HomeMy WebLinkAboutItem 3 - Attch 8 - Draft UCSP AmendmentsATTACHMENT 8
structures, height and bulk of and open spaces around structures, signs, and parking. The traditional
Euclidean zoning classifications found within the Specific Plan districts include: Central Commercial (CC),
Administrative and Professional Office (CO), Commercial Thoroughfare (CT), Visitor Commercial (CV),
Limited Industrial (IL), Mobilehome Park (MHP), Public /Quasi - public (PQ), One- and Two - Family
Residence (112), and Apartment Residence (113). These classifications commonly allow only a single land
use type; mixed -use areas are implemented through rezonings, conditional use permits, and General
Plan changes. The Specific Plan customizes the standards and regulations found in the City Zoning Code
in order to achieve the Urban Core vision. The Specific Plan sets more detailed zoning standards and
regulations for the sub - districts within the Specific Plan and replaces the zoning regulations provided in
19.24 - 19.40 and 19.44. The provisions of the City Zoning Code apply to the properties within the
Specific Plan area; in such cases where the Specific Plan and Zoning Code conflict, the Specific Plan
regulations and development standards shall apply. Where the Specific Plan is silent, provisions of the
zoning code shall apply.
54. Third Avenue District Market Opportunity Study and Recruitment Strategy
This study was prepared in 2000 and provides a retail market analysis for the Town Centre I
Redevelopment Project Area. An analysis of the marketing strengths and challenges of the area allows
for development of a recruitment strategy that assists property owners in improving their sites while
attracting new tenants to vacant commercial spaces. The document addresses the continued economic
decline of Third Avenue, despite dedicated Redevelopment Agency efforts at revitalization. Identified
opportunities include the potential to support a "fi ne limited local commercial district," establishing
Third Avenue as a "unique or niche" destination within the larger economic community, the creation of
a Third Avenue identity that sets it apart from other cities and districts, and the potential to intensify
development near transit nodes, areas of greater pedestrian frequency, and civic uses. Major strategies
include strengthening existing locations, providing transit linkages, developing an improved sign
program and offering a variety of development incentives. These strategies are further developed
through the Specific Plan. Implementation of the Specific Plan document will help Third Avenue
overcome the existing economic challenges and foster a successful revitalization program for the area
65. Broadway Revitalization Strategy
The focus area of this document is Broadway from H Street to L Street, with particular attention to the H
Street entryway into the City. The plan strives to reverse deteriorating conditions along the auto -
oriented strip and reform the area into a commercially viable and visually pleasing environment. The
document outlines proposed broad economic, aesthetic, and circulation improvements along Broadway.
The Specific Plan will implement many of the changes and improvements suggested in the Broadway
Revitalization Strategy.
-76. Bayfront Master Plan
The purpose of the Bayfront Master Plan is to create a world -class bayfront in Chula Vista. Goals of the
Bayfront Master Plan include creating one unified Bayfront area from the three existing districts, finding
a balance between being sensitive to both environmental and community recreational needs, creating
an active boating waterfront in the deep water area, developing a sense of place at the Bayfront, and
extending the City to the Bayfront. The Specific Plan strives especially toward the latter goal of
connecting the City's downtown to the Bayfront. Design suggestions in the Specific Plan seek to restore
and reinforce connectivity between the Urban Core and the Bayfront.
87. MTBD /South Bay Transit First Study
or the surrounding community, as well as medical, dental, executive, financial and other offices.
Residential mixed -use development may be permitted with a conditional use permit. The center of the H
Street corridor is marked by the retail uses of the Chula Vista Mall as a regional shopping destination.
The Broadway corridor is almost exclusively a Commercial Thoroughfare zone. The Commercial
Thoroughfare zone allows the same types of retail sales as the other districts but also permits car
dealerships, hotel uses, and other commercial recreational facilities. Less intensive multi - family
residential, and occasionally industrial, uses extend out from these three core areas to the edges of the
Specific Plan boundaries.
The Specific Plan subdistricts border established residential neighborhoods where measures are
warranted to minimize impacts from more intensive commercial activities and development.
The majority of Public /Quasi - Public uses are concentrated in the traditional downtown area of Chula
Vista, between Third and Fourth Avenues and E and G Streets. The Chula Vista Civic Center is comprised
of a number of civic facilities, including the police headquarters, the library's main branch,
administration offices, City Council chambers, a public services building, and Fire Station No. 1. The Civie
^Fheity. In addition to civic facilities, the Civic Center and downtown are surrounded by a series of
parks and community centers. These public spaces include Will T. Hyde /Friendship Park, Memorial Park,
Parkway Gymnasium and Pool, Norman Park and Community Senior Center, and Eucalyptus Park.
FIGURE 4.13
FIGURE 4.14
3. Land Use Opportunities and Constraints
A primary objective of the Specific Plan is to focus pedestrian- oriented retail and entertainment uses in
the downtown core and minimize the amount of auto - oriented uses. The Specific Plan will also allow
residential and office uses to mix above retail shops, forming a traditional downtown environment
where living, working, shopping, and entertainment all coexist together.
The H Street corridor will have a continued focus on commercial uses, though revitalization of the
regional mall area into a more pedestrian - friendly environment is a major goal.
The Broadway corridor will be reinforced as the main visitor - serving area of Chula Vista and new
development will support this focus. The corridor includes a substantial number of culturally diverse
restaurants, and with proper marketing, this cluster could lend itself to the formation of a successful
restaurant row. Major transit centers are located in this area and will facilitate transportation
throughout the Urban Core. A redeveloped residential neighborhood, which will provide expanded
housing opportunities as well as a variety of recreational opportunities, will augment the aesthetic
quality of the Broadway district.
right -of -way and connectivity with the Bayfront. Bikeways path and lanes (GlaSS I „r rIagg n facilities
r-espectively) typically more attractive to families and casual cyclists. The proposed improvements
parallel E Street and G Street, and provide an improved opportunity for east -west bicycle travel. F Street
and H Street cross sections and proposed improvements are described under the Future Conditions and
Street Improvement Opportunities section found in Section E. Vehicle Traffic.
be evaluated f9F Dayidsen Street and G StFe t
FIGURE c 2 FIGURE 5.4
Bicycle facilities improvements are proposed for the following roadway segments, in accordance with
the City's Bikeway Master Plan, as may be amended from time to time:
• Third Avenue - Class III
• Fifth Avenue (between H Street and I Street) - Class II (Future redevelopment of Chula Vista
Center may allow the opportunity to complete this link.)
