
Locating and Planning New Development ......................... ...............................
II -7
11.
Coastal Visual Resources and Special Communities ........ ...............................
II -8
12.
Public Works ...................................................................... ...............................
II -9
13.
Industrial Development and Energy Facilities .................... ...............................
II -9
III. AREAWIDE DEVELOPMENT OBJECTIVES AND POLICIES ............... ............................... III -1
A. LAND USE .................................................................................. ............................... III -1
1. Existing Conditions ............................................................ ............................... III -1
2. Land Use Regulations Objective / Policies .......................... ............................... III -6
3. Development Intensity Objective / Policies ........................ ............................... III -10
B. CIRCULATION, PUBLIC ACCESS, AND PARKING ............... ............................... III -10
1. Existing Conditions .......................................................... ............................... III -11
Chula Vista Bayfront LCP Amendment i April 2010
Land Use Plan
2. General Circulation and Public Access Objective / Policies ............................. III -11
3. Roadway Improvement Objective /Policies ...................... ............................... III -16
4. Public Transit Objective /Policies ..................................... ............................... III -17
5. Pedestrian and Bicycle Circulation Objective /Policies .... ............................... III -17
6. Parking Objective /Policies ............................................... ............................... III -18
C. PHYSICAL FORM AND APPEARANCE .................................. ............................... III -21
1. Existing Conditions .......................................................... ............................... III -21
2. General Form and Appearance Objective /Policies ......... ............................... III -21
3. Bayfront Gateway Objective / Policies ............................... ............................... III -24
4. Architectural Edges Objective /Policies ............................ ............................... III -24
5. Views Objective / Policies .................................................. ............................... III -25
6. Landscape Character and Function Objective / Policies ... ............................... III -25
D. UTILITIES AND AREAWIDE GRADING .................................. ............................... III -27
1. Existing Conditions .......................................................... ............................... III -27
2. Utility Service Objective /Policies ..................................... ............................... III -29
3. Areawide Grading Objective /Policies .............................. ............................... III -30
4. Utility and Grading Design Objective /Policies ................. ............................... III -30
E. ENVIRONMENTAL MANAGEMENT ........................................ ............................... III -31
1. Background /Existing Conditions ...................................... ............................... III -31
2. Environmental Management Objective /Policies .............. ............................... III -32
IV. SUBAREA DEVELOPMENT OBJECTIVES AND POLICIES ............... ............................... IV -34
A. SUBAREA 1 — SWEETWATER DISTRICT ................................... ..........................IV -35
1. Special Subarea Conditions ............................................ ............................... IV -35
2. Subarea Objective / Policies ................................................... ..........................IV -35
B. SUBAREA 2 — HARBOR DISTRICT ........................................ ............................... IV -36
1. Special Subarea Conditions ............................................ ............................... IV -36
2. Subarea Objective / Policies ................................................... ..........................IV -39
C. SUBAREA 3 — OTAY DISTRICT ................................................... ..........................IV -43
1. Special Subarea Conditions ............................................ ............................... IV -43
2. Subarea Objective / Policies ................................................... ..........................IV -44
Chula Vista Bayfront LCP Amendment ii April 2010
Land Use Plan
LIST OF TABLES
Table 3 -1 Land Use Distribution ................................................................. ............................... III -7
Table 3 -2 Permitted Development Intensity ............................................. ............................... III -10
Table 3 -3 Landscape Functions ............................................................... ............................... III -26
Table 4 -1 Subarea Zoning Types ............................................................. ............................... IV -34
Table 4 -2 Cross - Reference of LCP Planning Area Parcel Numbers and Chula Vista Bayfront
Master Plan Parcel Numbers ........................................................ ..........................IV -37
LIST OF EXHIBITS
Exhibit 1
Regional Location Map ................................................................. ............................... 1 -2
Exhibit2
Coastal Zone Map ...................................................................... ...............................
1 -23
Exhibit 3
Jurisdictional Boundaries ............................................................. ...............................
1 -4
Exhibit 4
LCP Planning Area ....................................................................... ...............................
1 -5
Exhibit 5
Land Exchange Parcels ............................................................... ...............................
1 -6
Exhibit6
Subarea Districts .......................................................................... ...............................
1 -8
Exhibit 7
Parcel Areas Map ....................................................................... ...............................
III -2
Exhibit8
Zoning Map ................................................................................. ...............................
III -3
Exhibit 9a
Circulation Map — Road and Public Transportation Network ... ...............................
III -12
Exhibit 9b
Circulation Map — Pedestrian Network ..................................... ...............................
III -13
Exhibit 9c
Circulation Map — Bicycle Network ........................................... ...............................
III -14
Exhibit 10
Form and Appearance Map ...................................................... ...............................
III -23
Exhibit 11
Utility Systems Map .................................................................. ...............................
III -28
Exhibit 12
Environmental Management Map ............................................ ...............................
III -33
Exhibit 13
LCP Planning Area Parcels and CVBMP Parcels Overlap ...... ...............................
IV -38
Chula Vista Bayfront LCP Amendment iii April 2010
Land Use Plan
Preface
Although the land exchange between the Port of San Diego and private property
owner described in this Land Use Plan (LUP) has not yet occurred, it must occur
before this project can be implemented. Therefore, this LUP describes the exchange
as if it has already been consummated to reflect an ownership condition that will exist
following LUP adoption.
Chula Vista Bayfront LCP Amendment April 2010
Land Use Plan
1. INTRODUCTION /OVERVIEW
A. INTRODUCTION
This document is an amendment to the Chula Vista Local Coastal Program (LCP) certified by the
California Coastal Commission on January 15, 1993 and amended by City of Chula Vista City Council
Resolution No. 17036 and Ordinance No. 2546. City Council Resolution No. 17036 and Ordinance
No. 2546 adopted the California Coastal Commission's January 15, 1993 actions and incorporated
modifications to the Land Use Plan /General Plan Land Use Element /Land Use Circulation
Diagram /Parks and the Recreation Element /Bayfront Area Plan and Specific Plan, respectively. This
LCP Amendment is the result of two primary conditions: (1) changes to jurisdictional boundaries for
the Port of San Diego (Port) and the City of Chula Vista (City) resulting from a Port Master Plan
Update and (2) changes to existing conditions and proposed land uses resulting from a land exchange
between the Port and a private land owner. As described in Section B(2), the LCP amendment
includes both this Land Use Plan and the implementing ordinance (Bayfront Specific Plan).
The Chula Vista Coastal Zone (Coastal Zone) is located in the City of Chula Vista, San Diego County,
California (Exhibit 1). Chula Vista is bounded by the cities of National City to the north and San Diego
and Imperial Beach to the south. The Chula Vista Bayfront coastal area (Bayfront) is located within
the Coastal Zone and encompasses the coastal lands from City's northern boundary south to Palomar
Street and west of, and including, Interstate 5 (1 -5). The Bayfront area also includes two inland parcels
of land located east of 1 -5, one located on the south of the west end of Faivre Street and the other
located in the northern part of the City. The portion of the Coastal Zone located south of Palomar
Street, known as the West Fairfield Planning Area, is not included in the Bayfront area (Exhibit 2).
The Bayfront area consists of lands under the jurisdiction of the Port and lands under the jurisdiction of
the City (Exhibit 3). The subject of the LCP Amendment (Chula Vista LCP Planning Area) is non -Port
parcels that are under the jurisdiction of the City, including privately owned lands and City -owned
lands, within the Bayfront area (Exhibit 4). A private entity controlled a large block of land located in
the northern portion of the Bayfront area near Sweetwater Marsh National Wildlife Refuge (LCP
Subarea 1, Sweetwater District), which was part of a land exchange with the Port for parcels located in
the central portion of the Bayfront area (LCP Subarea 2, Harbor District) that were deemed more
suitable for residential development. The land exchange included the transfer of six parcels in the
Sweetwater District from the private entity to the Port in exchange for four parcels in the Harbor District
from the Port to the private entity. This land transfer shifted the jurisdiction of the four parcels in the
Harbor District from the Port to the City and jurisdiction of the six parcels in the Sweetwater District
from the City to the Port. Parcels involved in the land exchange are shown in Exhibit 5.
The parcels within the Bayfront area, but outside of the Port's jurisdiction, are within the jurisdiction of
the City and are included within the LCP Planning Area. Properties under the jurisdiction of the Port
are addressed by the Port Master Plan. Although the jurisdictional areas have changed, the
objectives and policies have been modified only to the extent necessary to reflect the modified land
uses.
1. Purpose of Plan
The purpose of the Chula Vista LCP is to provide a detailed plan for the orderly growth, development,
redevelopment, and conservation of the City jurisdictional parcels located within the Chula Vista
Bayfront coastal area.
The LCP must be consistent with both local and state land use policies. First, every coastal city and
county is required to prepare an LCP, pursuant to the California Coastal Act, to be approved by the
Chula Vista Bayfront LCP Amendment 1 -1 April 2010
Land Use Plan
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Exhibit 1
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Land Use Plan
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Chula Vista Bayfront Local Coastal Plan
Chula Vista, California
Exhibit 2
Coastal Zone
Chula Vista Bayfront LCP Amendment 1 -3 April 2010
Land Use Plan
Chula Vista Bayfront LCP Amendment 1 -4 April 2010
Land Use Plan
Chula Vista Bayfront LCP Amendment 1 -5 April 2010
Land Use Plan
Chula Vista Bayfront LCP Amendment 1 -6 April 2010
Land Use Plan
California Coastal Commission. The LCP must be sufficiently detailed to indicate the kind, location,
and intensity of land uses and the applicable resource protection policies for development within the
local coastal zone. The Land Use Plan component of the LCP must provide land use and
development policies, which will ensure that development within the local coastal area will be
consistent with the provisions of the Coastal Act. In addition, the LCP must contain implementing
ordinances to carry out the policy provisions of the Land Use Plan. These are provided in the Chula
Vista Bayfront Specific Plan, which serves as the implementation plan for the Chula Vista LCP.
Second, this LCP must be consistent with, and implement, the City of Chula Vista General Plan, which
is the primary local land use and development policy document. The Bayfront Specific Plan is a
component of the City's General Plan and represents a step toward systematic implementation of the
General Plan in the Bayfront.
2. Area Location and Description
The City of Chula Vista was incorporated in 1911 and became a charter city in 1949. The City
currently has a population of approximately 209,133 and covers an area of about 52 square miles.
Geographically, the City is located adjacent to the east side of San Diego Bay, 8 miles south of San
Diego's downtown and 7 miles north of the International Border (see Exhibit 1). The Chula Vista
Coastal Zone currently includes a large amount of industrial development and the National Wildlife
Refuge (Sweetwater Marsh and F &G Street Marsh). It also contains one of the last remaining large
blocks of undeveloped land on San Diego Bay.
Regionally, the area is served by 1 -5, the major freeway connection between San Diego and Mexico. State
Route 54 (SR -54) and its interchange with 1 -5 in the Bayfront enhance the site's locational advantage. The
Bayfront area is located 10.8 miles south of the San Diego International Airport.
3. Chula Vista Bayfront and Subareas
The boundary of the Chula Vista Bayfront area extends from the coast to just immediately east of 1 -5,
except in the northerly portion of the City where it turns east (inland) along the prolongation of C Street
to a point approximately midway between Broadway and Fifth Avenue and then north of the City
boundary. The Coastal Zone and Bayfront boundaries are shown in Exhibit 2.
The Chula Vista Coastal Zone was previously defined by subareas, comprising: (a) the Bayfront
Planning Area (Subareas 1, 2, 3, and 7), in which the City had permit jurisdiction; (b) the annexed
coastal areas (Subareas 4 and 6), in which the California Coastal Commission had jurisdiction; and (c)
one inland parcel located outside of the Coastal Zone (Subarea 5). Due to changes in land ownership
resulting from the land exchange, and in an effort to clarify jurisdictional authorities in a manner
consistent with the Port Master Plan, the Chula Vista Bayfront area, covered by this LCP amendment,
has been redefined into three districts (Sweetwater, Harbor, and Otay). The Sweetwater District
includes the northern properties and generally extends south to "F" Street /Lagoon Drive (hereinafter
referred to as "F" Street) and a small peninsular area at the southwest corner. The Harbor District is
the central area and includes the majority of Port lands. The Otay District includes the southern
portion of the Chula Vista Bayfront area and is defined on the southern boundary by Palomar Street,
with the addition of the inland coastal zone parcel at Faivre Street. The districts are shown in Exhibit
6.
The three districts are further defined into three subareas within the LCP Planning Area for land use
planning purposes. The three subareas generally coincide with the boundaries of the three districts
and are described in more detail below. Only properties within the districts that are under the City's
jurisdiction are within the LCP Planning Area subareas and are subject to the provisions contained in
this Plan. The Chula Vista LCP Planning Area (City jurisdiction) is shown in Exhibit 4.
Chula Vista Bayfront LCP Amendment 1 -7 April 2010
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Chula Vista Bayfront LCP Amendment 1 -8 April 2010
Land Use Plan
The Chula Vista Coastal Zone totals approximately 1,345 acres, of which 722 acres are within the LCP
Planning Area (local coastal zone), 536 acres are within the Port's jurisdiction (Port Master Plan), and
87 acres are outside of the Bayfront area (West Fairfield Planning Area).' Five major ownerships
dominate the Planning Area: (1) Goodrich, Inc. (Goodrich), which purchased the land previously
owned by Rohr, Inc., in the Harbor District with 79 acres; (2) the U.S. Fish & Wildlife Service
( USFWS), which owns 316 acres in two parcels (Sweetwater Marsh and the "F &G" Street Marsh),
which comprise the National Wildlife Refuge; (3) a private entity, which controlled approximately 97
acres in the Sweetwater District that was exchanged for approximately 30 acres of Port lands in the
Harbor District; (4) Chula Vista Redevelopment Agency, which owns approximately 16 acres, also in
the Sweetwater District of the Bayfront; and SDG &E, which purchased approximately 12 acres of land
from the Port District.
The National Wildlife Refuge includes the majority of the area known as Gunpowder Point, "D" Street
Fill, the entire Paradise Creek area, and the Sweetwater Marsh Complex (including the "F &G" Street
Marsh). As stated above, the Port holds jurisdiction of over 536 acres within the Bayfront area.
Although the Port area is within the City limits, it is included in the Port's Master Plan, rather than the
City's LCP.
The Bayfront is characterized by a land use mix that balances coastal development and protected
coastal open space. Development associated with the land exchange will enhance this goal by
facilitating the movement of development having more intensive land uses to those less
environmentally sensitive parcels and placing less intensive land uses in the Sweetwater District. This
exchange also allows for large protected open spaces and buffer zones adjacent to sensitive
environmental resources associated with the National Wildlife Refuge. Many of the Bayfront
developed areas are also a part of the Chula Vista Bayfront Master Plan (CVBMP) and the provisions
in the City's LCP and the Port Master Plan establish the guidelines for redevelopment of these areas.
Land parcels in the Sweetwater District currently zoned as open space USFWS property, Parcel Area
1 -g, and a portion of Parcel Area 3 -k (see Exhibit 7 in Section III.A) are planned to remain as open
space and the City Park (Parcel Area 1 -f) is to remain zoned as Parks and Recreation. Thoroughfare
and visitor commercial uses have been developed along Bay Boulevard, between "E" Street and "F"
Street. South of "F" Street, the Goodrich corporate headquarters and industrial facility extend to "H"
Street. The South Bay Power Plant and smaller industrial users are located south of "J" Street to
Palomar Street. In addition to these areas located west of 1 -5, one parcel east of the freeway is within
the Bayfront and LCP Planning Area and is known as the Faivre Street Inland Area. This inland parcel
is located south of the western end of Faivre Street and is currently used as a lumber yard distribution
facility and open space.
To facilitate the planning and development of parcels within the Chula Vista Bayfront under the
jurisdiction of the City, the overall LCP Planning Area has been divided into three "subareas" to focus
on the issues specific to each area. These subareas, which correlate to the Port's districts, are
indicated in Exhibit 6, and are described below:
Subarea 1 This subarea is located generally north of "F" Street. The National
Sweetwater District Wildlife Refuge is located in the northwest corner of the Sweetwater
District. This subarea also consists of several parcels on the
easternmost edge of the Sweetwater District (owned by the
Redevelopment Agency of the City of Chula Vista, San Diego Gas
and Electric (SDG &E), San Diego and Arizona Eastern Railway, and
private owners) located outside of Port properties acquired as a part
of the land exchange, and four parcels located in a peninsular area
on the west side of Marina Parkway, south of "F" Street (owned by the
1 LCP acreages are approximate values used for large -scale planning purposes.
Chula Vista Bayfront LCP Amendment 1 -9 April 2010
Land Use Plan
Redevelopment Agency of the City of Chula Vista and Goodrich).
Subarea 2 This subarea is located generally between "F" Street and "J" Street
Harbor District (including "F" Street and "J" Street). Most of the properties within this
subarea are developed with industrial or related uses. This area
contains four parcels transferred to a private entity as a part of the
land exchange that were previously under Port jurisdiction but are
now under City jurisdiction. The exchanged parcels are also part of
the CVBMP area.
Subarea 3 This subarea, known as the Otay District, is located south of "J"
Otay District Street and includes parcels located along Bay Boulevard which are
primarily developed with light industrial and related commercial uses
under City jurisdiction.
This subarea also consists of the small southern inland parcel on
Faivre Street annexed to the City from the County of San Diego in
1985. This parcel is located adjacent to wetlands associated with the
Otay River. The undeveloped portion of the property characterized
by native habitat is zoned as Open Space.
The Chula Vista Coastal Zone contains parcels under either Port or City jurisdiction. Only those
parcels within the Bayfront area under City jurisdiction are included in the City's LCP Planning Area
and are subject to the provisions of this Land Use Plan.
4. Related Projects
There is one major project adjacent to the LCP Planning Area that affects the Chula Vista Local
Coastal Zone and LCP provisions: the CVBMP and the associated Port Master Plan Amendment.
The Port Master Plan update and proposed CVBMP area project encompass properties adjacent to,
and within, the City's LCP Planning Area. The Port Master Plan and CVBMP proposed plan of
development also involve the land exchange and the resulting transfer of jurisdiction of six parcels
previously under a private entity's control from the City to the Port, and four parcels previously under
Port ownership from Port jurisdiction to City jurisdiction and a private entity's control. The properties
within the Bayfront area not covered by the provisions of this LCP are within the jurisdiction of the Port
and will be governed by the provisions of the Port Master Plan.
B. LOCAL COASTAL PROGRAM OVERVIEW
1. Coastal Act Provisions
As provided in section 30500(a) of the Public Resources Code, "Each local government lying, in whole
or in part, within the coastal zone shall prepare a local coastal program for that portion of the coastal
zone within its jurisdiction." The Local Coastal Program is defined as "A local government's land use
plans, zoning ordinances, zoning district maps, and implementing actions which, when together, meet
the requirements of, and implement the provisions and policies of, the Coastal Act at the local level.
The Coastal Act divides the LCP process into three documented phases: (1) Coastal Act
Provisions /Issue Identification; (2) Land Use Plan; and (3) Implementing Ordinances. Issue
Identification was completed in connection with the original LCP approval in 1986 and has not been
Chula Vista Bayfront LCP Amendment 1 -10 April 2010
Land Use Plan
included in this resubmittal. This revised LCP includes (1) the Land Use Plan and (2) the
Implementing Ordinances (the Bayfront Specific Plan).
2. Organization and Format of LCP
This LCP consists of the Land Use Plan and Implementation Plan described in further detail below.
a. Land Use Plan
The first portion of the LCP is the Land Use Plan. The Land Use Plan includes three major
components: (1) Introduction, Planning Context, and Coastal Act Policies Summary; (2) Areawide
Development Objectives and Policies; and (3) Subarea Specific Development Objectives and
Policies. The policies of the Land Use Plan will be reviewed by the California Coastal Commission
(Coastal Commission) to ensure that they are consistent with the requirements of the Coastal Act.
After this introductory chapter, the Land Use Plan presents a discussion of the Coastal Act policies
relevant to the LCP Planning Area, identifies existing conditions pertaining to each policy category,
and outlines the LCP provisions that implement the coastal policies. These policies are
specifically identified to aid in supporting the finding of Coastal Act consistency.
The second component of this Plan consists of the objectives and policies that are intended to be
applied throughout the LCP Planning Area. These Areawide Objectives and Policies are organized
into five elements-
1 . Land Use and Intensity
2. Circulation and Public Access
3. Physical Form and Appearance
4. Utilities and Areawide Grading
5. Environmental Management
Each element contains a survey of existing conditions, objectives for development, and specific
policies relative to that element. This section is intended to describe the composition of the LCP
properties within the Bayfront and ensure both conformance with the Coastal Act Policies as well
as consistency with the City's General Plan. Because of the importance of the "mandatory and
controlling" policies of the LCP, they are numbered separately.
The third component of the Land Use Plan contains an analysis of conditions, development
objectives, and policies, which are responsive to the unique needs of each subarea. The subarea
Specific Development Objectives and Policies focus the areawide policies on the unique
characteristics and needs of each planning subarea and provide greater policy detail for site
specific development issues.
b. Implementation Plan
The second portion of this LCP is the Implementation Plan. The Implementation Plan is intended
to implement the policies of the Land Use Plan through development regulations and standards for
the LCP Planning Area. The implementing ordinance for the Chula Vista Bayfront LCP is the
Bayfront Specific Plan, which is adopted pursuant to Title 19 of the Chula Vista Municipal Code
(Zoning Ordinance). As provided in Section 30513 of the Coastal Act, the zoning ordinances,
zoning district maps, or other implementing actions shall be reviewed by the Coastal Commission
to ensure they conform with, or are adequate to carry out the provisions of the Land Use Plan.
The Bayfront Specific Plan specifies, in detail, the permitted land uses, and the standards and
criteria for development and conservation of resources. It contains the implementation plan for the
Chula Vista Bayfront LCP Amendment 1 -11 April 2010
Land Use Plan
LCP Bayfront properties (LCP Planning Area), as well as specific development standards unique
to each subarea, where required. The Bayfront Specific Plan is consistent with, and will carry out,
the provisions of both the LCP Land Use Plan and the City's General Plan.
The Implementation Plan (Bayfront Specific Plan) includes seven major divisions-
1 . Scope and Purpose
2. General Provision
3. Coastal Development Permit Procedures
4. Land Use Zones
5. Development Criteria
6. Environmental Management Program
7. Infrastructure Financing and Funding Mechanisms
3. History of Chula Vista Coastal Program
This LCP Amendment is the latest in a series of studies and plans that have been prepared for the
Chula Vista Bayfront. In 1972, the City initiated a program to evaluate development options and
prepare a master plan for the area. In 1972, Proposition 20, the Coastal Initiative, was passed by the
voters of California. Proposition 20 mandated the preparation of the California Coastal Plan, which
was issued in 1975. The California Coastal Plan and subsequent legislation established stringent
review requirements for projects in the Coastal Zone. To respond to blighting conditions in some
areas of the Bayfront, in 1974 the City established the Bayfront Redevelopment Project Area, which
includes a majority of property within the Bayfront area. Many of the blighted conditions have been
removed or redeveloped through the successful implementation of the Redevelopment Plan.
The City began the Coastal Commission review process in 1976. A lengthy process that included
additional environmental review and analysis, several lawsuits, and reconfiguration of portions of the
plan extended to March 1984, at which time the Chula Vista Bayfront Land Use Plan was approved by
the Coastal Commission. Subsequently the implementing ordinances (specific plan) were also
approved in June 1985. Certification was challenged by lawsuits regarding the adequacy of
endangered species habitat protection within the Bayfront and mitigation of on -site and off -site
impacts. The settlement agreement concluding the lawsuit resulted in the creation of the Sweetwater
Marsh National Wildlife Refuge, which includes property designated for the principal visitor - serving use
in the Bayfront. The settlement agreement required that Gunpowder Point (designated resort hotel
site), the "D" Street Fill (designated for marina, commercial, and residential development), and the
entire Paradise Creek and Sweetwater Marsh complex be deeded to the USFWS.
Eliminating these uses from the Bayfront Plan resulted in an imbalance in the land use allocation for
the remaining developable upland property. Because of this, the City reinitiated a planning program to
formulate a new plan for the Bayfront in 1988. This effort was curtailed when the major undeveloped
portion of the property was sold and the new landowner expressed an interest in working with the City
to prepare a new plan emphasizing a mixed -use, visitor - serving development. The current LCP
Amendment reflects the changes to jurisdictional boundaries resulting from the land exchange
between the Port and a private entity and the associated new development concept formulated in
partnership by the City, the Port, and a private entity. This amendment is the second comprehensive
major amendment to the LCP. The previous amendment to the LCP was certified in 1993. This
resubmittal follows Resolution No. 17036 of the City Council of the City of Chula Vista, which amended
resolution No. 16838, and Ordinance No. 2546 of the Redevelopment Agency of the City of Chula
Vista, which amended Ordinance No. 2532.
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4. Coordinated Planning Efforts
The LCP establishes the conservation and development requirements for coastal zone lands that lie
within the jurisdiction of the City and excludes properties within the jurisdiction of the Port (see Exhibits
3 and 4). The National Wildlife Refuge, under USFWS ownership, is part of the LCP Planning Area.
Close cooperation between the City, the Port, and Federal agencies is necessary to ensure:
• Coordination of road, water, sewer, and storm drainage improvements,
• Effective management of coastal environmental resources,
• Harmonious land use and development, which permits all portions of the Bayfront lands to
benefit from the economic, visual, and recreational values of the waterfront site; and
• Provision of public access to coastal resources.
State law and good planning practice require that the Bayfront Land Use Plan address the relationship
between the lands within the LCP boundaries and the adjoining Port lands. This is done by indicating
where the continuity of public facilities (roads, water lines, sewers, storm drainage provisions, and
pedestrian and bicyclist routes) is to be maintained, where protection of economic and aesthetic
values provided by water - oriented views are to be protected, and where safeguards are necessary to
prevent conflicts in land use and development.
Specific aspects requiring coordinated action include:
• Rerouting and design of Marina Parkway,
• Maintenance of a protected habitat for the least tern and other sensitive species within the
National Wildlife Refuge,
• Integration of pedestrian waterfront access,
• Protection of existing water - oriented views from inland areas; and
• A balanced mix of developed land uses within the coastal area of the City.
C. IMPLEMENTATION
As indicated previously, the Chula Vista Bayfront Land Use Plan will be implemented by the Bayfront
Specific Plan per the California Government Code Sections 65460 et seq. The Specific Plan, adopted
by Ordinance, will meet the Implementing Ordinance requirements of the Coastal Act. The
implementation provisions will include:
1. Land use and development regulations and standards ( "zoning" including permitted uses,
parking requirements, development and performance standards, signs, etc., plus provisions
addressing roadway standards, grading and drainage regulations to control impacts to
wetlands, landscaping standards, and design review requirements)
2. Environmental management regulations
3. Design regulations and standards controlling specific projects
4. Administrative and permitting procedures
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II. PLANNING CONTEXT
A. LOCAL PLANNING PROGRAMS
Adopted local plans and State law create the planning context for the Chula Vista Bayfront LCP. The
LCP must be consistent with both the City's General Plan and the provisions of the California Coastal
Act.
State law (Code Section 65300) requires each city to adopt a comprehensive, long -term general plan
for the physical development of the city. The State requires general plans based on the belief that the
future growth of the State is determined largely through local actions. By requiring general plans, the
State can be ensured of a consistent framework for decisions while still allowing local control. In a
similar manner, an approved LCP provides assurance that the specific interest of the State, as
expressed in the Coastal Act, will be met within the Coastal Zone while still allowing local decision -
making.
1. General Plan Bayfront Vision Statement
The 2010 Chula Vista General Plan includes a description of "The Vision" for the development of the
City. The City considers the Bayfront an important development area due to its location and potential
to create a unique image for Chula Vista. The following statement from the General Plan describes the
vision for the Bayfront:
The Bayfront Master Plan envisions a world -class Bayfront in the City of Chula Vista to benefit
citizens and visitors to the region, and to compliment existing and proposed development
within the City's corporate boundaries. A major component of the Bayfront Master Plan is the
protection of natural areas and sensitive biological resources. The Bayfront Master Plan
supports the implementation of a variety of uses including office, residential, retail,
entertainment, recreation, other visitor - serving uses, and reconfiguration of the harbor.
2. Goals for Development
The preceding vision statement can be expressed as a series of goals for Bayfront development as
listed below:
• Establish linkages between the Bayfront Planning Area and the Northwest Planning Area for
pedestrians, bicycles, and transit.
• Establish roadways in the Bayfront Planning Area that respond to the special operating
characteristics of roadways within a more urbanized environment, accommodate slower
speeds in pedestrian- oriented areas, and facilitate multi -modal design elements and
amenities.
• Increase mobility for residents and visitors in the Bayfront Planning Area.
• Create park and recreational opportunities in the Bayfront Planning Area that protect the
natural beauty of the Bay and improve access and usage by area residents and visitors.
• Provide for natural open space conservation in the Bayfront Planning Area.
• Encourage redevelopment and new development activities within the Sweetwater Subarea
that will minimize impacts to environmentally sensitive lands adjacent to the Sweetwater
Marsh National Wildlife Refuge.
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• Provide for the redevelopment and new development of the Harbor Subarea that will reinforce
its identity as the City's Bayfront focal point.
• Encourage redevelopment and new development activities within the Otay Subarea that will
provide employment, recreational and visitor - serving opportunities, and energy utility needs.
B. CALIFORNIA COASTAL ACT
This section is organized following the policy categories identified in the California Coastal
Commission LCP Manual. This section provides three types of information for each category:
1. A summary of applicable Coastal Act policies
2. A discussion of existing conditions for each policy category
3. A summary of the LCP provisions that address the coastal issue
1. Shoreline Access
a. Coastal Act Policies
Sections 30210 -30212 of the Coastal Act require that public and recreational opportunities be
provided for all the people, that development not interfere with the public's right of access, and
that new development provide public access to the shoreline.
b. Existing Conditions
There is currently limited physical, public access to Chula Vista's shoreline. The only direct public
access to the bay is outside the LCP Planning Area on Port property. This includes a boat launch,
marina, and park that are located off the westerly extension of "J" Street. Also on Port property is
a park and public beach located immediately west of the Goodrich facility. Public access is also
provided via a shuttle bus that serves the Chula Vista Nature Center, located on Gunpowder
Point, and within the boundaries of the National Wildlife Refuge.
The lack of adequate public access is due partly to the types of land uses that currently exist along
the shoreline. Goodrich's major industrial /manufacturing facility, boats yards, SDG &E utility
infrastructure, power plant operations, the National Wildlife Refuge, and undeveloped property all
have resulted in very limited direct public access opportunities. Due to the environmental
sensitivity of the shoreline within the Bayfront area, limited or restricted access is necessary in
some areas to preserve the habitat value of the shoreline itself.
c. Plan Provisions
Public access to the shoreline, consistent with habitat preservation, is one of the key provisions of
this Land Use Plan. The Land Use Plan designates approximately 26 acres of public and quasi -
public areas and parks and recreation, with over 30 additional acres of public areas and parks and
recreation being designated within the Bayfront area on Port lands. The areas within the Port's
jurisdiction provide the adjacency of public spaces to the bay and National Wildlife Refuge,
thereby greatly enhancing public access to coastal resources. These areas are governed by the
provisions of the Port Master Plan. All of the public, park, and open space lands will be
permanently dedicated and maintained to ensure future access.
The Port Master Plan includes public accessibility in the Bayfront through a series of public
shoreline parks and open space areas adjacent to the National Wildlife Refuge that offer both
pedestrian and bicycle paths. Development on parcels within the LCP Planning Area will ensure
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continuity with such access defined in the Port Master Plan. In addition, shuttle bus operations
from the Bayfront to the Chula Vista Nature Center will continue to provide public access to a
unique educational and wildlife resource.
Implementation of the policies in this Land Use Plan will ensure that public access and
recreational opportunities will be provided, that new development will not interfere with the public's
right of access, and that new development will not conflict with Port plans to provide public access
to the shoreline.
2. Recreation and Visitor - Serving Facilities
a. Coastal Act Policies
Sections 30212.5 and 30213 [part, 30220 -30223 and 30250(c)] of the Coastal Act requires the
provision of public and low -cost recreation and visitor - serving facilities, and encourages the
provision of commercial recreational and visitor - serving facilities by requiring that suitable land be
reserved for such uses and that uses be given priority over other uses.
b. Existing Conditions
Within the LCP Planning Area, limited visitor - serving facilities are located adjacent to 1 -5 along Bay
Boulevard, including a small motel and two restaurants.
The adjacent Port Master Plan area includes a marina and boat launch facilities containing two
restaurants, boat slips, and a marina. Marina View Park and the fishing pier, also within the Port
Master Plan area, are adjacent to the bay and provide low cost public recreational facilities. A
yacht club facility provides additional recreational opportunities.
c. Plan Provisions
In addition to the existing facilities provided within the Bayfront within both the LCP Planning area
and the Port Master Plan area, as mentioned above, the Land Use Plan designates new visitor -
serving facilities within the Harbor District. Future facilities within the LCP Planning area include a
hotel and ancillary retail establishments such as restaurants, shops, and shared public plazas.
Although the Land Use Plan specifically provides new facilities within the Harbor District, other
new facilities are provided within all districts through the Port Master Plan.
3. Water and Marine Resources
a. Coastal Act Policies
Sections 30230, 30231, and 30236 of the Coastal Act require the preservation and, where
feasible, the enhancement and restoration of water and marine resources including coastal water,
streams, wetlands, estuaries, and lakes. Special protection shall be given to areas and species of
special biological or economic significance.
b. Existing Conditions
The Bayfront contains marshes, mudflats, and uplands and includes one of the last remaining
major wetlands in San Diego Bay. These wetland areas provide habitat and nesting sites for a
wide range of avian species, which are of special concern due to diminishing habitat throughout
their range.
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Many of the important wetlands are located within the National Wildlife Refuge (Subarea 1).
Establishment of this refuge has ensured the preservation of the important wetland and
biologically valuable upland resources. The long -term protection and enhancement of these
resources are now the essential objectives for environmental management in the Bayfront area.
c. Plan Provisions
Wildlife populations (primarily birds) using the National Wildlife Refuge will be protected from
physical and visual intrusion by (1) implementing the arrangement of uses resulting from the land
exchange depicted in the Land Use Plan, including the placement of more intensive land uses
farther from environmentally sensitive areas such as the National Wildlife Refuge and the
incorporation of buffer zones and other adjacency measures around sensitive habitat, and
(2) through siting and design of buildings according to the design requirements of the LCP.