• Broadway (between C Street and L Street) - Class II
• E Street - Class III
• F Street (between 3rd Avenue and 1 -5) - Class I or II
• G Street -Class III
• H Street (between Third Avenue and 1 -5) - Class I or II
• I Street - Class III
- ' Street —Class M
Bikeways lanes -on arterials with raised medians and bikeways in low traffic volume neighborhoods
should also be pursued. Higher traffic volumes on most streets dictate Class II facilities, although bike
lanes are generally not compatible with diagonal parking. Further, the street network within transit
focus areas should accommodate at 'east Class b'jelebike facilities to accommodate bicycle
commuters accessing public transit at the stations located at H Street /1 -5 and E Street /1 -5, as well as the
potential Bus Rapid Transit station at Third Avenue /H Street. Opportunities may also exist for the
addition of Class III bike lanes on other streets within the Urban Core, such as Woodlawn Avenue.
Off - street facilities for bicycles (bicycle parking) are also integral to cyclists for accessibility. Convenient
bicycle parking should be provided along Third Avenue, Fourth Avenue, Broadway, F Street, H Street,
and J Street, as well as at transit focus areas such as Third Avenue /H Street, H Street /1 -5 and E Street /1-
5. Convenient bicycle parking should also be provided in commercial parking lots, including destinations
such as malls, and in commercial areas, event locations, transit stops, and parks. Bicycle racks should be
placed along the street where appropriate and provided in parking lots at 5% of the number of vehicle
stalls. Racks in off - street locations should be visible and well lit to discourage theft or vandalism and be
placed to be convenient to the cyclist. Refer to Chapter VIII - Public Realm Design Guidelines for
guidance on bicycle rack design.
implemented over the term of the Specific Plan and may occur as comprehensive street improvements
or may be improved in phases as part of the redevelopment process.
FIGURE 5.10
FIGURE 5.11
Figure 5.11 summarizes the proposed changes to the existing roadway network. The table shows
existing versus proposed conditions for the number of total travel lanes, turn lanes or raised medians,
curb -to -curb width, parking and bike lanes. It should be noted that roadway segments that do not have
any changes compared to existing conditions are omitted from the table.
In addition to improvements to existing street segments, reintroduction of the traditional street grid is
proposed. By adding street segments, additional routes choices are provided to all modes of travel
(pedestrian, bicycle, transit and vehicles). These reintroduced connections are especially important
within an approximately one -mile radius of the transit focus areas (E Street /1 -5, H Street/ 1 -5 and Third
Avenue /H Street). New connections could include:
a. Davidson Street between Woodlawn Avenue and Broadway —This roadway segment could also be
considered for future bikeway improvements and providing bikeway priority at intersections due
to the lower vehicle volumes and direct connection to the future transit focus area at E Street /1 -5
b. Woodlawn Avenue between F Street and G Street
c. Jefferson Avenue between E Street and H Street —This segment potentially could also be
extended to F Street or H Street
d. Parkway between Broadway and Woodlawn Avenue extension
e. Caklawn Avenue between Flower Street and G Street
The reintroduction of roadway segments is a long range vision that can only be accomplished if and
when development occurs. The above segments are provided only as examples of where the street
segments could be reintroduced. The City would evaluate the merits of such connections and retain its
full discretion as to whether such actions are in the City's best interest.
a. Third Avenue
The cross section of Third Avenue varies greatly between E Street and GrH Street. The roadway varies
between 72 feet and 101 feet.
The roadway will be modified from ana+Rta+ned in its current two and four lane configuration between E
Street and &-H Street, to a consistent two -lane downtown promenade between E Street and H Street. A
transition back to four lanes occurs iust north of H Street. It is proposed to retain the existing planted
median, with additional planted medians to be constructed as part of the TASMP The '^^"'REIeF Gf
existing ;a .
Diagonal parking will be provided for most parts of Third Avenue. FFguFe 516 shows the cress« 5eetieR
FIGURE 5.12
FIGURE 5.13
FIGURE 5.14
FIGURE 5.15
FIGURE 5.16
FIGURE 5.17
FIGURE 5.18
b. E Street
The existing roadway cross section on E Street is adequate to serve future traffic needs except for the
segment between 1 -5 and 300' east I -5. To mitigate the intersection impact at the 1 -5 northbound ramp
with E Street, a westbound right -turn lane is required. It is recommended that E Street be widened
between Woodlawn Avenue and 1 -5, which will add an additional six feet in the curb -to curb width. This
segment will need an additional 22 feet of right -of -way. This added width will allow for an extended
right -turn lane on westbound E Street onto the 1 -5 northbound on -ramp. This improvement will help to
reduce the queues in the westbound direction and will improve the operations at the 1 -5 northbound
ramp at the Woodlawn Avenue intersection.
FIGURE 5.19
FIGURE 5.20
FIGURE 5.21
FIGURE 5.22
61GURE 5.23
c. F Street
As a project feature of the Specific Plan, Glass -I bike lanes will be added to F Street between Third
Avenue and 1 -5, as illustrated in Figure 5.27. The new Class -I bike lanes paths will improve the
connectivity of the Urban Core to the Bayfront. Greater synergy between the two areas will be fostered
through pedestrian and bicyclist opportunities. Wide parkways, off - street bike lanes, and wide sidewalks
will provide an opportunity to stroll or bicycle through the Urban Core. A glass " faeility w l exist an P
For F Street, a 16 -foot parkway is provided between Fourth Avenue and Broadway and a 12 -foot
parkway is provided between Third Avenue and Fourth Avenue. The exact location and configuration of
bike lanes path --and parkway amenities will be decided through a future Streetscape Master Plan or
other similar improvement plan. Existing trees from Third Avenue to Broadway are proposed to be
preserved and incorporated into the streetscape theme. It is also recommended that the overhead
utility line be placed underground as part of this improvement project.
FIGURE 5.24
FIGURE 5.25
FIGURE 5.26
FIGURE 5.27
d. H Street
The segment of H Street from Third Avenue to Broadway will be widened by eight feet. The new
segment configuration will feature two travel lanes, a raised center median, and a C- lass I bike lane pat4
on both sides of the street. One side of the street will also have parallel parking.
An additional 22 feet in the curb -to -curb width will be added to H Street between Broadway and 1 -5 to
include an additional travel lane in both directions. This improvement is consistent with the ultimate
classification of H Street as defined in the General Plan (2005). The additional travel lane is needed to
accommodate buildout daily and peak -hour traffic on H Street and would improve the operations along
this segment.
Further, a Class 1 bike lane pat# is proposed to be added to H Street between Third Avenue and 1 -5. H
Street is intended as the "backbone' of the Urban Core, as it connects the transit focus areas at H
Street/Third Avenue and H Street /1 -5 and facilitates local and regional transit routes (and Bus Rapid
Transit in the future). A sixteen -foot wide parkway is proposed in order to create a grand boulevard
feeling and promote pedestrian use. The exact location of bike lanes }gat#* -and other amenities will be
determined in accordance with the City's Bikeway Master Plan, as may be amended from time to time
and detailed deGLdeed through a future Streetscape Master Plan or other similar improvement plans.
FIGURE 5.28
FIGURE 5.29
FIGURE 5.30
FIGURE 5.31
e. Broadway
addition, where appropriate and feasible, the use of the incentives program should be encouraged to
enhance public parking opportunities (See Chapter VI - Land Use and Development Regulations.)
FIGURE 5.44
VI. Land Use and Development Regulations
A. Administration
1. Purpose
The purpose of this chapter is to establish the appropriate distribution, mix, intensity, physical form, and
functional relationships of land uses within the Urban Core. These regulations are intended to
encourage and facilitate infill development, mixed uses, pedestrian scale, urban amenities, transit use,
creative design, and the general revitalization of the Urban Core.
- In contrast to the City's existing Zoning Code, the Specific Plan's Land Use and Development
Regulations and associated design guidelines utilize a "form- based" approach. This approach places
primary emphasis on the physical form of the built environment and focuses on where and how the
buildings are placed rather than the use occupying the building. This is especially important given the
extent of mixed use development envisioned in Specific Plan which requires flexibility in uses in order to
be responsive to market demands while still ensuring a clear vision of what the built environment
should look like.
To that end4 the Specific Plan proposes a multi - dimensional approach to creating the building form
through the use of floor area ratio, lot ceverage and/or street wall frontage, and height regulations. In
addition, the Specific Plan provides graphic depictions of building placement relative to the street and
public spaces, and extensive design guidance for building and site planning is contained in Chapter VII -
Development Design Guidelines.
2. Applicability
Proposed land uses and development regulations within the Urban Core shall comply with the
applicable provisions of this chapter. This chapter replaces provisions of the Chula Vista Municipal Code
Sections 19.24 through 19.40 and 19.44. Where in conflict with other sections of the Municipal Code,
this chapter shall apply, and where this chapter is silent, the Municipal Code shall apply. The definitions
found in the Chula Vista Municipal Code, section 19.04 apply to the Specific Plan, except where specific
definitions are provided within the Specific Plan (Section C of this chapter and Appendix A - Glossary).
3. Administration
The administration of this chapter shall be in accordance with Chapter XI - Plan Administration, .
4. Subdistricts
The Specific Plan area has been grouped into the following three districts based on similar building and
use types: the Village, the Urban Core, and the Corridors. These three districts have been further
subdivided into 25 subdistricts, each with its own character for buildings and public spaces and specified
uses. Zoning regulations for each subdistrict are presented on individual zoning sheets specific to that
subdistrict. The Urban Core Specific Plan Subdistricts Key Map, shown in Figure 6.1, identifies the
subdistrict boundaries. Please note that in the event that a project encompasses more than one
subdistrict, a determination of the primary subdistrict may be necessary at the time of individual project
submittal.
FIGURE 6.1
B. Land Use Matrix
The following Land Use Matrix specifies permitted uses, conditionally permitted uses, and prohibited
uses for each of the Specific Plan subdistricts. Permitted land uses of the existing underlying zone shall
continue to apply to areas outside of the Specific Plan subdistricts.
Permitted uses indicate that the use is allowed in the specified zone. Conditionally permitted uses
require the granting of a Conditional Use Permit as provided in Municipal Code Section ?-55;- 19.14,
and /or 19.58. Uses marked as prohibited uses are not permitted in the specified subdistrict. Accessory
uses means a use or structure subordinate to the principal use of a building on the same lot, and serving
a purpose customarily incidental to the use of the principal building. Uses not specifically listed in the
Land Use Matrix may be considered by the Zoning A442w� Administrator pursuant to CVMC
19.14.025.
-or-Chula Vista Redevelopment CeFpaFatian (C-VRC) eF Planning Commission if deteFFAIRed W be Of the
same genepal ehwaeteF of thnqp uses listed on the matrix f9F the SpeGifiG ��Swbdistrict subd;strio
to these b s listed OR the matFox.
FIGURE 6.2
FIGURE 6.3
FIGURE 6.4
FIGURE 6.5
FIGURE 6.6
C. Development Standards
1. Sub - district Zoning Sheets
The purpose of the subdistrict zoning sheets is to provide quick reference land use and development
requirements for each subdistrict. A general description of the primary land uses for each subdistrict is
provided but is not intended to be the only uses that may be permitted Proposed development in the
Specific Plan area shall comply with the development standards of the applicable zoning sheets.
Subdistricts labeled as "Neighborhood Transition Combining Districts' or "Transit Focus Areas' should
refer to Section D. Special Provisions for Neighborhood Transition Combining Districts and Transit Focus
Areas for further requirements.
2. Floor Area Ratio
Floor Area Ratio (FAR) is a measure of the bulk of buildings on a lot or site. FAR is calculated by dividing
the gross floor area of all buildings on a lot or site by the lot or site area. Gross floor area includes the
total enclosed area of all floors of a building measured from the exterior walls including halls, stairways,
elevator shafts at each floor level, service and mechanical equipment rooms, balconies, recreation
rooms, and attics having a height of more than seven feet but excluding area used exclusively for vehicle
parking or loading. For example, a two -story building occupying one -half of a site has an FAR of 1.0. Any
floor area below finish grade does not count towards FAR. If floors are partially above and partially
below grade, then only the proportion of the floor above grade is counted towards FAR. For example, if
5 feet of a 10 -foot high floor is below grade, then only 50% of the floor area will count towards FAR. (See
Figure 6.7 for example FAR diagrams.)