The Environmental Management policies of the LCP provide for preservation, enhancement, and
restoration of the important water and marine resources within the Bayfront area. Establishment
of the National Wildlife Refuge ensures protection of the sensitive species/ habitat areas, while the
policies of the LCP require mitigation of impacts to wildlife areas from development on adjacent
uplands parcels.
If future development has the potential to disturb native habitat or environmental resources, this
LCP provides the foundation for assessment and mitigation for potential impacts. If impacts to
waters of the U.S. or wetlands occur, potential restoration activities for mitigation will occur in
areas approved by the resources agencies.
4. Diking, Dredging, Filling, and Shoreline Structures
a. Coastal Act Policies
Sections 30233 and 30235 of the Coastal Act establish the limited conditions under which diking,
dredging, filling of wetlands, restoration of wetlands, and construction of shoreline structures may
occur. Section 30411(b) provides additional provisions for the filling of wetlands, provided it is
accompanied by substantial restoration of degraded wetland.
b. Existing Conditions
In the past, there has been considerable alteration of the Bayfront. Filling to some degree has
occurred along much of the shoreline. By far the most significant, in terms of total fill and amount
of shoreline affected, is the "D" Street Fill. A railroad has also been constructed across the
Sweetwater Marsh using fill material. The majority of lands potentially impacted by existing diking,
dredging, or filling of wetlands are within the Port Master Plan area.
c. Plan Provisions
Except as permitted, no significant diking, dredging, or filling of wetlands is associated with the
development concept within this LCP.
The preclusion of significant diking, dredging, or filling, beyond the limited conditions allowed by
the Coastal Act, ensures consistency with these Coastal Act policies.
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5. Commercial Fishing and Recreational Boating
a. Coastal Act Policies
Sections 30224, 30234, and 30255 of the Coastal Act encourage increased recreational boating,
require the preservation of boating facilities, and give precedence to coastal- dependent
development, except in wetlands.
b. Existing Conditions
All properties associated with commercial fishing and recreational boating are within Port
jurisdiction and outside the LCP Planning Area. Due to the sensitive environmental resources
associated with the Bayfront shoreline, access for fishing or boating is not currently permitted or
proposed in the LCP Planning Area. Boat launch and marina facilities are located on the Port
property within the Bayfront. Additional recreational boating berths were constructed on the Port
property, along with a yacht club facility and excursion pier to expand the initial marina facilities.
c. Plan Provisions
Due to the sensitive environmental resources associated with the Bayfront shoreline, access for
fishing or boating is not currently permitted or proposed in the LCP Planning Area. In addition,
boating and fishing are limited to areas within the Port's jurisdiction and will be governed by the
provisions of the Port Master Plan. Because of the environmental sensitivity of the Bayfront area,
increased major recreational boating facilities within the LCP Planning Area are precluded. This
general policy is consistent with the provisions of the Coastal Act.
6. Environmentally Sensitive Habitat Areas
a. Coastal Act Policies
Section 30240 of the Coastal Act provides for the protection of environmentally sensitive habitat
areas by restricting uses within, or adjacent, to such areas.
b. Existing Conditions
In addition to the marsh and mudflat areas discussed under the Water and Marine Resources
category, some upland areas have been identified as environmentally sensitive habitat areas. A
minimum of 13 vegetation communities and land cover types have been identified within the
Bayfront, including Diegan coastal sage scrub (disturbed), non - native grassland, eucalyptus
woodland, ornamental vegetation, disturbed habitat, ruderal, southern coastal salt marsh, mule fat
scrub, coastal brackish marsh, seasonal pond, disturbed riparian, bay, and urban /developed. The
marsh environment within the Bayfront is critical feeding and nesting habitat for three Federal
and /or State listed endangered species: California least tern, light- footed clapper rail, and
Belding's savannah sparrow. Other special status species that have been identified within the
Bayfront include osprey, western burrowing owl, and northern harrier. In addition, there are
several other special status species that have the potential to occur within the Bayfront. Virtually
all of the environmentally sensitive habitat areas are located in the National Wildlife Refuge or in
the Port Master Plan area. Several potential wetland areas have been identified within the LCP
Planning Area: (1) a drainage ditch, degraded due to contamination, located within the Harbor
District (Parcel Area 2 -g); (2) in the open space on the Faivre Street parcel (3 -k); (3) the "F &G"
Street Marsh (south of "F" Street); and (4) USFWS property and Parcel Area 1 -g within the
Sweetwater District.
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c. Plan Provisions
In response to the need to protect these environmentally sensitive areas from the potential impact
of adjacent development, the Land Use Plan provides for extending setbacks and buffering land
uses adjacent to the National Wildlife Refuge and other sensitive habitat areas. The National
Wildlife Refuge open space areas shall include a 400 - foot -wide buffer adjoining the refuge
boundary, with the 200 feet buffer area closest to the refuge as a no -touch zone characterized by
native vegetation. Details on the buffer area will be coordinated with the Port Master Plan for
adjacent properties. The buffer zones for other permanent open space areas within the LCP
Planning Area may be reduced as identified in the Bayfront Specific Plan provisions, if determined
justifiable and if approved by the resource agencies.
Public access to the National Wildlife Refuge is limited to a shuttle bus that serves the Chula Vista
Nature Center. Humans and domestic pets are prohibited direct access to the National Wildlife
Refuge through the use of fences and perimeter signage.
Special setbacks are required adjacent to the "F &G" Street Marsh. The design and use of both the
"F &G" Street Marsh setback and the park /open space area adjacent to the National Wildlife
Refuge are consistent with Army Corps Permit No. 88- 267 -RH.
As summarized above, the LCP policies protect environmentally sensitive habitat areas by
restricting uses within, or adjacent, to such areas.
7. Agriculture
a. Coastal Act Policies
Sections 30241 and 30242 of the Coastal Act provide for the preservation of prime agricultural
land in order to ensure the protection of an area's agricultural economy. The policies establish
criteria for the conversion of lands to non - agricultural uses. The criteria minimize conflicts between
agricultural and urban land uses.
b. Existing Conditions
A major portion of the Bayfront was once used for agriculture production. However, agricultural
operations were discontinued years ago and none of the area is considered prime agricultural
land.
c. Plan Provisions
The Land Use Plan does not provide for the preservation of the agricultural land within the
Bayfront because it is not considered high - quality agricultural land. In addition, agricultural
activities would not be compatible with the type and scale of development proposed, nor with the
enhancement of wetland resources and habitat areas.
The absence of prime agricultural lands precludes any conflict between the designation of lands
for development and the agricultural preservation provisions of the Coastal Act.
8. Hazard Areas
a. Coastal Act Policies
Section 30253(1)(2) of the Coastal Act requires new development to minimize risks in areas of
high geologic, flood, and fire hazard and to prevent structural damage to bluffs and cliffs.
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b. Existing Conditions
There are three potential sources of hazards within the Bayfront. They are land settlement
hazards, seismic hazards, and flood hazards. The settlement hazards are attributable to the
presence of relatively shallow surficial deposits of soft compressible bay mud throughout the
historic marsh lands and tidal flats, as well as in deeper water areas. Two major faults have been
mapped near the Chula Vista waterfront area: the north - northwest - trending Rose Canyon / San
Diego Bay/ Tijuana fault, and the east -west Otay fault.
Parts of the Bayfront area were within the standard project flood area of the Army Corps
Sweetwater River Flood Control Project. However, at the completion of the flood control project,
these flood hazards were eliminated.
c. Plan Provisions
To address flooding, settlement, and seismic hazards, the Bayfront Land Use Plan contains
provisions to require engineering investigations to minimize potential hazards to development.
Buildings will be designed and constructed to meet earthquake safety requirements as required by
the Uniform Building Code. Soil conditions will be monitored and evaluated for geologic conditions
related to possible liquefactions.
The LCP Utilities and Area Wide Grading (Section III.D) policies will minimize risks from the known
geologic and flood hazards associated with the LCP Planning Area.
9. Forestry and Soil Resources
This category of Coastal Act policies is not applicable to the Bayfront area.
10. Locating and Planning New Development
a. Coastal Act Policies
Sections 30244, 30250 (a), and 30253 (3)(4) of the Coastal Act provide criteria for the location of
new development. Generally, new development should be concentrated in areas of existing
development with adequate public services. New development should provide adequate support
facilities, including provisions for recreation facilities and for public transit, and should preserve
archaeological or paleontological resources.
b. Existing Conditions
The Chula Vista Bayfront is characterized by a land use mix that balances coastal development
and protected coastal open space. The area north of "F" Street and scattered smaller parcels are
currently undeveloped parcels. The large vacant parcel north of "F" Street is adjacent to urban
development to the south and east, with the National Wildlife Refuge to the north (the heavily
industrialized National City waterfront is immediately farther to the north) and San Diego Bay to
the west. This parcel north of "F" Street is within Port jurisdiction following the land exchange and
is covered by the provisions of the Port Master Plan. One previously recorded archaeological site
(CA- SDI -5512) and one historical site, the Coronado Belt Line Railroad line (CA- SDI- 13.073H), is
present within the LCP Planning Area.
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c. Plan Provisions
The Land Use Plan provides specific locations for a wide range of uses including commercial
recreation, residential, visitor - serving commercial, manufacturing, retail, office, public facilities,
parks and open space. An overall grading concept and performance standards to ensure the
provision of adequate public services are established in the policies of this Land Use Plan.
Interconnection of existing and proposed public transit will integrate Bayfront circulation patterns
into the San Diego Trolley, the Chula Vista Transit System, and the regional bicycle /pedestrian
circulation system (see Exhibits 9a, 9b, and 9c,in Section 111.6).
The Land Use Plan policies take into consideration the unique relationship between new
development and sensitive environmental areas (biological, archaeological, and paleontological).
The Land Use Plan integrates the Chula Vista Nature Center with the Bayfront via the shuttle and
through the provision of public parking within the Bayfront.
New development is concentrated in an area of existing development. Adequate facilities will be
included within the Bayfront to provide expanded services including recreation and fire station
facilities and public transit. Development within the LUP Planning Area is in balance with
proposals contained in the Port Master Plan. Overall, these uses are complimentary, meet the
needs of users and visitors, and are supportive of the maintenance of open space. This is
accomplished through balancing traffic patterns, providing transit and walking paths, and providing
an array of financially and fiscally sustainable uses which generate the revenues necessary for the
maintenance of public access, facilities, and open space.
11. Coastal Visual Resources and Special Communities
a. Coastal Act Polices
Sections 30251 and 30253 (5) of the Coastal Act require the protection of scenic and visual
qualities of coastal areas, and the preservation of unique visitor destination communities.
b. Existing Conditions
The potential visual and scenic qualities of the Bayfront are currently not being fully realized. The
views of the area from adjacent 1 -5 are impaired by the lower elevation of 1 -5, and in some
locations are marred by visual blight, including abandoned buildings, open storage, vegetation
overgrowth, nonlandscaped transmission line corridors, and aboveground transmission lines.
c. Plan Provisions
The Land Use Plan provides for the removal of existing blight from the Bayfront LCP Planning
Area. The removal of this blight will allow the public to experience views from the Bayfront
outward toward the coast. The removal of this blight will also enhance the views of the coastline
from the east. In addition, the Land Use Plan requires that view corridors from the freeway and
roadways be preserved, framed, or uncluttered, pursuant to the provisions outlined in Section III
(C) of this plan, to ensure an attractive view of, and to establish a visual relationship with, the
marshes and bay - related activities. A Fire Station is planned to be developed within the Bayfront
to provide added public services to the Bayfront area.
Entrances to the Bayfront have been designed to form visual gateways to the water's edge to
support the sense of the City's proximity to the bay. Landscaping and architectural edges are
used to form sequences of views throughout the Bayfront. New buildings will be sited to create
view corridors. Buildings are to be stepped back from the bay to preserve views as set forth in the
Land Use Plan.
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The policies of this LCP will enhance the existing scenic and visual qualities of the local coastal
zone and accommodate development of a unique coastal community.
12. Public Works
a. Coastal Act Policies
Section 30254 of the Coastal Act limits the construction or expansion of public works facilities to
the capacity required to provide service to only those users permitted by the Coastal Act.
b. Existing Conditions
Adequate water, sewage, and other utility services are currently present to serve existing uses,
however they will need to be extended to serve specific development sites.
c. Plan Provisions
The Land Use Plan requires adequately sized utility lines to serve development of the Bayfront
within the capacity of the utility services. These lines will be extended and upgraded where
necessary to serve future development as planned in this LCP.
13. Industrial Development and Energy Facilities
a. Coastal Act Policies
Sections 30255, 30260- 302641 30232, and 30250 (b) of the Coastal Act provide guidelines for the
development of new or the expansion of existing coastal dependent industrial facilities, tanker
facilities, liquefied natural gas terminals, oil and gas development, refineries, and electrical
generating plants.
b. Existing Conditions
Goodrich facilities and transmitter lines represent the only major industrial facilities currently within
the LCP Planning Area. The South Bay Power Plant is located outside of the LCP Planning Area.
c. Plan Provisions
The Land Use Plan allows for the expansion of existing industrial facilities but does not allow
additional industrial development to occur beyond the areas shown as industrial use on the Zoning
Map (see Exhibit 8 in Section III.A). Expansion of the existing Goodrich facility is permitted,
including industrial and office uses, research and development, and light manufacturing within
their existing property boundaries. These provisions are consistent with the Coastal Act
requirements.
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III. AREAWIDE DEVELOPMENT OBJECTIVES AND POLICIES
This chapter is organized into five separate sections: Land Use; Circulation; Public Access, and
Parking; Physical Form and Appearance, Utilities and Areawide Grading, and Environmental
Management. Each of these sections includes a brief description of existing conditions and then
provides basic objectives for development in the Chula Vista Bayfront area. The objective for each
section is italicized for quick identification. Associated specific policy provisions are defined to guide
development and resource enhancement in the LCP Planning Area for each topical area of concern.
These policies, which are key to the consistency between this Land Use Plan and the Coastal Act, are
numbered to aid in making reference to and application of the policies. In some cases, the areawide
plan provisions are supplemented with policy diagrams and exhibits keyed to the text to clarify the
intent of the specific provisions.
A. LAND USE
The LCP Planning Area (local coastal zone) totals approximately 722 acres. Five major ownerships
dominate the LCP Planning Area: (1) Goodrich in the Harbor District (Subarea 1) with 79 acres,
(2) the USFWS, which owns 316 acres in two parcels (Sweetwater Marsh and the "F &G" Street
Marsh), which comprise the National Wildlife Refuge; (3) a private entity, which controls
approximately 97 acres in the Sweetwater District that will be exchanged for approximately 30 acres of
Port lands in the Harbor and Otay Districts; (4) Chula Vista Redevelopment Agency, which owns
approximately 16 acres, also in the Sweetwater District of the Bayfront; and SDG &E, which purchased
approximately 12 acres of land from the Port District.
1. Existing Conditions
A total of 29 ownerships and leaseholds have been identified in the Bayfront area, including Federal,
State, and local government entities; local agencies; and private owners. The parcels within the Port
Master Plan area are under the jurisdiction of the Port. Parcels within the Bayfront area, but outside of
the Port Master Plan area, are within the jurisdiction of the City and are included within the LCP
Planning Area. The majority of developed use areas accessible by the public are located within the
Harbor District. The Otay District is characterized by industrial uses and primarily closed to the public.
The Sweetwater District is generally undeveloped. The majority of the upland areas within the LCP
Planning Area are currently developed with urban uses. The major land user is Goodrich, with
manufacturing activities ranging from research and development to assembly. Goodrich's operations
straddle the Chula Vista LCP Planning Area and the adjacent Port lands. Other existing land uses
within the LCP Planning Area include commercial, retail, industrial, warehousing, natural open space
preserve, active parks and passive parks, visitor - related uses, bikeways, transit corridors, and roads.
SDG &E transmission lines and 40 -foot Coronado Railroad track easements extend the entire length of
the Bayfront area on its eastern edge.
The LCP Planning Area includes 29 parcel areas. Descriptions of Parcel Areas 1 -a through 3 -I, within
the City's jurisdiction, are summarized below. The descriptions are based on parcel areas that define
land use areas and include a summary of existing conditions and Bayfront Specific Plan zoning.
There are three general categories for parcel areas within the LCP Planning Area: Developed
Parcels, Undeveloped Parcels, and Land Exchange Parcels. These categories and associated parcel
areas are summarized below. The parcel areas are numbered based on district (Sweetwater, Harbor,
and Otay) and a sequential lettering system and are shown in Exhibit 7. Zoning per the LCP is shown
in Exhibit 8.
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Developed Parcel Areas: The majority of parcel areas are currently developed. There is potential for
these parcel areas to be redeveloped within the limits of the existing zoning and provisions of the LCP,
however, the existing uses of these parcel areas are expected to remain the same.
• Parcel Areas 1 -b through 1 -e are currently developed with commercial land uses including
Anthony's Fish Grotto, Good Nite Inn, El Torito, and the Highland Partnership office building,
from north to south, respectively. These parcels are zoned Commercial- Thoroughfare (C -T).
• Parcel Area 1 -f is a small City park. The park is accessed from "F" Street and consists of
grassy landscaped areas, benches /seating areas, and parking areas. This parcel is zoned
Parks and Recreation (P -R).
• Parcel Area 1 -g is existing open space characterized by wetlands and native habitat. There
are four parcels within this area. Three of the parcels are owned by the City and one is owned
by Goodrich. This area is zoned as Open Space (O -S).
• Parcel Area 1 -h is characterized as developed with industrial uses with a portion of the parcel
as open spaces uses. This parcel is privately owned. This area is zoned for Industrial- General
(I -G).