43. Building Height
Building heights are measured from finish grade to top of roof, not including parapets or other
architectural features. Minimum building heights in some subdistricts ensure that the desired building
heights are achieved.
FIGURE 6.7
54. Building Stepback
In some districts, the upper portion of a building must step back from the lower portion of the building
when located adjacent to major streets. The stepback is a minimum horizontal distance, as measured
from the street property line, and must occur at or below the noted building height. At primary
gateways, as identified in this Specific Plan, stepback requirements may be modified to allow significant
architecture or design statements at these corner locations. Subdistricts labeled as Neighborhood
Transition Combining Districts have additional stepbacks addressed in Section D. Neighborhood
Transition Combining Districts.
65. Street Wall Frontage
Street wall frontage is the percentage of street front that must be built to, with the ground floor building
fa4ade at the minimum setback.
.76. Setback
Setback is the distance between the property line and the building. Setback is measured horizontally and
perpendicular to the property line. Minimum setbacks in some subdistricts ensure appropriate distances
between land uses. Maximum setbacks in some subdistricts ensure that the desired building line is
maintained, e.g. along certain streets. Subdistricts labeled as Neighborhood Transition Combining
Districts have additional rear and side yard setbacks which are addressed in Section D. Neighborhood
Transition Combining Districts.
87. Open Space Requirement
For the purposes of the open space requirement, the term "open space" refers to any areas with
minimum dimensions of 60 square feet (6'x10') and devoted to the following common, private, or public
uses: patio, porch, balcony, deck, garden, playground, plaza, swimming pool, sports court /field,
recreation room, gym, spa, community room, cultural arts, lawn /turf, pond, fountain, atrium, sunroom,
theater, amphitheater, band shell, gazebo, picnic area, shelter, roof, or similar passive or active
recreational /leisure use or facility that is not used for enclosed dwelling unit floor area or commercial
use space.
IN. Parking Regulations
Development proposals within the Specific Plan area shall comply with the type, location, and number of
parking spaces established for residential and non - residential land uses as specified herein. For
residential uses, a minimum amount of parking has been designated for use by the residents of the
project. In addition, an amount of guest parking has been planned. Guest parking is arrived at by
multiplying the cumulative total number of project dwelling units by the guest parking ratio. A
percentage of the required parking must be provided onsite as indicated on the zoning sheets for each
subdistrict. Parking is onsite if it is within the project, provided on an adjacent site, and /or within a
comprehensive development /center. Parking is allowed offsite if it is within 500 -feet of the project
and /or provided as an alternative in lieu (e.g. transit, ride - share, flex, etc.). Offsite parking must be
accessible from publicly available pedestrian access and assured in terms of reservation in perpetuity,
for the use it serves or an alternative replacement plan will be required.
-149. Pedestrian Connections and Walkways
Additional side setbacks may be required for pedestrian connections such as mid -block paseos.
V -1 East Village
Primary land uses: Residential; Mixed -Use Residential; Commercial Services; Office
Urban Regulations
1. Floor Area Ratio:
Max: 2.0
2. Building Height:
Min: 18' Max: 45'
3. Building Stepback: Not mandatory
4. Street Wall Frontage: 50% Min
5. Setbacks:
Street Min: 0' Street Max: N/A
6. Open Space Requirement: 200 sf /du
Parking Regulations
1. Parking Locations:
Behind /Subterranean/Tuck Under
2. Residential Parking:
Min: 1.5 spaces /du
Guest: 1 space /10 du
Onsite Min: 50%
3. Non - residential Parking:
Min: 2 spaces /1,000 sf
Onsite: None
Figure 6.8
Figure 6.9
Summary sheet does not reflect all regulations that may apply to each property. Please consult the
remainder of the chapter for all criteria.
V -2 Village
Primary land uses: Mixed -Use Residential (not allowed on Third Avenue on ground floor, except for
access); Retail; Office
Urban Regulations
1.
Floor Area Ratio:
Max: 2.0
2.
Building Height:
Min: 18' Max: 45'
3.
Building Stepback: Not mandatory
4.
Street Wall Frontage: 80% Min
5.
Setbacks:
Street Min: 0' Street Max: N/A
6. Open Space Requirement: 200 sf /du
Parking
Regulations
1.
Parking Locations:
Behind /Subterranean/Tuck Under
2.
Residential Parking:
Min: 1.5 spaces /du
Guest: 1 space /10 du
Onsite Min: None
3.
Non - residential Parking:
Min: 2 spaces /1,000 sf
Onsite Min: None
Figure 6.10
Figure 6.11
Summary sheet does not reflect all regulations that may apply to each property. Please consult the
remainder of the chapter for all criteria.
V -3 West Village
(Neighborhood Transition Combining District)
Street and Dart Way e limited to AC'
4. Building Stepbacic
-5. Street 4al ge: 50,14 Min
6. SetbaeksE
4 DFi FnaF , I aREI Uses:
O
Retad- 1-()% nn,., rni,..th Of c Street ARd WR4 Af 1 a ;tea gq.,,,. Fetaii ,,Rly)
Offmee: 19% Max
Primary land uses: Residential; Mixed -Use Residential (not allowed on ground floor on Third Avenue, or
E Street except for access); Retail (North of E Street and west of Landis Avenue - retail only); Office
Urban Regulations
1. Floor Area Ratio:
Max: 4.5
2. Building Height:
Min: 18' Max: 84'*
*Buildings fronting Third Avenue between F
Street and Park Way are limited to 45'
3. Building Stepback:
Min: 15' At Building Height: 35'
4. Street Wall Frontage: 50% Min
S. Setbacks:
Street Min: 0' Street Max: N/A
Neighborhood Transition: See Section D. for additional setbacks for parcels adjacent to R -1 and
R -2 districts
6. Open Space Requirement: 200 sf /du
Parking Regulations
1. Parking Locations:
Behind /Subterranean/Tuck Under
2. Residential Parking:
Min: 1.5 spaces /du
Guest: 1 space /10 du
Onsite Min: 50%
3. Non- residential Parking:
Min: 2 spaces /1,000 sf
Onsite Min: None
Figure 6.12
Figure 6.13
Summary sheet does not reflect all regulations that may apply to each property. Please consult the
remainder of the chapter for all criteria.
V -4 Civic Center
(Neighborhood Transition Combining District)
Primary land uses: Residential; Mixed -Use Residential; Office; Public /Quasi - Public
Urban Regulations
1. Floor Area Ratio:
Max: 1.0
2. Building Height:
Min: 18' Max: 60'
3. Building Stepback: Not mandatory
4. Street Wall Frontage: N/A
S. Setbacks:
Street Min: 15' Street Max: N/A
6. Open Space Requirement: 100 sf /du
Parking Regulations
1. Parking Locations:
Behind /Subterranean/Tuck Under
2. Residential Parking:
Min: 1.5 spaces /du
Guest: 1 space /10 du
Onsite Min: 50%
3. Non - residential Parking:
Min: 2 spaces /1,000 sf
Onsite Min: None
Figure 6.14
Figure 6.15
Summary sheet does not reflect all regulations that may apply to each property. Please consult the
remainder of the chapter for all criteria.
UC -1 St. Rose
(Transit Focus Area)
70% Max (Piet allp%ved OR Thkrd.
r)Ff�: X094 Max
Primary land uses: Residential; Mixed -Use Residential (Not allowed on Third Avenue or H Street
frontage on ground floor, except for access); Retail; Office
Urban Regulations
1. Floor Area Ratio:
Max: 4.0
2. Building Height:
Min: 30' Max: 84'
3. Building Stepback:
Min: 15' At Building Height: 35'
4. Street Wall Frontage: 80 % Min
5. Setbacks:
Street Min: 0' Street Max: N/A
6. Open Space Requirement: 100 sf /du
Parking Regulations
1. Parking Locations:
Structure /Subterranean /Behind/Tuck Under
2. Residential Parking:
Min: 1 space /du
Guest: 1 space /10 du
Onsite Min: 50%
3. Non- residential Parking:
Min: 2 spaces /1,000 sf
Onsite Min: None
Figure 6.16
Figure 6.17
Summary sheet does not reflect all regulations that may apply to each property. Please consult the
remainder of the chapter for all criteria.
UC -2 Gateway
(Transit Focus Area)
Urban Regulations
9 rlpar
Min; 2.5
7 Let
z 13HOl daRg
A ❑Ui'EI!Rg
Min- —1-9'
5. ctFeet
G f..tlaarkq-
Arpa Ratio-
Max: S:0
0 0
Height:
St.,pbacki
At !Z, ilydinn Height; 35'
M.'all FFentage: 801 Min
7 (Open
8. PFiFAaFy
Re-side,ntial-
Third A.,..nue
Retail.
Space o,,quiF,... ent. Inn sgEl w
Land Uses;
70% Max (Not allAwpel on
«1
...d fleeF
or u ctrept frontage fee
on except a
I-Q% n4a*
Primary land uses: Residential; Mixed -Use- Residential (Not allowed on Third Avenue or H Street
frontage on ground floor, except for access); Retail; Office
Urban Regulations
1. Floor Area Ratio:
Min: 2.S Max: S.0
2. Building Height:
Min: 45' Max: 84'
3. Building Stepback:
Min: 15' At Building Height: 35'
4. Street Wall Frontage: 80% Min
5. Setbacks:
Street Min: 8'* Street Max: N/A
( *Along H Street only to provide total of 16' sidewalk)
6. Open Space Requirement: 100 sf /du
Parking Regulations
1. Parking Locations:
Any location except in front of building
2. Residential Parking:
Min: 1 space /du
Guest: 1 space /10 du
Onsite Min: 50%
3. Non - Residential Parking:
Min: 2 spaces /1,000 sf
Onsite Min: None
Figure 6.18
Figure 6.19
Summary sheet does not reflect all regulations that may apply to each property. Please consult the
remainder of the chapter for all criteria.
UC -3 Roosevelt
Primary land use: Residential
Urban Regulations
1. Floor Area Ratio:
Max: 3.0
2. Building Height:
Min: 18' Max: 60'
3. Building Stepback: Not mandatory
4. Street Wall Frontage: N/A
5. Setbacks:
Street Min: 15' Street Max: N/A
6. Open Space Requirement: 200 sf /du
Parking Regulations
1. Parking Locations:
Anywhere on -site, except in front of building
2. Residential Parking:
Min: 1.5 space /du
Guest: 1 space /10 du
Onsite Min: 100%
Figure 6.20
Figure 6.21
Summary sheet does not reflect all regulations that may apply to each property. Please consult the
remainder of the chapter for all criteria.
UC -4 Hospital
Parking Regulations
1. ..
, PaFL:..
A44Y
2. WAR ResideRtial PaFWRff
Primary land uses: Office; Retail
Urban Regulations
1. Floor Area Ratio
Max: 2.0
2. Building Height:
Min: 30' Max: 84'
3. Building Stepback: Not mandatory
4. Street Wall Frontage: SO% Min
S. Setbacks:
Street Min: 8' Street Max: N/A
( *Along H Street only to provide total of 16' sidewalk)
Parking Regulations
1. Parking Locations:
Any
2. Non - residential Parking:
Min: 2 spaces /1,000 sf
Onsite Min: 100%
Figure 6.22
Figure 6.23
Summary sheet does not reflect all regulations that may apply to each property. Please consult the
remainder of the chapter for all criteria.
UC -5 Soho
(Neighborhood Transition Combining District)
Any lecatiOR exeept OR 48M 9f l9UHdiRg
Miw 2 spaces/1,000 sf
Primary land uses: Retail; Office
Urban Regulations
1. Floor Area Ratio:
Max: 2.0
2. Building Height:
Min: 30' Max: 60'
3. Building Stepback: Not mandatory
4. Street Wall Frontage: 50% Min
5. Setbacks:
Street Min: 8' Street Max: N/A
( *Along H Street only to provide total of 16'
sidewalk
Parking Regulations
1. Parking Locations:
Any location except in front of building
2. Non - residential Parking:
Min: 2 spaces /1,000 sf
Onsite Min: 50%
Figure 6.24
Figure 6.25
Summary sheet does not reflect all regulations that may apply to each property. Please consult the
remainder of the chapter for all criteria.