• Parcel Area 1 -i is characterized as developed with commercial uses with a portion of the
parcel as open spaces uses. This parcel is privately owned. This area is zoned for
Commercial — Thoroughfare (C -T).
• Parcel Area 2 -a is existing open space characterized by wetlands and native habitat. There
are two parcels within this area, both of which are owned by the USFWS and encompass the
"F &G" Street Marsh. This area is zoned as O -S.
• Parcel Area 2 -b is owned by Goodrich. The area consists of existing industrial and
commercial land uses, including warehouses, office, and parking structures. The Goodrich
facility has been involved in aircraft manufacturing since the early 1940s. Parcel Area 2 -b
became known as the Goodrich North Campus Facility following sale of the South Campus
(south of "H" Street) to the Port in the late 1990s. The North Campus facility is generally
bounded by Bay Boulevard to the east, Marina Parkway to the west, the Sweetwater Marsh
National Wildlife Refuge to the northwest, "F" Street and the National Wildlife Refuge to the
north, and "H" Street to the south. The Goodrich North Campus area is the largest ownership
within the City's jurisdiction, encompassing approximately 78 acres. The Goodrich North
Campus includes three zones: Industrial- Limited and Research (I -RL), Industrial - General (I-
G), and Commercial - Professional and Administrative (C -P).
• Parcel Area 2 -c is commercial land use and consists of a Pacific Trust Bank and associated
parking areas. This parcel is zoned as I -G.
• Parcel Area 2 -d is a small retail complex, Gateway Business Park, which includes the West
Marine shop, Kelly Paper, and Fleet Pride. The retail area includes parking areas and access
from Bay Boulevard. This parcel is zoned as I -G.
• Parcel Area 2 -e is a commercial office land use that includes a National University campus.
This parcel is zoned as I -G.
• Parcel Area 3 -b contains the Community Health Group building and associated surface
parking areas located at 740 Bay Boulevard. This area is zoned as I -G.
Chula Vista Bayfront LCP Amendment III -4 April 2010
Land Use Plan
• Parcel Area 3 -c contains the PIMA Medical Group building and associated surface parking
areas. This area is zoned as I -G.
• Parcel Area 3 -d contains the LAING office building and associated surface parking areas.
This area is zoned as I -G.
• Parcel Area 3 -e contains the Furniture Warehouse on the east side of Bay Boulevard and
associated parking and loading areas. This area is zoned as I -G.
• Parcel Areas 3 -f, 3 -g, and 3 -h are currently commercial /retail and light industrial uses with
various businesses such as pest control, antique sales, clothing sales, produce sales, and
offices. The business complex is characterized by multiple single -story buildings, storefronts,
loading docks, and parking areas. These areas are zoned as I -G.
• Parcel Area 3 -i consists of the Bayside Business Park with several different leasers. This area
is zoned as I -G.
• Parcel Area 3-j includes the Grainger building. This area is zoned as I -RL.
• Parcel Area 3 -k consists of the Faivre Street industrial area. This area includes industrial land
uses in addition to some undeveloped areas within the floodplain of the Otay River. This area
was annexed from the County of San Diego and contained the County's zoning of
Manufacturing with a floodplain overlay (M -54). In the late 1990s, the M -54 zoning
designation was changed to the City's Industrial— Limited (I -L) zone and the floodplain overlay
in the City's General Plan was changed to O -S.
Undeveloped Parcel Areas: A few parcel areas, which are currently undeveloped, are also within the
LCP Planning Area and have the potential for development within the limits of the designated zoning
and provisions of the LCP.
Parcel Area 1 -a is owned by the City. The land is currently vacant and is zoned as C -P. The
parcel is located just north of "E" Street and west of a freeway off -ramp. A portion of the
property is under the jurisdiction of the California Department of Transportation (Caltrans) and
is not included in the LCP Planning Area. The portion of the property located outside the
Caltrans area is approximately 5 acres and is planned for office development in the CVBMP.
This parcel has restricted access.
Parcel Area 2 -g is owned by the City of Chula Vista. This site has an area of 1.81 acres; it is
currently vacant and is designated as Public /Quasi - Public (P -Q). This site is planned for
construction of Chula Vista Fire Station Number 11.
• Parcel Area 3 -a includes a surface parking lot adjacent to "J" Street and undeveloped lands
located between Bay Boulevard and 1 -5 south of "J" Street. These parcels have the potential
for additional development based on existing zoning. The surface parking lot parcel is
currently zoned as C -V. The remaining parcels in Parcel Area 3 -a are zoned I -G.
• Parcel Area 3 -1 includes approximately 18 acres of land previously disturbed and currently
vacant. It is currently under the ownership of SDG &E and the Port District and it could
potentially be used for the relocation of the electrical substation. Parcel Area 3 -1 is zoned I -G.
Land Exchange Parcel Areas: Four parcel areas have been transferred to a private entity as a part
of the land exchange with the Port. These parcel areas are located in the Harbor District and have a
specific proposal for development per the CVBMP.
Chula Vista Bayfront LCP Amendment III -5 April 2010
Land Use Plan
• Parcel Area 2 -f is currently undeveloped land and includes CVBMP Parcels H -13 and H -14.
This parcel area is zoned as Residential -Mixed Harbor District (R -MH).
Parcel Area 2 -h consists of industrial properties that were previously part of the Goodrich
South Campus and includes CVBMP Parcel H -15. This parcel area includes two zoning
categories: the southern portion is zoned as Commercial - Visitor (C -V) and the northern
portion is zoned C -P.
2. Land Use Regulations Objective /Policies
Land use classifications are identified for the LCP Planning Area that define current uses and
proposed uses within the Bayfront area. This LCP provides for land uses that will support a unique
coastal community with a mix of pedestrian- oriented communities, economic vitality, and open space
preservation.
Objective Ample opportunities should be provided for public open space and areas adjacent to
the natural resources of the Chula Vista Coastal Zone to increase public access to the
waterfront. A balanced and well- defined mix of land uses should be provided that will
be responsive to the development and conservation goals of the Chula Vista LCP.
Sensitive natural resources, including but not limited to saltwater marshes, submerged
aquatic habitat and mudflats, should be preserved and enhanced to protect the many
natural resources values of the habitat and contribute to the visual quality of the
Bayfront.
Policy A. LU 1 Most sensitive habitat areas are within the National Wildlife Refuge, though other
sensitive areas exist in the LCP Planning Area adjacent to the Sweetwater and Otay
Rivers. The land use designation and locations indicated on the Land Use Plan Map
have been selected to allow for development while buffering sensitive environmental
areas. In addition, the Environmental Management section of this plan sets forth
numerous policies that shall ensure the preservation and enhancement of these
resources and areas discovered during plan implementation.
Policy A. LU2 Public parks and open space that contain pedestrian and bicycle trails shall be
included within the LCP Planning Area. In addition, opportunities for visual access to
the adjacent trails, opportunities for visual access to the adjacent wetlands, and
passive recreation opportunities should be provided in coordination with the Port.
Policies are included in the Environmental Management section to ensure that such
access will not disrupt the wildlife habitat.
Policy A. LU3 The Zoning Map, Exhibit 8, indicates the location of the various permitted uses. The
permitted use categories include general industrial; research and limited industrial,
limited industrial, Harbor District mixed residential (including combinations of high -rise
residential and mid -rise residential), visitor commercial, thoroughfare commercial,
professional and administrative commercial, public; and quasi - public uses; parks and
recreation; and open space. A more detailed mapping of public open space is
provided in the Environmental Management Map, Exhibit 12 in Section III.D. Land
use distribution is summarized in Table 3 -1 below.
Policy A. LU4 The description of the permitted uses is as follows:
Chula Vista Bayfront LCP Amendment III -6 April 2010
Land Use Plan
RESIDENTIAL. Residential uses are allowed within the LCP Planning Area. Total
allocation: approximately 23 acres.
Residential — Mixed Harbor District (R -MH). This land use zone refers to residential
areas in the Harbor District with a mix of residential units including high -rise and mid -
rise development (as defined below) within combined or separate building structures.
Residential uses include multiple - family dwellings in clusters of varying size and
configuration to provide a range of housing types. Retail uses will be included at the
street level to create a village atmosphere and pedestrian - friendly area.
Table 3 -1 Land Use Distribution
Zone
Acreage
Commercial
Visitor (C- V)
6
Thoroughfare (C -T)
42
Professional and Administrative (C -P)
.......................................................................................................................................................................................................
...............................................
26
...............................
Commercial Subtotal
74
Industrial
General (1 -G)
112
Research and Limited (I -RL)
.......................................................................................................................................................................................................
...............................................
14
...............................
Limited (I -L)
8
.......................................................................................................................................................................................................
...............................................
Industrial Subtotal
...............................
134
Residential
Mixed Harbor District (R -MH)
.......................................................................................................................................................................................................
...............................................
23
...............................
Residential Subtotal
23
Public and Open Space
Public and Quasi - Public (P -Q)
28
Parks and Recreation (P -R)
1
Open Space (O -S)
310
.......................................................................................................................................................................................................
...............................................
Public and Open Space Subtotal
...............................
339
• Mid -rise development is defined as 4- to 7 -story buildings with condominium
style residences and central garage structures.
• High -rise development is defined as 8 -story and above buildings with
condominium style residences and central garage structures.
Allocation: approximately 23 acres.
COMMERCIAL. A number of specific commercial uses are permitted in the LCP
Planning Area. Total allocation: approximately 74 acres.
Chula Vista Bayfront LCP Amendment III -7 April 2010
Land Use Plan
Commercial — Visitor (C -V ).This land use zone provides uses for the needs of
tourists, travelers, and local residents. This use is primarily located in proximity to the
freeway. The regulations of this zone are designed to encourage the provision of
transient housing facilities, restaurants, service stations, and other activities providing
for the convenience, welfare, or entertainment of the traveler. Permitted uses include:
1. Hotels and inns
2. Retail, including:
• Restaurants with a cocktail lounge as an integral part,
• Art galleries,
• Retail shops,
• Parking garages,
• Bonafide antique shops,
• Markets,
• Restaurants and snack bars,
• Service businesses; and
• Any other establishment serving visitors determined to be of the same general
character as the above - permitted uses.
Allocation: approximately 6 acres.
Commercial — Thoroughfare (C -T) This land use zone includes primarily motel and
restaurant facilities similar to the existing developments that principally serve auto -
oriented traffic and require clear visibility from the 1 -5 corridor. Additional permitted
uses would include gas stations and similar traveler- oriented goods and services.
Land uses not permitted within this designation are those that would principally serve
pedestrian traffic. These non - permitted uses include convenience retail, food and
beverage retail sales, business and personal services, and entertainment facilities.
Allocation: approximately 42 acres.
Commercial — Professional and Administrative (C -P) Three areas of Professional and
Administrative Commercial are provided. The locations are indicated on Zoning Map,
Exhibit 8, and include Parcel Area 1 -a within the CVBMP proposed for office use, new
parcels within the Harbor District, and an existing parcel within the Goodrich Parcel
Area 2 -b. The permitted uses include administrative office and support uses for the
adjacent industrial uses. Allocation: approximately 26 acres.
INDUSTRIAL. Three types of industrial uses are designated on the Zoning Map:
Limited, Research and Limited, and General. These land uses are confined to an area
generally south of "F" Street, plus the inland parcel east of 1 -5. Existing uses will
continue to be permitted and to expand within the limits of the LCP. Allocation:
approximately 134 acres.
Industrial — Limited (I -L) This zone includes light industrial activities (manufacturing,
laboratory, wholesale businesses, storage and warehousing, etc.) and is defined by
the provisions of the Chula Vista Municipal Code (CVMC) Chapter 19.44. Allocation:
approximately 8 acres.
Industrial — Research and Limited (I -RL). This zone includes research and
development, light manufacturing, warehousing, and flexible use buildings that
combine these uses with office. Allocation: approximately 14 acres.
Chula Vista Bayfront LCP Amendment III -8 April 2010
Land Use Plan
Industrial — General (I -G ).This zone provides for large -scale and more intensive
industrial uses such as manufacturing and public utility plants. The Goodrich facilities
are within this zone. Allocation: approximately 112 acres.
PUBLIC AND OPEN SPACE. This zone includes a variety of uses ranging from a Fire
Station, landscaped parking within the SDG &E right -of -way (ROW) to the dedicated
Open Space of the National Wildlife Refuge. Allocation: approximately 339 acres.
Public and Open Space — Public and Quasi - Public (P -Q) This zone provides
regulations for uses in appropriate locations that are maintained by public or publicly
controlled agencies such as municipal and county agencies, school districts, and
utility companies (e.g., water, gas, electricity, fire station, etc.) The site at the
northeast corner of J Street and Bay Boulevard (Parcel 2g) is planned for the
construction of a Chula Vista Fire Station." Portions of the SDG &E ROW within the
LCP Planning Area may be physically improved at the ground level with landscaped
parking areas. To encourage landscape improvements to these areas, development
bonuses are permitted for projects adjacent to the ROW that implement the
improvements. These bonuses allow the development to increase permitted densities
and to use the ROW for parking lot expansion. Bonuses are calculated by applying
the permitted land use intensity of the parcel to the adjacent portion of the ROW to be
in the project and transferring this added development of the ROW onto the project
site. To qualify for the bonus development, a long -term lease agreement between the
project proponents and SDG &E, for parking on the ROW, is required. Any
landscaped parking in the SDG &E ROW north of "F" Street shall be available on
weekends and evenings for use by coastal visitors. Allocation: approximately 28
acres.2
Public and Open Space — Parks and Recreation (P -R). This zone refers to all
physically and /or visually accessible open lands intended for local public ownership.
This category includes parks to be developed for public recreation. Parks intended for
passive recreational activities will be linked via continuous, publicly accessible
pedestrian and bicycle trail systems. One area is zoned as Parks and Recreation and
consists of an existing park located within the LCP Planning Area. Allocation:
approximately 1 acre.
Public and Open Space — Open Space/ Wildlife Refuge Overlay (O -S) This zone
applies to the National Wildlife Refuge, which is owned and operated by the USFWS.
Uses are limited to wildlife habitat preservation and enhancement, scientific study,
and educational uses. Other areas with significant habitat value that are not a part of
Federal ownership are shown as Open Space without an overlay designation. In
addition to the areas designated by this overlay, Section III -E, Environmental
Management, provides specific policies and programs for responding to
environmental resources within Parcel Area 3 -k (Faivre Street). Determination and
administration of permitted uses within the National Wildlife Refuge shall be the
responsibility of the USFWS with Coastal Commission Review. Allocation:
approximately 339 acres.
CIRCULATION /OTHER. This category includes acreage within the major public street
ROW (including 1 -5) and railroad ROWs within the LCP Planning Area. This acreage
is not part of the "development area" within the LCP Planning Area.
2 Approximately 12 acres are presently used for parking by Goodrich.
Chula Vista Bayfront LCP Amendment III -9 April 2010
Land Use Plan
3. Development Intensity Objective /Policies
The intensity of development is determined by height limitations, parking requirements, on -site open
space or landscape provisions, traffic and infrastructure capacity, and economic feasibility. The
intensity of development consequently varies by land use type.
Objective Allow development intensity that provides for the economic development of the
Bayfront within the capacity of public service and infrastructure systems.
Policy A. D11 The allowed development intensity for the LCP Planning Area is shown in Table 3 -2.
Generally, the permitted building heights, parking standards, and traffic and
infrastructure capacity will determine the permitted intensity.
Table 3 -2 Permitted Development Intensity
Zoning Maximum Development Intensity' 3
Commercial
Visitor (C -V) 0.5 FAR plus Special Conditions B and D
Thoroughfare (C -T) 0.5 FAR
Professional and Administrative (C -P) 0.752 FAR plus Special Condition A and D
Industrial
General (1 -G) 0.52 FAR
Research and Limited (I -RL) 0.52 FAR
Limited (I -L) Per CVMC Chapter 19.44
Residential
Mixed Harbor District (R -MH) 105 DU per acre
Notes:
1 Special Conditions have been established for several parcel areas within the LCP
Planning Area. The special conditions are provided in the Bayfront Specific Plan and
include provisions for development on the Goodrich parcel (Parcel Area 2 -b), Parcel
Area 3 -a, and land exchange Parcel Area 2 -h.
2 Actual achievable development intensity on any given parcel is a function of site
design, landscaping requirements, parking requirements, height limits, setbacks, and
environmental constraints.
3 FAR excludes parking structures.
CVMC Chula Vista Municipal Code
DU dwelling units
FAR floor area ratio
Policy A. D12 Parcel Areas with development intensities greater than the maximum permitted shall
be permitted only if the proposed intensity and site development standards are
identified within the Bayfront Specific Plan by Special Conditions.
B. CIRCULATION, PUBLIC ACCESS, AND PARKING
The identified circulation improvements to serve the Bayfront result from a number of basic objectives,
including convenient vehicular and pedestrian access, natural habitat protection, traffic capacity
constraints, parking, and incorporation of public transit via the trolley stations located east of 1 -5 at "E"
Street and "H" Street.