UC -6 Chula Vista Center Residential
(Neighborhood Transition Combining District)
Primary land use: Residential
Urban Regulations
1.
Floor Area Ratio:
Max: 2.0
2.
Building Height:
Min: 18' Max: 60'
3.
Building Stepback:
Min: 15' At Building Height: 30'
4.
Street Wall Frontage: N/A
S.
Setbacks:
Street Min: 15' Street Max: N/A
Neighborhood Transition: See Section
D. for additional setbacks for parcels adjacent to R -1 and R -2 districts
6. Open Space Requirement: 200 sf /du
Parking Regulations
1. Parking Locations:
Structured
2. Residential Parking:
Min: 1.5 spaces /du
Guest: 1 space /10 du
Onsite Min: 100%
Figure 6.26
Figure 6.27
Summary sheet does not reflect all regulations that may apply to each property. Please consult the
remainder of the chapter for all criteria.
UC -7 Chula Vista Center
UFbaa Reguiatieas
I. C pAr
Mow N/A
7 Let
Mow N/A
7 Building
Mono 'I O'
C Street
6. Setbacks-
-S t Feet AAiin-
nR-a Ratio -
Max- 1-0-
Max: 0
Weight•
Max- GN
k4all 5r..ntage. 750/ Min
Q'# CtFe et Ma.,: N/A
(*Along
7 Open
Retaml-
Office:
H StFeet te total of 4-6-' qidewallo
only pFevide
f. aee D,.quiF ..t. A/A
1-00% Max
25% Max (Not allowed en gFound
Primary land uses: Retail; Office (Not allowed on ground floor facade, except for access)
Urban Regulations
1. Floor Area Ratio:
Max: 1.0
2. Building Height:
Min: 18' Max: 60'
3. Building Stepback: Not mandatory
4. Street Wall Frontage: 25% Min
5. Setbacks:
Street Min: 8'* Street Max: N/A
( *Along H Street only to provide total of 16' sidewalk)
Parking Regulations
1. Parking Locations:
Anywhere on -site
2. Non - residential Parking:
Min: 2 spaces /1,000 sf
Onsite Min: 100%
Figure 6.28
Figure 6.29
Summary sheet does not reflect all regulations that may apply to each property. Please consult the
remainder of the chapter for all criteria.
UC -9 Mid H Street
(Neighborhood Transition Combining District)
Primary land uses: Retail; Office
Urban Regulations
1. Floor Area Ratio
Max: 2.0
2. Building Height:
Min: 18' Max: 72'
3. Building Stepback: Not mandatory
4. Street Wall Frontage: 70% Min
5. Setbacks:
H Street East of Broadway
Street Min: 8' Street Max: N/A
H Street West of Broadway
Street Min: 16' Street Max: N/A
Broadway
Street Min: 0' Street Max: N/A
Parking Regulations
1. Parking Locations:
Any, except in front of building
2. Non - residential Parking:
Min: 2 spaces /1,000 sf
Onsite Min: 50%
Figure 6.32
Figure 6.33
Summary sheet does not reflect all regulations that may apply to each property. Please consult the
remainder of the chapter for all criteria.
UC -30 Chula Vista Center West
(Transit Focus Area and Neighborhood Transition Combining District)
1. narkiRg I,. nt*eRS.
Any, except iR fro-At ..f -h 'I.d'..
2. Resm d„ntial Darl.'n
Min: 1.5 space/du
c. st. n
��apac25
E3F °1%
Mow 2 spaces/1,090 sf
Primary land uses: Mixed -Use Residential; Residential (Not allowed within S00' of the southwest corner
of Broadway and H Street intersection, on any floor; Not allowed on Broadway or H Street frontage on
ground floor, except for access); Retail; Office (Not allowed on ground floor facade except for access)
Urban Regulations
1.
Floor Area Ratio:
Max: 2.0
2.
Building Height:
Min: 18' Max: 72'
3.
Building Stepback: Not mandatory
4.
Street Wall Frontage: 50% Min
S.
Setbacks:
H Street
Street Min: 16' Street Max: N/A
Broadway
Street Min: 0' Street Max: N/A
Parkins Regulations
1. Parking Locations
Any, except in front of building
2. Residential Parking:
Min: 1.5 spaces /du
Guest: 0 spaces
Onsite Min: 100%
3. Non - residential Parking:
Min: 2 spaces /1,000 sf
Onsite Min: 100%
Figure 6.34
Figure 6.35
Summary sheet does not reflect all regulations that may apply to each property. Please consult the
remainder of the chapter for all criteria.
UC -12 H Street Trolley
(Transit Focus Area)
PaFkmng Regulations
1. PaFking Locations:
r rakes
Primary land uses: Residential; Mixed -Use Residential; Retail; Office; Hospitality
Urban Regulations
1.
Floor Area Ratio:
Parking Locations:
Min: 4.0 Max: 5.0
2.
Building Height:
Residential Parking:
Min: 45' Max: 210'
3.
Building Stepback: Not mandatoU
4.
Street Wall Frontage: N/A
5.
Setbacks:
Non - residential Parking:
H Street
Min: 1 space /1,000 sf
Street Min: 16' Street Max: N/A
6.
Open Space Requirement: 100 sf /du
Parking
Regulations
1.
Parking Locations:
Anv
2.
Residential Parking:
Min: 1 space /du
Guest: 0 spaces
Onsite Min: 100%
3.
Non - residential Parking:
Min: 1 space /1,000 sf
Onsite Min: None
Figure 6.38
Figure 6.39
Summary sheet does not reflect all regulations that may apply to each property. Please consult
the remainder of the chapter for all criteria.
UC -13 Mid Broadway
(Neighborhood Transition Combining District)
Primary land uses: Mixed -Use Residential; Residential (not allowed on Broadway ^'� frontage
on ground floor, except for access); Retail; Office; Hospitality
Urban Regulations
1.
Floor Area Ratio:
Max: 2.0
2.
Building Height:
Min: 18' Max: 60'
3.
Building Stepback: Not mandatory
4.
Street Wall Frontage: 50% Min
S.
Setbacks:
Street Min: 0' Street Max: 20'
Neighborhood Transition: See Section D. for additional setbacks for parcels adjacent to R -1 and
R -2 districts
6. Open Space Requirement: 200 sf /du
Parking
Regulations
1.
Parking Locations:
Anywhere except in front of building
2.
Residential Parking:
Min: 1.5 spaces /du
Guest: 1 space /10 du
Onsite Min: 50%
3.
Non - residential Parking:
Min: 2 spaces /1,000 sf
Onsite Min: 50%
Figure 6.40
Figure 6.41
Summary sheet does not reflect all regulations that may apply to each property. Please consult the
remainder of the chapter for all criteria.
UC -14 Harborview
Primary land use: Residential
Urban Regulations
1. Floor Area Ratio
Max: 3.0
2. Building Height:
Min: 30' Max: 84'
3. Building Stepback:
Min: 15' At Building Height: 3S'
4. Street Wall Frontage: IN
5. Setbacks:
Street Min: 15' Street Max: N/A
6. Open Space Requirement: 200 sf /du
Parking Regulations
1. Parking Locations:
Any, except in front of building
2. Residential Parking:
Min: 1.5 spaces /du
Guest: 1 space /10 du
Onsite Min: 100%
Figure 6.42
Figure 6.43
Summary sheet does not reflect all regulations that may apply to each property. Please consult the
remainder of the chapter for all criteria.
UC -15 E Street Trolley
(Transit Focus Area)
Let rn _,nr-.on.
0 60%
3. Building Height:
Min' n[' Max- 710'
N/A
Ma)c Nl A
C Street Wall FF9Rtage;
G Set - dk&
Street Min: 11'* Street
( *Appl;es ..,.I., ..I9Rg
and, 9100' Part of 1 5)
7. Open Spaee Requirement;
E Strnn4 4...t,.,...... I C
Inn rt/rl
0 Mom 1094 Max (Not
0
allowed an gFeund
it A r facade except
0
fGF a &1
0 Max
D+rLing Regulat;GAS-
1.
Parkin.. Leeatkmsi
Any, n nt an trnnt of L. 'Irl'n
7 Residential PaFkin
M*R. 1 r e /-cW
r-. rt: n
es
0
R. nine Remi inntial PaFkiAgi
Mini 1 r „/1 nnn rs
nnrltn Min. nlene
Primary land uses: Mixed -Use Residential; Residential; Retail; Office (Not allowed on ground floor
facade, except for access); Hospitality
Urban Regulations
1. Floor Area Ratio:
Min: 4.0 Max: 5.0
2. Building Height:
Min: 45' Max: 210'
3. Building Stepback: Not mandatory
4. Street Wall Frontage: N/A
S. Setbacks:
Street Min: 11'* Street Max: N/A
(*Applies only along E Street between 1 -5
and 300' east of 1 -5)
6. Open Space Requirement: 100 sf /du
Parking
Regulations
1.
Parking Locations:
Any, except in front of building
2.
Residential Parking:
Min: 1 space /du
Guest: 0 spaces
Onsite Min: 1000
3.
Non - residential Parking:
Min: 1 space /1,000 sf
Onsite Min: None
Figure 6.44
Figure 6.45
Summary sheet does not reflect all regulations that may apply to each property. Please consult the
remainder of the chapter for all criteria.
UC -16 Broadway Hospitality
2. Plan Residential PaFkingi
nAn. 2 < s/ nnn sc
Primary land use: Retail; Hospitality
Urban Regulations
1. Floor Area Ratio:
Max: 1.0
2. Building Height:
Min: 18' Max: 60'
3. Building Stepback: Not mandatory
4. Street Wall Frontage: 50% Min_
5. Setbacks:
Street Min: 11'* Street Max: 20'
(*Aron„ c Street L...+,.,een i 5 and 300' east
G4 -5
Parking Regulations
1. Parking Locations:
Any, except in front of building
2. Non - residential Parking:
Min: 2 spaces /1,000 sf
Onsite Min: 50%
Figure 6.46
Figure 6.47
Summary sheet does not reflect all regulations that may apply to each property. Please consult the
remainder of the chapter for all criteria.
D.,.Ling Regulations
AIRYPa.Ling
AIRY
2. Residential
M;n• 1.5
Area
1.5 max.
Da.L;ng,
n /d•
Qns4e Mon-
100%
UC -18 E Street Gateway
11.ban Regulations
1 Cinn.
nM;n•
2. Lot
'Z Q
Min.
Area
1.5 max.
Darn
7 n
0
Coverage
.crvsc
0
'Id'n..
45' Ma)c
Height
120'
S. Street
c S
Street
Wall
s-
Min:
Frentage:
IV*
50O7v 4 Min
Street " a^ .x•. ":rA
! *Annlie
apd
7 llnnn
Q O.iFnaFy
Retaml:
only
30n' no-- .
a!E)Rg
t 15i
E St Feet between I C
nt. NA
Inns•
Max
-
Space
Land
Of
Req
I
'loo/
Max
0
Primary land use: Retail; Hospitality
Urban Regulations
1. Floor Area Ratio:
Max: 3.0
2. Building Height:
Min: 45' Max: 120'
3. Building Stepback: Not mandatory
4. Street Wall Frontage: 50% Min
5. Setbacks:
Street Min: 11'* Street Max: N/A
( *Applies only along E Street between 1 -5
and 300' east of 1 -5)
Parking Regulations
1. Parking Locations
Anv
2. Non - residential Parking
Min: 2 spaces /1,000 sf
Onsite Min: 100%
Figure 6.50
Figure 6.51
Summary sheet does not reflect all regulations that may apply to each property. Please consult the
remainder of the chapter for all criteria.
UC -19 Feaster School
Primary land use: Public /Quasi - Public
Urban Regulations
1. Floor Area Ratio:
Max: 1.0
2. Building Height:
Min: 18' Max: 45'
3. Building Stepback: Not mandatory
4. Street Wall Frontage: 50% Min
S. Setbacks:
Street Min: 15' Street Max: N/A
Parking Regulations
1. Parking Locations:
Anywhere on -site
2. Non - residential Parking
Min: 2 spaces /1,000 sf
Onsite Min: 100%
Figure 6.52
Figure 6.53
Summary sheet does not reflect all regulations that may apply to each property. Please consult the
remainder of the chapter for all criteria.