Chula Vista Bayfront LCP Amendment III -10 April 2010
Land Use Plan
1. Existing Conditions
The 1 -5 /SR 54 interchange has been completed and provides regional access to the Bayfront. The
regional entries to the Bayfront are limited by the off -ramp configurations of Interstate 5 and the
location of wetland resources. At the present time, access is available at "E" Street, "H" Street, and "J"
Street. One additional bridge at "F" Street provides a local connection to the east side of 1 -5 but no
freeway on- or off -ramps are provided. The southerly and inland portions of the Chula Vista Coastal
Zone are adequately served by existing local streets. The "H" Street ramps, because of their location,
primarily serve the Goodrich facilities, and the "J" Street ramps primarily serve Port lands and the
marina westerly of Goodrich. "J" Street also serves as the termination of Marina Parkway. Marina
Parkway is the main street through the Bayfront and runs from the "J" Street /Bay Boulevard
intersection west toward the marina, then north -south parallel to the marina within the Port jurisdiction.
Marina Parkway has been constructed as a divided roadway with a landscaped median.
Bay Boulevard is an improved frontage road serving the areas easterly of the railroad ROW. The
improved portions extend from "U Street to "E" Street.
The San Diego Trolley operates on the railroad ROW on the east side of 1 -5. Both stations adjacent to
the Bayfront (at "H" Street and "E" Street) are developed with "park and ride" lots. The trolley schedule
creates frequent gate closures that result in traffic interruptions at these major street /freeway on- and
off - ramps.
2. General Circulation and Public Access Objective /Policies
The following objectives and policies relate to the general issues of circulation and public access.
These sections provide specific policy language for roadway improvements, public transit,
bicycle /pedestrian circulation, and parking. More detailed application of these general objectives are
graphically shown in Exhibits 9a, 9b, and 9c, Circulation Maps and are described below in the
discussion of specific circulation components. Recognition must be given to the fact that the proposed
improvements and associated diagrams are schematic and typical. Additional engineering analysis
and coordination with Caltrans and the Port will be required during the design and construction phases
of some roadway improvements projects.
Objective Good regional access should be provided to the Bayfront from 1 -5 and SR -54 as well
as convenient access for visitors and residents of community areas east of 1 -5.
Roadways should be routed and designed in a manner that minimizes adverse effects
on valuable marshlands, protects lands having high recreation value, and avoids
fragmentation of developable lands into inadequately sized or located parcels. To
avoid congestion of the freeways and the connection arterials, a mix of land uses
should be provided so that peak traffic generating periods are staggered throughout
the day.
To reduce dependency on private automobiles, auto -free zones should be created
along the shoreline and other areas that have unique environmental conditions or
potential, and provisions should be made for pedestrians and bicyclists.
Chula Vista Bayfront LCP Amendment III -11 April 2010
Land Use Plan
Chula Vista Bayfront LCP Amendment III -12 April 2010
Land Use Plan
Chula Vista Bayfront LCP Amendment III -13 April 2010
Land Use Plan
Chula Vista Bayfront LCP Amendment III -14 April 2010
Land Use Plan
Similarly, public transit service should be provided, including smaller "mini- transit"
vehicles or private jitneys, as well as convenient pedestrian, bicycle, and vehicular
access to the Bayfront from community areas east of 1 -5.
Policy A.C1 All facilities within the jurisdiction of Caltrans shall be designed and operated in a
manner consistent with State standards.
Policy A.C2 Convenient access shall be maintained by assuring that traffic congestion does not
fall below the City's established threshold standards for road segments: Level of
Service (LOS) "C" on all street classifications, except for 2 hours per day (typically
during peak travel periods) when LOS "D" is permitted. Also, LOS "D" is permitted for
Urban Core Circulation Element roadways. In addition, a minimum standard of LOS
"D" or better is required at all signalized and unsignalized intersections. The City's
threshold standards recognize that the management of the freeway system is under
the control of State agencies and therefore signalized intersections at freeway ramps
are not included in the City's threshold standards. Any proposed development project
that has the potential to adversely affect compliance with this threshold standard shall
be evaluated with a traffic study and may be approved only if the standards are
maintained. All traffic facility improvements assumed or proposed as mitigation for
project impacts shall be provided concurrent with or prior to project development.
Policy A.C3 Circulation facilities shall be designed, constructed, and maintained according to State
and local standards to ensure that safe and efficient circulation systems are provided.
The protection of sensitive habitats may require roadways to be built to lesser
standards in order to reduce environmental impacts, provided that such reduced
standards do not threaten public safety.
Policy A.C4 Major roadways shall follow the alignments depicted in Exhibit 9a, which have been
carefully determined with regard to the Objective.
Policy A.C5 Minor roadways that serve proposed development areas shall be evaluated with
submittal of project development plans. Such roadways shall not be permitted outside
of areas designated for development on the Zoning Map, Exhibit 8.
Policy A.C6 All road construction and improvements shall be designed and constructed in
accordance with the applicable Environmental Management policies (Section III. E).
Policy A.C7 The land use mix identified in this Land Use Plan has been selected to avoid
congestion of the freeways and connection arterials. All development within the LCP
Planning Area shall be consistent with the land use policies of this Plan.
Policy A.C8 Local access to the Bayfront shall be provided along the same routes that provide
regional access.
Policy A.C9 Circulation routes and public transit services that exist within the urban core of Chula
Vista shall be extended to and through the Bayfront to integrate the coastal area with
the overall community. Development projects within the LCP Planning Area shall
incorporate and /or extend the use of these transportation facilities as a part of the
development concept.
Chula Vista Bayfront LCP Amendment III -15 April 2010
Land Use Plan
3. Roadway Improvement Objective /Policies
The following objectives /policies relate to the construction and improvement of roadways within the
LCP Planning Area. All onsite roadways in the Chula Vista Bayfront Master Plan are proposed to be
in the Port's jurisdiction.
Objective Improve Bayfront access through improvements to Marina Parkway, the "E" Street
bridge, "H" Street, 'Y' Street, and on- and off -ramps to 1 -5. Public access to the Chula
Vista Nature Center on the National Wildlife Refuge shall be maintained.
Policy A. R11 The alignment of Marina Parkway within the Port property will move westerly to
bypass the edge of the existing "F &G" Street Marsh. This alignment will introduce
major views of the waterfront from the roadway. Marina Parkway will become a 3-
lane Class II collector street running north -south between "E" Street (north of "H"
Street) and "J" Street.
Policy A. R12 "E" Street shall be extended west as a 4 -lane Class I collector street from Bay
Boulevard westerly to the new "F" Street intersection. This will provide additional
capacity to maintain adequate traffic flow at the major northern project entry. "E"
Street shall then change to a 2 -lane Class II collector street through the remainder of
the Sweetwater District and into the Harbor District. "E" Street will turn into Marina
Parkway at "H" Street.
Policy A. R13 "F" Street (Lagoon Drive) shall be removed from the west end of the Goodrich
property west, adjacent to the "F &G" Street Marsh. "F" Street shall terminate at a cul-
d -sac. The road will be redirected north as a Class II 2 -lane collector street and
intersect with the extension of "E" Street to facilitate the movement of traffic into the
Bayfront. "F" Street shall cross "E" Street to access facilities in the Sweetwater
District, including parking for the Chula Vista Nature Center located in the Sweetwater
Marsh National Wildlife Refuge.
Policy A. R14 Public access to the Chula Vista Nature Center shall be restricted to shuttle bus
operation to minimize disturbance to the sensitive resources of the refuge. The shuttle
bus access route shall be a controlled access 20 -foot roadway on the existing
southern levee. This existing route has been integrated into the levee without undue
impact on the adjacent marshes. A small public parking lot and bus shelter shall be
provided in the Sweetwater District at the entry to the Sweetwater Marsh National
Wildlife Refuge. Supplemental parking shall be provided in the landscaped SDG &E
ROW as part of the parking for parks and recreational purposes required under Policy
A. P K3.
Policy A. R15 "H" Street shall be extended west to Street A (a new street) as a 5 -lane major street.
"H" Street will serve as a major central entrance to the Bayfront area. "H" Street shall
continue west from Street A to Marina Parkway as a 4 -lane major street, at which
point it shall continue west as a 3 -lane Class II collector street until it intersects with
"E" Street.
Policy A. R16 Street A will be a new street that will run north -south between Parcel Areas 2 -f, and 2-
h. Street A shall be constructed as a 4 -lane Class I collector street.
Policy A. R17 Bay Boulevard will continue to serve as a 2 -lane Class II collector street south of "J"
Street. Bay Boulevard will serve as a 2 -lane Class III collector street north of "J"
Street to "F" Street. The portion of Bay Boulevard located north of "F" Street will be a
2 -lane Class II collector street. Bay Boulevard will cross "E" Street and become a 3-
Chula Vista Bayfront LCP Amendment III -16 April 2010
Land Use Plan
lane Class II collector to serve parcels just west of the 1 -5 off -ramp and north of "E"
Street.
Policy A. R18 Street C is a proposed new street that extends from Street "A" between "J" Street and
"H" Street to Marina Parkway. Street C shall be constructed as a 2 -lane Class III
collector street that runs along the north side of Parcel Areas 2 -f, and 2 -h.
Policy A. R19 "J" Street shall be extended west from Bay Boulevard at the Gateway entrance to the
intersection with Street A as a 6 -lane major street. "J" Street shall continue west from
Street A to Marina Parkway as a 4 -lane major street, following which it shall continue
west as a 2 -lane Class III collector street until it terminates at the south end of the
marina.
Policy A. R110 Street B is a proposed new street that will extend from the intersection of Street A and
"J" Street with a connection back to Bay Boulevard. Street B shall be constructed as
a 2 -lane Class III collector street.
Policy A.R111 Additional access shall be constructed to the Bayfront from the 1 -5 off - ramps, including
(1) an exclusive southbound right -turn lane for the "E" Street /1 -5 southbound off -ramp
and (2) an exclusive southbound right -turn lane for the "H" Street /1 -5 southbound off -
ramps.
4. Public Transit Objective /Policies
There are two major public transit objectives for the Bayfront: (1) maximize use of the two trolley stops
adjacent to the Bayfront area and (2) provide future shuttle bus service to interconnect the Bayfront
with the trolley stations and the adjacent community.
Objective Use of public transit services by visitors and residents of the Bayfront should be
promoted and private transit services should be encouraged where feasible.
Policy A. PT1 The LCP recognizes that the connections to the trolley system are significant benefits
to development in the Bayfront. Opportunities for interconnecting the Bayfront with
the existing trolley stations are included in the Bayfront area. These opportunities
shall include convenient shuttle bus stop locations on major travel loops within the
Bayfront and at areas of concentrated activity (Exhibit 9a).
Policy A. PT2 The Circulation Element provides for roadway ROWs with sufficient capacity and
opportunities for shuttle bus stop locations to facilitate convenient shuttle bus services
into the Bayfront along Marina Parkway, "E" Street, "F" Street ", "H" Street, Street A,
and Street C. This capacity shall be maintained to provide the greatest flexibility in the
routing of future shuttle bus service into the Bayfront and to achieve an effective
connection to the trolley system.
5. Pedestrian and Bicycle Circulation Objective /Policies
Major pedestrian circulation routes and a regional bicycle route are included on the Circulation Maps,
Exhibits 9b and 9c. Provision of these routes will provide significant public access to the waterfront
and within the Bayfront area, and will result in a substantial increase in both the quantity and quality of
available public access to the shoreline.
Objective Pedestrian access to the shoreline should be provided as well as bicycle routes for
alternative access and circulation within the Bayfront area.
Chula Vista Bayfront LCP Amendment III -17 April 2010
Land Use Plan
Policy A.PB1 No pedestrian or bicycle paths are to be located on the southern or eastern edges of
the "F &G" Street Marsh due to the limited setback area.
Policy A. PB2 To provide continuity with adjacent planning areas, pedestrian shoreline access shall
interconnect with other existing or proposed circulation routes within the Port Master
Plan (Exhibit 9b). Project level planning and coordination shall provide for:
Connection to Port Lands. Throughout the Bayfront, public access will be integrated
with Port development. This will result in continuous public access routes with
intermittent exposure to the water's edge within the Port lands.
Connection North to Sweetwater River Project. Pedestrian and bicycle routes in the
Bayfront shall interconnect with the recreational improvements included in the
Caltrans /Army Corps of Engineers project, and /or the Chula Vista Greenbelt trail
system proposed in the Sweetwater River Valley. The filling of wetlands for bike paths
is not permitted, including, but not limited to, any extension of the toe of the Caltrans
freeway fill slope into the mitigation areas of the connector marsh.
Connection with Chula Vista Neighborhoods. Pedestrian routes will interconnect
major open spaces in the Bayfront area to adjacent Chula Vista neighborhoods via "E"
Street, "F" Street, "H" Street, and "J" Street.
Policy A. PB3 The Circulation Map (Exhibit 9c) indicates extensive bicycle routes incorporated with
the pedestrian and vehicular circulation systems. The bicycle routes will consist of
constructing a segment of the planned Bayshore Bikeway regional bicycle route, in
addition to constructing a bicycle spur that creates a loop through the Bayfront and
back to the Bayshore Bikeway ( "Bayfront Loop ").
Policy A. PB4 The Bayshore Bikeway shall be constructed as a Class I bike path facility within the
existing SDG &E utility corridor running north -south from "E" Street to Main Street.
The construction of this segment of the Bayshore Bikeway shall occur following
undergrounding of the high - voltage powerlines. In addition, agreement from Goodrich
for access through their site is required.
Policy A. PB5 The "Bayfront Loop" shall be constructed through the Bayfront with connections to the
Bayshore Bikeway. The Bayfront Loop shall begin at the "E" Street /Bayshore
Bikeway intersection, traverse through the proposed Bayfront area, and rejoin the
Bayshore Bikeway south of L Street. The Bayfront Loop shall be an off - street Class I
bike path (12 -foot total width) with minimal crossings of vehicular roadways.
6. Parking Objective /Policies
Parking will generally be incorporated into the private development in the Bayfront with some
additional off - street and on- street public parking to serve the community parks and other open space
resources. While provision of adequate parking for all uses in the Bayfront is an important issue,
undergrounding utility lines or providing landscaping /screening to improve the appearance of large
parking areas is also important. Utilizing "shared parking" among uses that have predictable and
opposite peak parking demands is encouraged.
Objective Adequate parking should be provided for all developed uses in the Bayfront, including
parking for all public, park, and open space uses in the Bayfront. Parking should be
provided in an efficient manner, sharing spaces among uses when practical, and in a
manner that does not intrude upon the scenic qualities of the Bayfront. Parking within
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the SDG &E ROW parcels should be provided to meet parking requirements, provided
the ROW parking is landscaped to improve the overall appearance of the Bayfront.
Policy A. PK1 Off - street parking spaces shall be provided for developed uses according to the
following schedule:
Business and professional offices: 1 space per 300 square feet of floor area; minimum
of 4 spaces.
Dance, assembly, or exhibition halls without fixed seats: 1 space per 50 square feet of
floor area used for dancing or assembly.
Dwellings, multiple: 1 space per studio ;1.5 spaces per 1 bedroom unit; 2 spaces per
two - bedroom or larger unit.
Hotels, motels. space for each living or sleeping unit, plus 1 space for every 25
rooms or portion thereof.
Manufacturing plants, research and testing laboratories: 1 space per 1.5 persons
employed at any one time in the normal operation of the plant or 1 space per 800
square feet of floor area, whichever is greater.
Medical and dental offices and clinics: 1 space per 200 square feet of floor area;
minimum of 5 spaces.
Public park /open space: 1 parking place for every 10,000 square feet of park or
accessible open space.
Restaurants, bars, and night clubs. 1 space per 2.5 permanent seats, excluding any
dance floor or assembly area without fixed seats, which shall be calculated separately
at 1 space per 50 square feet of floor area.
Restaurants — drive -in, snack stands, or fast food: 15 spaces minimum, or 1 space per
2.5 permanent seats, whichever is greater.
Retail stores: 1 space per 200 square feet of floor area; retail uses located on Parcel
Areas 2 -f and 2 -h shall provide a minimum of 4 parking spaces per 1,000 square feet
of retail space.
Sports arenas, auditoriums and theaters: 1 space per 3.5 seats of maximum seating
capacity.
Wholesale establishments, warehouses, and service and maintenance centers: 1
space per 1.5 persons employed at any one time in the normal operation of the plant
or 1 space per 1,000 square feet of floor area, whichever is greater.
Uses not listed: as required by CVMC.
Policy A. PK2 Motorcycle and Bicycle parking spaces shall be provided for developed uses
according to the following schedule:
Business and professional offices (over 20,000 square feet of gross floor area): 5
spaces.
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Shopping center (over 50,000 square feet of gross floor area): 1 space per 33
automobile spaces required.
Fast food restaurant, coffee shop, or delicatessen: 5 spaces.
Other eating and drinking establishments: 2 spaces.
Commercial recreation: 1 space per 33 automobile spaces required.
Only those uses listed above are required to provide motorcycle parking and bicycle
parking facilities. Bicycle parking facilities shall be fixed storage racks or devices
designed to secure the frame and wheel of the bicycle.
Policy A. PK3 Off - street public parking areas shall be provided for community parks. The parking
areas shall be integrated into the open space areas close to the roadways and, where
possible, screened from view. No additional parking is required for the one public
park that exists within the LCP Planning Area (1 -f) and no new public parks are
proposed; however, potential future public parks shall require one parking space for
every 10,000 square feet of park or accessible open space. New public parks will be
located within the Port's jurisdiction and will be governed by the provisions of the Port
Master Plan. No separate parking is required for the National Wildlife Refuge.
Parking for public parks shall be provided in areas designated and exclusively
reserved for public park users. This restriction shall be enforced during the operating
hours of the public park. Public parks shall be open in accordance with City standard
operating hours. After -hours parking will not be restricted and may be shared with
private development in accordance with other parking policies in the LCP.
Policy A.PK4 Implementation of the "shared parking" concept shall be permitted where it can be
demonstrated that the proposed mix of uses have predictable parking demands that
do not significantly overlap. The methods and criteria set forth in Shared Parking
published by the Urban Land Institute shall be used to calculate the parking reduction
permitted within a mixed -use project. No reduction shall be permitted without specific
justification. No reduction in residential parking or public recreational parking shall be
permitted. Any parking that is shared among uses shall be available for use during
normal operating hours and shall not be reserved or otherwise restricted. Control of
uses intended to use shared parking shall be by Conditional Use Permit and shall
require the execution of deed restrictions and other long -term commitments for the
provision of parking.
Policy A. PK5 To maintain views from the major roadways to the shoreline and major development
sites, street side parking shall not be permitted along any of the major roadways
identified in the Circulation Plan, including Marina Parkway, "E" Street, "F" Street, or
Bay Boulevard.
Policy A. PK6 Parking included as part of private development shall provide for the following:
Location: Parking shall be located in areas away from the shoreline and public open
space corridors.
Screening. To the greatest extent possible, open parking will be screened from view
from the major arterials by the use of landscaped berms, tree planting, and building
placement.
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Type. To the greatest extent possible, open, large -scale parking will be avoided in
favor of underground, podium, or smaller disaggregated parking areas separated by
buildings or landscaping. Parking structures shall be encouraged where additional
open space or other public benefit can be provided.
Policy A. PK7 Where parking is incorporated into the SDG &E ROW, the parking areas shall be
landscaped with a perimeter planting of trees and ground cover. The tree planting will
be tightly spaced to provide a dense canopy at eye level. Tree species will be limited
to those that will not interfere with the overhead power lines and trimmed as
necessary to meet standards of SDG &E. Due to environmental management
requirements, this policy does not apply to Subarea 1: Sweetwater District.
C. PHYSICAL FORM AND APPEARANCE
The Bayfront provides a unique opportunity to establish a harmonious relationship between the natural
setting and the man -made environment. The area's natural resources and scenic quality provide a
setting that has a distinctive appearance and, in turn, can promote economic success for activities
located in proximity to it. Moreover, development that is properly sited and designed can support
these natural areas in permanent reserve and provide for controlled access and enjoyment of them by
the public.
1. Existing Conditions
The Bayfront, by virtue of its location on San Diego Bay, represents a visual resource for the City and
the region. Given the visibility of the coastal zone from major highways and streets, the Bayfront has
the potential to create a defining City image.
The Bayfront is characterized, from north to south, by the National Wildlife Refuge and the Chula Vista
Nature Center, a relatively flat upland area that is currently vacant, major office and industrial facilities
associated with Goodrich, the SDG &E switchyard, the South Bay Power Plant, salt ponds, and a
variety of smaller commercial and industrial uses to the south and parallel to the west side of 1 -5.
Existing landmarks in the Bayfront are the Chula Vista Nature Center, the Goodrich facilities, and the
South Bay Power Plant with tall stacks. Electrical transmission towers extend northward from the
SDG &E switchyard, through the Bayfront and across the Sweetwater River to National City and
beyond. There are plans, subject to Public Utilities Commission approval, to underground the high -
voltage (230kV) transmission lines.
2. General Form and Appearance Objective /Policies
The basic objective to integrate man's use of the land and water resources into a sensitive natural
environment is provided through the implementing policies below. The following sections provide
specific policy language for architectural edges, views, and landscape.
Objective The existing substandard industrial image of the Bayfront should be changed by
developing a new identity consonant with its future public and commercial recreational
role. The visual quality of the shoreline should be improved by promoting both public
and private uses that will provide for proper restoration, landscaping, and maintenance
of shoreline areas. Structures or conditions that have a blighting influence on the area
should be removed or mitigated through facade enhancements and landscaping.
Finally, a readily understandable and memorable relationship of the Bayfront (and the
areas and elements that comprise it) to adjoining areas of Chula Vista, including the
freeway and arterial approaches to the Bayfront, should be developed.
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Policy A.FA1 New development within the LCP Planning Area shall be consistent with the land use
designations permitted in the Land Use section. The majority of new development
shall be visitor - serving commercial, commercial professional and administrative, and
residential, with only a very limited amount of additional industrial development
permitted. The scale of these new uses, combined with improved landscaping and
screening of existing industrial development, will benefit the image of the Bayfront as
a whole.
Policy A. FA2 The Land Use Plan designates improved open space along the shoreline area of the
Bayfront. Landscape and improvement standards for these areas will result in a major
improvement in the visual quality of the shoreline.
Policy A.FA3 New development within the LCP Planning Area shall be constructed according to the
high - quality and aesthetic standards set forth in the Land Use Plan. Continuing
development and /or redevelopment will displace abandoned and substandard
structures that have a blighting influence. Any vegetative areas disturbed by
development shall be relandscaped. The landscaping shall be consistent with the
Environmental Management policies herein and shall give priority to the use of
drought - tolerant plant materials.
Policy A. FA4 New development resulting from the land exchange shall be controlled by policies
herein, including specific height, use, parking, and development intensity restrictions.
In addition, it shall be further controlled by a development plan subject to a Coastal
Development Permit that will fully integrate the project with adjacent areas, thereby
creating a unified project in appearance and function.
Policy A.FA5 Views shall be locally focused within the urban areas to enhance the sense of arrival
at the center of urban activity. Special attention should be given to plazas,
architectural elements, plantings, and other landscape features to reinforce the area
as a focal point.
Policy A. FA6 Panoramic views across park and open space areas to San Diego Bay should be
provided. Major massing of trees shall be avoided along this portion of the shoreline to
protect the view. Plant species and spacing shall be selected and designed to protect
and enhance public views.
Policy A.FA7 High - voltage (230kV) transmission lines shall be placed below ground.
Policy A.FA8 New development within the LCP Planning Area shall include the placement of new
utility lines below ground.
To promote these objectives and policies, three major components have been identified that comprise
the physical form of the area: (1) natural resource areas to be preserved; (2) an accessible open
space system including walkways, bicycle ways, and park areas; and (3) development units having
common usage and /or qualities, which should be treated as distinctive, but closely interrelated, visual
entities. To reinforce the physical quality of these three components, the Form and Appearance Map,
Exhibit 10, identifies major gateways and views.
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3. Bayfront Gateway Objective /Policies
Certain points of access to the Bayfront will, by use, become major entrances to the different parts of
the area. A significant portion of the visitors' and users' visual impressions are influenced by
conditions at these locations. Hence, special consideration should be given to roadway design,
including signage and lighting, landscaping, and the siting and design of adjoining structures. These
special gateway locations are shown on the Form and Appearance Map, Exhibit 10.
Objective Gateways plans shall be established at major access points to the Bayfront area.
These gateways shall enhance the sense of arrival and invitation to the Bayfront
through the use of prominent landscaping and signage.
Policy A.G1 A Gateway shall be established at "E" Street concurrent with development occurring
between "C" and "F" Streets.
A Gateway shall be established at "H" Street concurrent with development occurring
between "G" and "I" Streets.
A Gateway shall be established at "J" Street concurrent with development occurring
between "I" and "L /Moss" Streets.
Policy A.G2 Intersections should be enhanced with landscaping, signage, lighting, paving, and
other features that will identify them as pedestrian and vehicular gateways to the
Bayfront.
4. Architectural Edges Objective /Policies
The interface of open spaces, such as parks and natural habitats, with developed areas, constitutes
functionally and visually critical areas deserving special design attention.
Objective Development should be designed to appropriately respond to the functional
requirements (e.g., buffer, transition, etc.) of each structure's location within the
Bayfront.
Policy A.AE1 Structures shall be sited a sufficient distance from the marsh edge or open space
edge to ensure unencumbered pedestrian and bicycle access.
Policy A.AE2 Structures shall be designed to ensure that the uses that take place in a structure or
private space adjoining the structure do not detract from, or prevent appropriate public
use of, adjoining public spaces. In turn, the public areas shall be designed and uses
regulated in a manner that does not diminish the intended private use of adjoining
developed lands.
Policy A.AE3 Firm edges shall be implemented where there is a readily distinguishable and abrupt
change from open space to building mass. Firm edges should be applied in areas
where a strong visual form, generally linear, is necessary to provide either for a
terminus of views, visual distinctions between areas, channeled or controlled views in
certain directions, or a sense of entry or arrival. These edges generally would be
formed by buildings but also may be achieved through use of earth berms or mass
plantings.
Policy A.AE4 Irregular edges shall be used where open spaces and buildings are more intricately
intertwined at a small scale. Irregular edges are used where it is visually desirable to
soften or de- emphasize the distinction between open space areas and adjoining
development. This prevents harsh contrasts between different areas, allows visual
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penetration between areas, and variation in the spatial experiences and qualities in
these areas.
5. Views Objective /Policies
Objective Plan and develop the Bayfront to ensure provision of important views to, from, and
within the project area.
Policy A.V1 Views should be provided from freeways, major roads, Bayfront perimeter, and high -
rise residential developments. Policies regarding each of these categories are
provided below.
Views from the Freeway and Major Entry. Development shall provide an attractive
view onto the site and establish a visual relationship with San Diego Bay, marshes,
and bay - related development. High -rise structures shall be oriented to minimize view
obstruction.
Views from Roadways within the Site (particularly from Marina Parkway to the
marshlands, San Diego Bay, parks, and other bay - related development.)
Development and activity sites shall preserve a sense of proximity to the bay and
marshlands.
Views from the Perimeters of the Bayfront Outward. This view is primarily a
pedestrian- oriented stationary view and more sustainable. These views will be
experienced from various parts of open space and pathway system locations and will
enable persons to renew visual contact at close range with San Diego Bay and
marshlands. Some close -range pedestrian views may be blocked to protect sensitive
species in the National Wildlife Refuge.
High -rise Development Vistas. The limited high -rise development within the LCP
Planning Area shall maximize the panoramic view opportunities created with
increased height. High -rise structures shall be sited in the general locations indicated
on the Conceptual Site Plan exhibit (Exhibits 14 and 15) to minimize view obstruction.
6. Landscape Character and Function Objective /Policies
Five major landscape components are used to establish strong visual continuity in response to various
functional needs. These are Dense Landscape Planting for screening, Special Planting within the
SDG &E ROW, Informal Planting in public parkland, Formal Planting at major entries, and Buffer Zone
Planting at areas adjacent to sensitive habitats. The characteristics for the various landscape
functions are shown in Table 3 -3.
Objective Various landscape design treatments shall be used to improve the aesthetics of the
Bayfront, help define land use and circulation patterns, and transition from the
urbanized environment to natural open space areas.
Policy A. L1 Dense plantings of trees and shrubs shall be used in certain locations throughout the
Bayfront to serve three purposes: (1) to diminish the visual impact of large existing
industrial structures, such as those of Goodrich, the power plant and supporting
structures, and extensive parking and outdoor storage areas; (2) to help define major
entry points to the Bayfront and to frame views; and (3) to be used in masses as
visual stopping points to limit views and provide natural vertical elements.
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Table 3 -3 Landscape Functions
Representative
Function Characteristics' Locations2
Dense Landscape
Planting
40 to 60 feet high
Upright form
Evergreen
Bay Boulevard
Special Area
Planting
10 to 15 feet high
g
SDG &E ROW
Globular or multi -stem form
Evergreen
Informal Planting
40 to 80 feet high
City Park
Up -right and open branching to
contrast with dense vertical form
Mixed deciduous and evergreen
Formal Planting
40 to 60 feet high
Marina Parkway
Crown - shaped form
"E" Street
"F" Street
"H" Street
"J" Street
Buffer Zone Planting
g
ative species
p
Streets adjacent to
sensitive habitat
Transitional buffer areas3
Notes:
1 Height may be limited in areas adjacent to the National Wildlife Refuge (see Environmental
Management).
2 Representative locations are not approved locations. Buffer Zone Planting will override other plantings
for areas adjacent to sensitive habitat.
3 Transitional buffer zones between ornamental plantings and sensitive habitats may use native and /or
non - invasive naturalized plant species.
Policy A. L2 Automobile parking has been recognized by SDG &E as a compatible joint use of their
150 - foot -wide ROW that transects the entire Bayfront. The Port Master Plan and
CVBMP also designate this ROW as a linear greenbelt. To strengthen the ground
plane connection between both sides of the ROW and provide an appropriate
greenbelt character, an aggressive greenbelt planting program shall be implemented
within the ROW. SDG &E criteria will only permit planting that can be maintained at no
more than 15 feet in height, thereby maintaining sufficient clearance at the lowest
point in the power line catenary. Planting in any parking areas provided shall
establish a dense ground plane massing of shrubs and short trees to create a grove
effect that screens cars from view. This policy does not apply in Subarea 1:
Sweetwater District.
Policy A. L3 Informal planting has been designated for the public park (Parcel Area 1 -e). Informal
planting shall consist of groves planted with the same species in informal drifts to
provide shade for recreational uses. The groves shall be sited to avoid blocking
panoramic views to the wetlands and bay.
Policy A. L4 Formal planting has been designated for the major circulation spines of the Bayfront.
The planting should be in regularly spaced intervals using species with predictable
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form characteristics to achieve strong linear avenues that guide views and establish
perspective.
Policy A. L5 Landscaping shall be required to be provided in conjunction with all private
development through the preparation of a landscape plan by a registered landscape
architect. Drought - tolerant native or naturalizing plant materials shall be used to the
maximum extent feasible. Landscape coverage shall include planted areas,
decorative paving, and water features.
Policy A. L6 Buffer Zone Planting for streetscapes adjacent to sensitive habitats shall consist of
native, non - invasive plant species. Buffer Zone Planting for transitional buffer zones
between ornamental planting areas and sensitive habitats shall consist of native or
naturalized non - invasive plant species.
D. UTILITIES AND AREAWIDE GRADING
The utility improvements proposed to serve the Bayfront are interrelated to provide the most cost -
effective means for servicing the developable areas. Extension of existing utilities and upgrading in
mainline sizes is required for water and sewer. Additionally, electrical service, telephone, and gas
services will be provided but are not included on the schematic Utilities Systems Map, Exhibit 11.
Grading and drainage concepts incorporated into the street plans use the streets with a curb and
gutter system as the primary storm water collection system. Building pad grades and generalized
design grades for streets are designated to ensure protection from concurrent storm and high tide
events and to provide sufficient cover over underground utilities.
1. Existing Conditions
Soils and Geology
Surface and sub - surface conditions vary throughout the Bayfront. The Bayfront is situated within the
western portion of the Peninsular Ranges geomorphic province of southern California. According to
published geologic maps and available geologic reports, the Bayfront area is underlain by fill materials,
topsoils, bay deposits /alluvium, the Bay Point Formation, and the San Diego Formation. Fill soils
underlie several portions of the site and can range in depth from a few feet to on the order of 10 feet in
depth. Topsoil is present on undeveloped areas within the Bayfront at depths of roughly 1 to 3 feet.
Areas near the western edge of the Bayfront appear to be characterized by bay deposits /alluvium.
These surface soils are typically underlain by the Bay Point Formation and at depth, by the San Diego
Formation. Groundwater within the Bayfront is expected from 2 to 15 feet below existing surface
grades.
The Bayfront area is subject to settlement hazards attributable to the presence of relatively shallow
surficial deposits of soft compressible bay deposits /alluvium, minor to moderate thicknesses of fill
soils, and topsoils. The bay deposits /alluvium consist of an organic sandy silt to silty clay that is
typically loose and not suitable for structural support. In addition, minor to moderate thicknesses of fill
soils are present and, due to the age of the materials, it is considered unlikely that information on the
compaction of fill materials is unavailable. Uncompacted fill material that may shift and settle and is
not suitable for structural support. Topsoil was also identified on -site and is not considered suitable for
support of structural fill, buildings, or other improvements. All of these existing conditions contribute to
settlement hazards within the Bayfront and indicate the need for further site - specific geotechnical
investigations for proposed developments.
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The Bayfront area is considered to be a seismically active area, as is much of southern California.
The Bayfront is not underlain by any known active or potentially active fault nor is the site located
within a State of California Earthquake Fault (Alquist- Priolo) Zone. However, one major fault has been
mapped near the Chula Vista coastal zone: the north - northwest - trending Rose Canyon fault. Strands
of the Rose Canyon fault have been mapped approximately 0.5 to 2 miles west of the Bayfront. While
there is no active fault underlying the Bayfront, segments of the Rose Canyon fault are considered
active and the possibility of seismic activity cannot be disregarded in evaluating the safety of critical
structures such as power plants, public assembly buildings, etc. The probable effect of renewed
activity along the Rose Canyon, or other nearby faults would be moderate to severe ground shaking,
with surface rupture in the LCP Planning Area unlikely.
The planning implications of these soils and geologic conditions relate to public safety and the
economics of development. There is the possibility of soil liquefaction during a severe earthquake.
This is of special concern in tideland areas reclaimed by hydraulically - placed fills. The potential for
liquefaction and seismically induced settling within the Bayfront is considered to be moderate to high.
A detailed evaluation of liquefaction should be made for any future major Bayfront engineering project.
Utility and Roadway Improvements
The northern portion of the Chula Vista Bayfront (north of "F" Street) is primarily vacant at this time.
Utilities have been stubbed to the boundaries of the site and a major sewer line passes along the
eastern edge of the property. Most of the utility lines are at the edge of a utility district and lack a
complete network to provide sewer and water service to initial projects without looping utilities or
building off -site improvements.
Marina Parkway has been constructed from "J" Street at 1 -5 westerly and northerly to the north end of
the Goodrich parcel (at the prolongation of "G" Street). The majority of that street, together with the
Chula Vista Marina and RV Park, are within Port jurisdiction. Existing streets and utility systems
provide service to the southern portions and inland parcel of the Bayfront.
The Sweetwater Authority, which obtains water from local reservoirs and purchases from the San
Diego County Water Authority (SDCWA), provides water to the Bayfront area. The Metropolitan Water
District of Southern California furnishes water to the SDCWA via aqueducts, including a 69 -inch
pipeline that Sweetwater Authority taps near the Sweetwater Reservoir 7 miles east of the project
area.
The Metropolitan Sewerage System of San Diego (Metro System), of which Chula Vista is a member
agency, serves the City via a 78- inch - diameter trunk sewer, which lies easterly of the on -site railroad
line and drains northerly to the Point Loma Sewage Treatment Plant.
2. Utility Service Objective /Policies
Objective Utility lines should be adequately sized to ensure sufficient capacity for the most
intensive uses allowed by this Plan.
Policy A.US1 The schematic water, drainage, and sewer systems to serve the proposed
development are depicted in Exhibit 11, Utility Systems Map.
Policy A.US2 The basic water service for the area shall be water mains located in all streets within
the Bayfront. Connections to the existing system will occur in "E" Street, "F" Street,
"H" Street, "I" Street, "J" Street, and "Moss" Street. Water main sizes will be
determined through detailed engineering studies for the proposed new development.
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Static water pressure within the system shall be maintained to the satisfaction of the
Water District and Fire Marshall. A water main in "G" Street connects the lines in Bay
Boulevard and Marina Parkway. This pipeline is necessary to maintain a looped
system for development of the project. An easement for pipeline operation should be
maintained even though the area may be fenced by or conveyed to Goodrich.
Policy A.US3 Phased development may require off -site pipeline construction, especially in industrial
areas, to maintain adequate pressure and fire flows. The major factor in sizing
pipelines shall be fire flows, especially commercial or industrial buildings.
3. Areawide Grading Objective /Policies
Objective Protect existing natural resources from any significant adverse impacts during grading
and construction.
Policy A.GR1 Special care shall be taken in development proposals adjacent to wetland habitat to
avoid or minimize problems of silting and oil or chemical leakage.
Policy A.GR2 All grading and stockpiling of earthen materials shall be subject to standard practice
and storm water runoff best management practices (BMPs).
Policy A.GR3 All grading shall comply with the environmental protection policies of the
Environmental Management section.
4. Utility and Grading Design Objective /Policies
Objective An adequate on -site storm drainage system should be provided to preclude
development's storm water runoff from draining directly into wetland habitat or
San Diego Bay without adequate filtering of sediments and /or pollutants. The import
of soil should be minimized to the maximum extent practicable for the protection of
developable areas from flooding during the 100 -year design storm.
Policy A.GD1 Design to accommodate drainage of storm flows shall consider the elevation of
highest high tide and require gravity pipe or street flow to the satisfaction of the City
Engineer.
Policy A.GD2 Drainage in the Chula Vista Bayfront area that drains directly to sensitive marsh
habitat areas requires special design criteria, including filtration of oils and sediments,
to reduce problems of silting and oil or chemicals entering wetlands in storm water
runoff.
Policy A.GD3 Development within the Bayfront shall comply with all applicable regulations and
guidelines established by the Environmental Protection Agency as set forth in the
National Pollutant Discharge Elimination System (NPDES) permit requirements for
storm water discharges and in the Chula Vista Multiple Species Conservation
Program (MSCP) Subarea Plan, as required by the City.
Policy A.GD4 Habitable areas shall be located above the 100 -year flood level (approximately
elevation 10), as required by the City's Floodplain Ordinance and above the highest
high tide level. Sufficient cover to prevent flooding of underground utility systems
during concurrent storm and high -tide events shall also be provided. Excavation of
underground parking or other subterranean structures shall provide fill material for
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other components of the project. Any additional fill shall be minimized to that required
to meet flooding protection requirements.
Policy A.GD5 Water table elevations shall be carefully considered in the design of all subterranean
building components and related features. Final design shall ensure that no
permanent de- watering systems are required.
E. ENVIRONMENTAL MANAGEMENT
1. Background /Existing Conditions
The proposed project site is relatively flat, although a slightly elevated area is located in the
Sweetwater District. The surface elevation of the site ranges between approximately 5 and 25 feet
above mean sea level. The Sweetwater District is undeveloped and currently composed primarily of
fallow fields. The majority of vegetation is generally ruderal with small areas of disturbed native
habitats, including California coastal sage scrub. The Harbor and Otay Districts are generally
developed and consist of limited areas designated as jurisdictional waters.
Marine and biological resources are abundant in the project area, primarily due to its proximity to San
Diego Bay and the estimated 3,940 -acre San Diego Bay Natural Wildlife Refuge (SDBNWR) south of
the Plan Area. The SDBNWR preserves mudflats, salt marsh, submerged lands, and eelgrass beds
that provide a fertile breeding ground for a wide range of species, including many designated
threatened and endangered species. The Sweetwater Marsh National Wildlife Refuge, Chula Vista
Nature Center, and "F &G" Street Marsh are all components of the larger SDBNWR. The unique
ecosystem characteristics of the south San Diego Bay have made the area a resting area on the
Pacific Flyway for a wide variety of resident and migratory shorebirds and water fowl, as well as a
fertile breeding ground for a range of aquatic and land species.
A continuing major objective of the Chula Vista LCP is the preservation, protection, and enhancement
of sensitive wetlands and upland wildlife habitat resources in the Bayfront. With the 1988
establishment of the 316 -acre National Wildlife Refuge, a substantial portion of this objective was
achieved. Virtually all the wetlands and biologically valuable upland resources identified in the 1984
LCP are now incorporated in the National Wildlife Refuge under Federal ownership and management.
Now that preservation of these resources is ensured, it is appropriate that the environmental
management focus on long -term protection and enhancement. Accordingly, the primary
environmental management objective of the Land Use Plan is the ongoing, long -term protection of
critical natural habitat areas. In addition, a major secondary objective is the enhancement of natural
resources in the Chula Vista Bayfront area, with particular emphasis on the resources in the National
Wildlife Refuge. The USFWS refuge lands and other open space areas are shown in the
Environmental Management Map (Exhibit 12).
Thus, the Environmental Management Objective and Policies focus primarily on protection of natural
resources by ensuring that new development is planned and implemented in a manner that is
compatible with the resources of the National Wildlife Refuge. By implementing the land exchange
between the Port and a private entity, future development leaving the greater intensity will be placed
farther away from the National Wildlife Refuge and other land owned by the USFWS. Less intensive
development will be located near USFWS lands. The lands outside of the LCP Planning Area and
closest to the National Wildlife Refuge are governed by the Port Master Plan.
Chula Vista Bayfront LCP Amendment III -31 April 2010
Land Use Plan
2. Environmental Management Objective /Policies
Objective Long -term protection and enhancement of critical natural habitat areas should be
provided by cooperating in a multi-jurisdictional planning and implementation plan with
adequate safeguards and guarantees.
Policy A. EM 1 Coordination with the Port in the development of plans and programs for areas in the
Chula Vista Bayfront shall continue to ensure that environmental management
objectives in the Land Use Plan and Port Master Plan can be successfully
implemented.
Policy A. EM2 Coordination with the USFWS shall continue for the development of plans and
programs adjacent to the National Wildlife Refuge.
Policy A. EM3 Any new development within the Bayfront LCP Planning Area shall comply with all the
requirements of the Clean Water Act and NPDES. Requirements include the
following:
Watershed Planning: The City shall support and participate in watershed -based
planning efforts with the County of San Diego and the San Diego Regional Water
Quality Control Board (RWQCB). The City shall also implement the requirements of
the San Diego Municipal Storm Water Permit, Board Order No. 2001 -01.
New Development. development shall not result in the degradation of the water
quality of groundwater basins or coastal surface waters including the ocean, coastal
streams, or wetlands. Development must comply with the requirements of the City's
Standard Urban Stormwater Mitigation Plan and the City's Development and
Redevelopment Projects Storm Water Management Standards Requirements Manual,
including the preparation of required water quality documents and the implementation
of source control, site design, and treatment BMPs. In addition, development that
disturbs one acre or more of land shall comply with the NPDES General Construction
Permit No. CAS000002 and prepare a Notice of Intent and a Storm Water Pollution
Prevention Plan.
Dewatering: Projects that require temporary dewatering shall obtain necessary
permits per the RWQCB Order No. 2000 -90, General Waste Discharge Requirements
for Temporary Groundwater Extraction and Similar Waste Discharger to San Diego
Bay and Storm Drains or other Conveyance Systems Tributary Thereto.
Policy A. EM4 Sensitive habitats exist in areas not delineated, including, but not limited, to Parcel
Area 3 -k (Faivre Street) and the "F &G" Street Marsh. All environmental resources
shall be analyzed by an environmental professional, and an Environmental
Management Plan shall be adopted to protect any sensitive habitats discovered prior
to the commencement of any additional development.
Policy A. EM5 Diking, dredging, or filling of wetland areas consistent with the provisions of this
environmental management plan shall be limited to the specific projects incorporated
into this plan for the creation of new or enhanced wetlands areas. Mitigation for all
disturbance of wetland areas shall be provided at a ratio of 4 :1 with an approved
combination of creation and enhancement. A ratio of less than 4 :1 can be applied if
approved by the City and resource agencies. No other diking, dredging, or filling of
wetlands or other wet environmentally sensitive habitat areas shall be permitted
without prior Coastal Commission approval through the LCP amendment process.
Chula Vista Bayfront LCP Amendment III -32 April 2010
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Chula Vista Bayfront LCP Amendment III -33 April 2010
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IV. SUBAREA DEVELOPMENT OBJECTIVES AND POLICIES
In addition to the areawide objectives and plan provisions, this Land Use Plan provides site - specific
development and design provisions that are unique to each of the three individual subareas within the
local coastal zone. A summary of the subareas and land uses identified within each subarea is
provided in Table 4 -1.
Table 4 -1 Subarea Zoning Types
Subarea Zoning
Subarea 1: Sweetwater District Commercial — Visitor (C -V)
Commercial — Thoroughfare (C -T)
Parks and Recreation (P -R)
Open Space (O -S)
Industrial — General (I -G)
Subarea 2: Harbor District Commercial — Visitor (C -V)
Commercial — Professional and Administrative (C -P)
Industrial — General (I -G)
Industrial — Research and Limited (I -RL)
Residential — Mixed Harbor District (R -MH)
Public /Quasi - Public (P -Q)
Open Space (O -S)
Subarea 3: Otay District Commercial — Visitor (C -V)
Industrial — General (I -G)
Industrial — Research and Limited (I -RL)
Industrial — Limited (I -L)
This subarea component of the Land Use Plan focuses the areawide policies on the unique
characteristics and needs of each planning subarea and provides greater policy detail for site - specific
development issues, where applicable. Some of the development issues may not have Subarea
specific conditions and would therefore be guided by the areawide objectives and policies.
The three subareas are addressed below in two sections. The first section is the Special Subarea
Conditions and the following section is the Subarea Objective /Policies discussion. The first section
provides a general description of existing Subarea conditions. The second section provides basic
objectives as well as specific policy provisions used to guide development and resource enhancement
within each Subarea of the Chula Vista Bayfront area. Within the three subarea discussions, the
objectives and policies consist of the same five issue categories addressed in the Areawide Section
(Section III) of the Land Use Plan. The five issue categories are Land Use; Circulation, Public Access,
and Parking; Physical Form and Appearance; Utilities and Areawide Grading; and Environmental
Management.
Chula Vista Bayfront LCP Amendment IV -34 April 2010
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A. SUBAREA 1 — SWEETWATER DISTRICT
1. Special Subarea Conditions
Subarea 1, Sweetwater District covers approximately 369 acres of land, plus 39 acres of land covered
by the northern inland parcel. The majority of the land within this subarea is owned by the Federal
Government and is operated by the USFWS as the Sweetwater Marsh National Wildlife Refuge.
USFWS lands include approximately 316 acres of important salt marsh and coastal uplands wildlife
habitat within the LCP Planning Area (Sweetwater and F &G Street Marshes). Government ownership
ensures that any development under that ownership will be consistent with Federal environmental
protection laws.
The remainder of the ownerships in this subarea, within the LCP Planning Area, consists of SDG &E,
San Diego and Arizona Eastern Railway Company, and Union Pacific Railroad Company easements;
a City of Chula Vista Redevelopment Agency parcel; and five parcels located along the eastern edge
of the Sweetwater District that are owned by CVAFG LLC, Good Nite Inn Chula Vista Incorporated, El
Torito Restaurants Incorporated, and Bay Boulevard Associates LLC, respectively. Two parcels in the
Sweetwater District (inland parcel) are also owned by private entities including Wal Mart and Best Buy,
as well as other various industrial owners. The remaining six Sweetwater District parcels were
previously owned by a private entity but were transferred to the Port as part of the land exchange,
which is addressed in the land exchange parcels discussion under Subarea 2, and as such are
governed by the provisions set forth in the Port Master Plan.
The primary use of the Sweetwater Subarea parcels within the LCP Planning Area, but outside of the
Sweetwater Marsh National Wildlife Refuge, is commercial and industrial (inland parcel), including a
small motel, restaurants, an office building Wal Mart, Best Buy and other industrial uses.
2. Subarea Objective /Policies
I and I lcP
Objective Implement the land exchange to minimize impact to environmentally sensitive
lands from potential development adjacent to the Sweetwater Marsh National
Wildlife Refuge and place more intensive development on less environmentally
sensitive lands in Subarea 2. Development of parcels under Port jurisdiction in
the Sweetwater District is governed by the provisions of the Port Master Plan.
Policy SA1.LU1 Development intensity within this area is determined by building heights and site
development standards. Development in this area shall be coordinated with the
Port and other regulatory agencies.
Circulation, Public Access, and Parking
Areawide policies apply. No additional subarea specific policies have been identified.
Physical Form and Appearance
Objective Maximize the sense of arrival to the Bayfront via the "E" Street entry and provide
clearly identifiable gateways to the Bayfront.
Policy SA1.FA1 Provide a clearly identifiable gateway to the Bayfront at the intersection of Bay
Boulevard and "E" Street concurrent with the development occurring between "C"
and "F" Streets.
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Policy SA1. FA2 The Bay Boulevard and "E" Street entry shall be a primary northern entry into the
Bayfront. This gateway shall provide a memorable image of the Bayfront.
Landscape framing and architectural elements flanking the entry must reflect the
importance of this entrance.
Policy SA1. FA3 The panoramic view of the bay shall be emphasized at the "E" Street gateway.
Policy SA1. FA4 A dense canopy of trees on both sides of the "E" Street Entry from east of 1 -5 shall
be provided to focus views on the immediate landscape westerly along the street
toward the water's edge. The street trees shall be closely spaced and in a regular
pattern to achieve this objective. However, plant species and spacing shall be
selected and designed to protect and enhance public views to the bay.
Immediately west of the freeway, future buildings on the north side should be sited
and designed to reinforce the sense of entry created by the street trees and
existing building mass of the restaurant on the south side.
Policy SA1. FA5 A canopy of trees shall be provided along both sides of Bay Boulevard at the
Southbound 1 -5 off -ramp to "E" Street /Bay Boulevard. The "E" Street /Bay
Boulevard intersection shall be enhanced with landscaping, signage, lighting,
paving, and other features, which will identify it as a northern pedestrian,
vehicular, and bicycle gateway to the Bayfront.
Utilities and Areawide Grading
Areawide policies apply. No additional subarea specific policies have been identified.
Environmental Management
Objective Protect, maintain, and enhance wildlife habitat within the Sweetwater Marsh
National Wildlife Refuge while allowing public enjoyment of coastal resources.
Policy SA1.EM1 The environmental management policies established in this Land Use Plan, which
protect and enhance the wetlands and habitat areas, shall be implemented to
ensure that any development permitted on adjacent parcels will be consistent with
the needs of the adjacent National Wildlife Refuge.
B. SUBAREA 2 — HARBOR DISTRICT
1. Special Subarea Conditions
Subarea 2, Harbor District generally extends from the north side of "F" Street to the south side of "J"
Street and contains approximately 195 acres of land. The primary land use in the Harbor Subarea is
the Goodrich industrial and manufacturing facility. This was an existing use at the time the Chula Vista
Bayfront LCP was first adopted. When the facilities were constructed, landscaping and building
aesthetics were not an issue of concern. This use is anticipated to remain, and limited expansion is
permitted under the provisions of this Plan. However, landscaping and other aesthetic improvements
for the existing, as well as new development, is desirable. A Fire Station is planned to be built on
Pacel 2g in the Harbor District.
The balance of land within the Harbor Subarea is owned by the USFWS, Foster Properties, Pacific
Trust Bank, the City of Chula Vista Redevelopment Agency, the State of California, and a private entity
as a result of the land exchange.
Chula Vista Bayfront LCP Amendment IV -36 April 2010
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Land Exchange Parcels
The six parcels that transferred from a private entity's control and City jurisdiction to Port ownership
and jurisdiction include CVBMP Parcels S -1, S -21 S -31 SP -11 SP -2, and SP -3, which are covered by
the provisions of the Port Master Plan. The four parcels that transferred from Port ownership and
jurisdiction to a private entity's ownership and City jurisdiction, and are covered by the provisions of
this LCP, include CVBMP Parcels H -13, H -141 H -15, and HP -5,. A cross - reference of the LCP
Planning Area parcel numbers and CVBMP parcel numbers is summarized below in Table 4 -2 and
shown in Exhibit 13. The parcels involved in the land exchange are shown in Exhibit 5.
Table 4 -2 Cross - Reference of LCP Planning Area Parcel Numbers and Chula Vista Bayfront
Master Plan Parcel Numbers
LCP Planning Area Parcel Numbers Chula Vista Bayfront Master Plan Parcel Numbers
1 -a S -4
...................................................................................................................................................................... ...............................
..... ....... .................. ....... ....... .... ....... ....... ....... .... ... .... ....... ....... .... ... .... ... .... .... ... .... ... .... ... .... ... . ... .... ...
.... ... . ... ... . ... ... . ... .... ... . ... ... . ... ... . ... ... . ... . ... ... . ... ... . ... . .. . ... . .. . . . . . . . . . . . . . . . . . . . . . . . . .
1 -f S -5
...................................................................................................................................................................... ...............................
_ ..... ....... .................. ....... ....... .... ....... ....... ....... .... ... .... ....... ....... .... ... .... ... .... .... ... .... ... .... ... .... ... . ... .... ...
.... ... . ... ... . ... ... . ... .... ... . ... ... . ... ... . ... ... . ... . ... ... . ... ... . ... . .. . ... . .. . . . . . . . . . . . . . . . . . . . . . . . . .
2 -f H -131 H -14 and HP-5
............................................................................................................................................................................ .........................:
..... ....... .................. ....... ....... .... ....... ....... ....... .... ... .... ....... ....... .... ... .... ... .... .... ... .... ... .... ... .... ... . ... .... ...
.... ... . ... ... . ... ... . ... .... ... . ... ... . ... ... . ... ... . ... . ... ... . ... ... . ... . .. . ... . .. . . . . . . . . . . . . . . . . . . . . . . . . .
2 -h H -15
...................................................................................................................................................................... ...............................
..... ....... .................. ....... ....... .... ....... ....... ....... .... ... .... ....... ....... .... ... .... ... .... .... ... .... ... .... ... .... ... . ... .... ...
.... ... . ... ... . ... ... . ... .... ... . ... ... . ... ... . ... ... . ... . ... ... . ... ... . ... . .. . ... . .. . . . . . . . . . . . . . . . . . . . . . . . . .
SDG &E Easement SP -4, SP -6
...................................................................................................................................................................... ...............................
¢ ..... ....... .................. ....... ....... .... ....... ....... ....... .... ... .... ....... ....... .... ... .... ... .... .... ... .... ... .... ... .... ... . ... .... ...
.... ... . ... ... . ... ... . ... .... ... . ... ... . ... ... . ... ... . ... . ... ... . ... ... . ... . .. . ... . .. . . . . . . . . . . . . . . . . . . . . . . . . .
Railroad Easement SP -5, SP -7
Parcel Area 2 -f is located just east of the Chula Vista Marina in Subarea 2 (Exhibit 7). This parcel
area covers approximately 23 acres. The existing land use is entirely undeveloped. Proposed
development of Parcel Area 2 -f consists of mixed residential with a maximum of 1500 units and
supporting ancillary retail uses up to 15,000 square feet. Residential buildings range from 4 to 19
stories and a maximum of 220 feet in height. Parcel Area 2 -f zoned as R -MH will contain development
blocks that will have individual building footprints and towers of varying heights. Off - street parking
spaces will be provided for Parcel Area 2 -f in accordance with Policy A. PK1 for residences. The
required parking will be located in parking structures both below- and above - grade. The above -grade
parking structures will be generally located in the center of the residential structures, generally
surrounded and enclosed by the residential and ancillary retail uses in order to minimize their visibility.
Parcel Area 2 -h is located directly east of Parcel Area 2 -f in Subarea 2. These two parcel areas are
divided by the new road, Street A. Parcel Area 2 -h is approximately 10 acres. Existing land use is
industrial with multiple buildings. Proposed development includes office, retail, and a hotel. This
parcel area includes up to 420,000 square feet (excluding structured parking) of mixed use office and
commercial /retail use, and a 250 -room hotel. The hotel is a maximum of 233,000 square feet
(excluding structured parking) with a maximum height of 130 feet. Parcel Area 2 -h off - street parking
spaces will be provided in accordance with Policy A. PK1 for hotels and professional /office space. The
required parking will be located in parking structures both above- and below - grade. The above -grade
parking structures will be generally located in the center of the commercial structures, surrounded and
enclosed by the office, retail, and hotel uses in order to minimize their visibility.
Chula Vista Bayfront LCP Amendment IV -37 April 2010
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Chula Vista Bayfront LCP Amendment IV -38 April 2010
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2. Subarea Objective /Policies
I onrl I Icc
Objective Provide a well - planned and well- designed, mixed -use, pedestrian- oriented
development with amenities within Parcel Areas 24, and 2 -h.
Policy SA2. LU 1 Parcel Areas 2 -f, and 2 -h include general land uses in the pattern indicated on the
Zoning Map, Exhibit 8. These parcels include up to 1500 residential units,
420,000 square feet of mixed use office and commercial /retail use, a 250 -room
hotel, and off - street parking structure spaces.
Policy SA2. LU2 Development within Parcel Areas 2 -f and 2 -h shall be governed by a development
plan subject to a Coastal Development Permit, which must be approved prior to
any development within these parcel areas.
Policy SA2. LU3 The following shall be the allocation of maximum permitted land uses /major
development intensity for the Harbor Subarea:
Residential 105 Dwelling Units per Acre
Retail 15,000 square feet
Commercial Visitor 250 Rooms
Commercial Professional /Administrative 420,000 square feet
Policy SA2. LU4 Development within Parcel Area 2 -f shall include mixed residential development
with a combination of high -rise, mid -rise, and low -rise residential development
with ancillary retail uses and public spaces. Parcel Area 2 -h will include hotel,
retail, and professional office uses. By combining these uses into one
development area with the facets of numerous activities, the area will become a
more active, economically viable, and desirable location. The development will be
pedestrian- oriented and will ultimately consume less energy than if these activities
were separate and discrete.
Policy SA2. LU5 New residential development within Parcel Area 2 -f shall be subject to a 220 -foot
height limit.
Policy SA2.LU6 New hotel development within Parcel Area 2 -h shall be subject to a 130 -foot
height limit.
Policy SA2.LU7 New office /retail development within Parcel Area 2 -h shall be subject to a 110 -foot
height limit.
Policy SA2.LU8 Residential development within the R -MH zoning shall have a maximum
development intensity of 105 dwelling units per acre.
Policy SA2.LU9 Residential development shall provide usable open space at a rate of 140 sf / unit.
Policy SA2. LU 10 Commercial — Professional and Administrative development on Parcel Area 2 -h
shall have a maximum floor area ratio (FAR) of 2.0.
Policy SA2. L 11 Commercial — Visitor development on Parcel Area 2 -h shall have a maximum FAR
of 2.0.
Policy SA2. LU 12 Any wetland shall be avoided and include a 50 foot buffer on all sides.
Chula Vista Bayfront LCP Amendment IV -39 April 2010
Land Use Plan
Circulation, Public Access, and Parking
Objective Provide vehicular access that integrates with the Port Master Plan, provide
pedestrian- oriented development with access to coastal and other local amenities,
provide bicycle circulation routes, and provide parking that accommodates the
proposed new development.
Policy SA2.C1 The following types of pedestrian /bicycle paths shall be required for the
development planned within the Harbor District:
• Major public pedestrian walkways that connect through privately
developed areas shall have a minimum 25 -foot passageway where
buildings are on one side and lagoon or open space is on the other side,
and a 30 -foot passageway where buildings are on both sides.
Policy SA2.C2 Pedestrian and bicycle connections shall be provided from all residential parcels,
with access across public roads to the primary Bayfront pedestrian and bicycle
routes (Exhibits 9c and 9d).
Policy SA2.C3 Vehicle parking areas within Subarea 2 should be visually obscured to achieve a
pedestrian- oriented, village -scale atmosphere with connected open space areas.
Policy SA2.C4 On- street parking shall be provided to encourage patronage of retail
establishments, slow traffic, and enhance the village -scale atmosphere.
Policy SA2.C5 Subterranean parking shall be located at or below existing grade. Parking
structures at grade shall be screened or partially screened by residential,
commercial, office, retail, or hotel uses; or by earth bermed -up against the
structure to a minimum of 4 feet in height where the parking structure exterior wall
is otherwise exposed. Maximum slope for the berm shall be 2:1 or less, as
required by City streetscape standards. To the extent that all or a portion of the
structure is below the new finish grade, that portion of the structure shall be
considered "subterranean."
Policy SA2.C6 Any portion of a parking structure 4 feet or more above finish grade shall be
considered a building for setback purposes. Such structures shall be given
special architectural /landscaping treatment to reduce visual impacts. Above -
grade parking shall be constructed of permanent materials (demountable steel
structures are not allowed).
Physical Form and Appearance
Objective To provide aesthetic improvements to existing and new development, including
establishing clearly identifiable gateways to the Bayfront, preserving existing
views and creating enhanced views with development, and encouraging high -
quality, well- integrated, mixed -use development with a harmonious relationship
between sensitive habitats and the built environment. The factors that are
important to achieve this objective are.
• Landscape Character
• Bayfront Gateways
• Architectural Edges
• Views
Chula Vista Bayfront LCP Amendment IV -40 April 2010
Land Use Plan
• Building Placement
• Architectural Character
Policy SA2.FA1 New development within this subarea shall be accompanied by a landscape plan
and implementation schedule.
Policy SA2.FA2 Landscaping shall provide visual connections that integrate the surrounding
environment to the new development.
Policy SA2. FA3 The intersections of Bay Boulevard with "H" Street, and "J" Street shall be primary
entries into the Bayfront. These gateways shall establish a memorable image for
the Bayfront. Landscape framing and architectural elements flanking the entry
shall reflect the importance of these entrances.
Policy SA2. FA4 The entry to the Bayfront from "F" Street shall emphasize the view down "F" Street
to the bay as this shall be a major pedestrian access point to the "F &G" Street
Marsh.
Policy SA2. FA5 Firm architectural edges shall be used to emphasize various view corridors along
"H" Street, "J" Street, and Marina Parkway. Firm edges are identified by an abrupt
and usually linear change from building mass to open area. These edges shall
help to define an urban environment
Policy SA2.FA6 The landscape pattern and Bayfront Gateways shall be coordinated with the
landscape form and appearance requirements of the Port Master Plan.
Policy SA2. FA7 Soft architectural edges shall be used where development meets public parks and
open space. Soft edges are generally composed of smaller increments of change
from building mass to open area. Such edges emphasize a transition instead of
an abrupt change.
Policy SA2.FA8 Locate buildings in a manner that enhances views and minimizes impacts to
wildlife habitat areas. The following view types have been identified:
1. Panoramic Views — Typically views into the far distance (bay views).
2. Framed Views — Views between landscape elements, natural forms,
or architectural elements; usually characterized as view corridors.
3. Axial Views — Views on axis sometimes with a focal element, usually
architectural and vertically oriented.
Policy SA2. FA9 In addition to the wetlands setback policies (SA2. LU 11) and building height
policies (SA2. LU6, SA2. LU7) of this Land Use Plan, the Bayfront Specific Plan
shall establish building setbacks from public streets and lot boundaries to ensure
appropriate building placement.
Policy SA2.FA10 To increase view opportunities through developments, high- and mid -rise
residential towers shall be oriented with their long sides parallel to the major view
corridors.
Policy SA2.FA11 A unifying, high - quality architectural character and design shall be established for
all new buildings and fagade enhancements.
Chula Vista Bayfront LCP Amendment IV -41 April 2010
Land Use Plan
Policy SA2.FA12 The following basic guidelines shall be followed in the design of buildings and
structures:
Colors — Coloration shall be perceived as a single thematic impression made up
of subtle variations.
Materials — Reflective materials shall not be used. The use of reflective glass is
prohibited. Sheet metal finish surfaces shall be discouraged. The use of stucco,
wood, and concrete shall be encouraged.
Window Openings — Window openings or patterns, especially in the mid- and
high -rise buildings, shall avoid monotonous patterning. Smaller units of glazing
and openings shall be favored over larger, single -paned openings.
Roofs — Flat roofs without varied parapets are discouraged. Variation in roof
forms and parapet treatment shall be encouraged.
Policy SA2.FA13 The following basic guidelines shall be followed in regard to streetscape and
pedestrian features:
Architectural and street furniture detailing shall contribute to the ambience of the
new development. This is most effective at the pedestrian level where such
details can readily be seen. Detailing opportunities include:
• Floor paving patterns
• Monuments
• Fountains
• Bollards
• Railings
• Window shape and window pane mullions
• Door treatments
• Light standards and lighting fixtures in general
• Public outdoor seating
• Trash /ash receptacles
• Textile amenities — banners, awnings, umbrellas
• Community sign boards
• Planting urns and areas
• Niches in walls and wall decorations in general
All of the above -cited elements shall be chosen and placed in a manner
consistent for all new development to "compose" an overall theme or character
reflecting the goal of a vibrant, coastal atmosphere.
Utilities and Areawide Grading
Objective Allow development intensity that provides for the economic development of the
Bayfront, within the capacity of public service and infrastructure systems. Grading
design shall result in (1) all habitable spaces situated above the 100 -year flood
level, (2) to the extent possible, parking spaces obscured from view, (3) adequate
slopes for surface drainage, and (4) project balance with on -site grading.
Policy SA2.UG1 New development within Subarea 2 shall locate, to the extent possible, first level
parking slabs on or near existing grades. This will ensure that (1) all activity levels
Chula Vista Bayfront LCP Amendment IV -42 April 2010
Land Use Plan
(vs. parking levels) are above the 100 -year flood line, (2) the major circulation
arteries coincide with these activity levels, and (3) most parking is hidden.
Policy SA2.UG2 No new development that requires excavations to a ground level requiring
permanent de- watering shall be permitted.
Policy SA2. UG3 No import or export of soil that will have significant environmental impacts shall be
permitted to balance grading quantities, without an environmental analysis and
mitigation program.
Policy SA2.UG4 Cut and fill activity shall be consistent with the Army Corps of Engineers
requirements.
Policy SA2. UG5 The provision of all utilities and service shall be achieved and timed to serve new
development through public facilities programs or by agreements with the City and
the Port, or some combination thereof.
Environmental Management
Objective Protect environmentally sensitive lands in the Harbor District while implementing a
land exchange option that places more intensive residential development on
disturbed lands.
Policy SA2.EM1 Activity along most sensitive areas adjoining wetlands shall be restricted per land
use designations. Intense development shall be set back from sensitive edges
and clustered toward the central portion of the site.
Policy SA2. EM2 The siting and orientation of major high -rise buildings shall respect the adjacent
environmentally sensitive issues.
Policy SA2. EM3 New development shall obtain all necessary permits to minimize impacts to, or
from, environmental conditions such as required hazardous site assessments and
wetland impact analyses.
C. SUBAREA 3 — OTAY DISTRICT
1. Special Subarea Conditions
The Otay District is located generally south of "J" Street and west of 1 -5. The Otay River is this
subarea's southern boundary. This area is within the Coastal Zone but only a limited number of
parcels are within the LCP Planning Area, Subarea 3. Approximately 158 acres and 13 parcel areas
are within the Subarea 3 LCP boundary. An additional inland parcel area (Parcel Area 3 -k) within
Subarea 3 is located south of the western end of Faivre Street, adjacent to the San Diego MTDB
Trolley tracks. The site was annexed to Chula Vista in December 1985 as a part of the Montgomery
Annexation. It is approximately 10 acres in size and is primarily used as a lumber yard distribution
facility and open space. These current uses are unsightly and are especially visible from the trolley
tracks, which are elevated along the western edge of the parcel. None of the parcels in the Otay
District are part of the land exchange; therefore no changes in land use occur as a result of the
implementation of the CVBMP.
Chula Vista Bayfront LCP Amendment IV -43 April 2010
Land Use Plan
2. Subarea Objective /Policies
I M-:r:■■M
Areawide policies apply. No additional subarea specific policies have been identified.
Circulation, Public Access, and Parking
Areawide policies apply. No additional subarea specific policies have been identified.
Physical Form and Appearance
Objective Maximize the sense of arrival to the Bayfront via the "J" Street entry and provide
clearly identifiable gateways to the Bayfront.
Policy SA1.FA1 Provide a clearly identifiable gateway to the Bayfront at the intersection of Bay
Boulevard and "J" Street concurrent with the development occurring between "I"
and "L /Moss" Streets.
Policy SA1. FA2 The Bay Boulevard and "J" Street entry shall be a primary southern entry into the
Bayfront. This gateway shall provide a memorable image of the Bayfront.
Landscape framing and architectural elements flanking the entry must reflect the
importance of this entrance.
Policy SA1.FA3 Immediately west of the freeway, future buildings on the south side should be
sited and designed to reinforce the sense of entry created by landscaping.
Policy SA1. FA5 The "J" Street /Bay Boulevard intersection shall be enhanced with landscaping,
signage, lighting, paving, and other features, which will identify it as a southern
pedestrian, vehicular, and bicycle gateway to the Bayfront.
Utilities and Areawide Grading
Areawide policies apply. No additional subarea specific policies have been identified.
Environmental Management
Areawide policies apply. No additional subarea specific policies have been identified.
Chula Vista Bayfront LCP Amendment IV -44 April 2010
Land Use Plan