C -1 Third Avenue South
(Neighborhood Transition Combining District)
PaFking Regulations
1. Parldng
An . he site
�'t**y�srtcTCVrr.�rrc
2. Resodn..tial Paddn
See CAIMC 1 9 62 050
Ongit„ Wn: 100%i
3 Pion Residential Pad(innf
Men: 2 spaces/1,000 sf
nnSitn M;n• 50%
Primary land use: Retail (West of Third Avenue), Office (East of Third Avenue); Residential
Urban Regulations
1.
Floor Area Ratio:
Max: 1.0
2.
Building Height:
Min: 18' Max: 60'
3_
Building Stepback: Not mandatory
4.
Street Wall Frontage: SO% Min
5. Setbacks:
Street Min: 10' Street Max: 20'
Neighborhood Transition: See Section
D. for additional setbacks for parcels adjacent to R -1 and R -2 districts
Parking Regulations
1. Parking Locations
Anywhere on -site
2. Residential Parking:
See CVMC 19.62.050
3. Non - Residential Parking:
Min: 2 spaces /1,000 sf
Onsite Min: 50%
Figure 6.54
Figure 6.55
Summary sheet does not reflect all regulations that may apply to each property. Please consult the
remainder of the chapter for all criteria.
C -2 Broadway South
(Neighborhood Transition Combining District)
Primary land uses: Retail; Office: Mixed -Use Residential; Residential
Urban Regulations
1. Floor Area Ratio:
Max: 1.0
2. Building Height:
Min: 18' Max: 45'
3. Building Stepback: Not mandatory
4. Street Wall Frontage: 50% Min
5. Setbacks:
Street Min: 10' Street Max: 20'
Parking
Regulations
1.
Parking Locations:
Anywhere on -site
2.
Residential Parking:
See CVMC 19.62.050
3.
Non - residential Parking:
Min: 2 spaces /1,000 sf
Onsite Min: 50%
Figure 6.56
Figure 6.57
Summary sheet does not reflect all regulations that may apply to each property. Please consult the
remainder of the chapter for all criteria.
C -3 Broadway North
Parking Regulations
1 DaFI(iR . I eeatkwsr
Anywhere en site
Wn• 1.5 sparze/du
GwesC 1: spaGe/10 du
Onske Min- O
3. Nen Residential Parkin
Min. 2 spaces/1,000 rF
9Ri►te- A�it�Sa�o
Primary land uses: Retail; Office; Residential
Urban Regulations
1. Floor Area Ratio:
Max: 1.0
2. Building Height:
Min: 18' Max: 45'
3. Building Stepback: Not mandatory
4. Street Wall Frontage: 50% Min
5. Setbacks:
Street Min: 10' Street Max: 20'
Parking Regulations
1. Parking Locations
Anywhere on -site
2. Residential Parking:
See CVMC 19.62.050
3. Non - residential Parking:
Min: 2 spaces /1,000 sf
Onsite Min: 50%
Figure 6.58
Figure 6.59
Summary sheet does not reflect all regulations that may apply to each property. Please consult the
remainder of the chapter for all criteria.
D. Special Provisions for Neighborhood Transition Combining Districts and Transit Focus Areas
1. Purpose
The purpose of the Neighborhood Transition Combining District (NTCD) is to permit special regulation to
insure that the character of zones within the Specific Plan area will be compatible with and will
complement surrounding residential areas. Neighborhood Transition Combining Districts apply to the
subdistricts adjacent to R -1 and R -2 zones: V -3, V -4, UC -5, UC -6, "' "� 11, UC -13, C- 1, and C -2.
Transit Focus Areas provide special regulations to encourage the development and use of public
transportation: UC -1, UC -2, UC -10, UC -12, and UC -15.
2. Requirements
a. Figure 6.60 details required side and rear setbacks from the property line that abuts an R -1 or R -2
zone. Where such yard is contiguous and parallel with an alley, one -half the width of such alley shall be
assumed to be a portion of such yard. Within transit focus areas, provide a minimum 15 feet of rear yard
setback for structures up to and over 84 feet in height.
b. For every 35 feet in height, the structure shall step back at least 15 feet on the side(s) of the structure
that abut an R -1 or R -2 district. Within Transit Focus Areas, provide a building stepback of at least 15
feet for every 35 feet in height abutting residential uses. In addition to meeting the stepback
requirements, no part of the building shall be closer to the property line than a 60- degree plane
extending from each stepback line.
c. A landscaping plan should include one to three small shade tree(s) for every 3,000 square feet within
the rear /side yard and should be located on the site to provide shade /heat gain reduction effect (i.e.
trees not to be planted on the north facing facade of the building).
FIGURE 6.60
FIGURE 6.61
d. All exterior lighting shall focus internally within the property to decrease the light pollution onto the
neighboring properties.
e. Screening and /or buffers shall be required to obscure features such as dumpsters, rear entrances,
utility and maintenance structures and loading facilities.
f. A six -foot solid or decorative metal fence shall be placed on the property line. If the fence is solid, it
shall have design treatment and be articulated every six to eight feet to avoid presenting a blank wall
to the street or adjacent property.
g. Building design shall be cognizant of adjacent low density uses (i.e. avoid balconies overlooking rear
yards).
h. As part of the project design and submittal, developments within Transit Focus Areas shall conduct
studies to assess the effects of light aad• -solar access, and shadowing and wind pattems-on adjacent
buildings and areas as determined necessary.
FIGURE 6.62
E. Special Provisions
1. Applicability
There are certain uses that, due to the nature of the use, deserve special consideration and the
application of limitations, design standards, and operating requirements.
2. Live /Work Units
a. Purpose
Live /work units are occupied by business operators who live in the same structure that contains the
commercial activity. A live /work unit functions primarily as a workspace with incidental residential
accommodations that meet basic habitability requirements.
b. Limitations on Use
The non - residential component of the live /work unit shall be a use allowed in the applicable subdistrict.
A live /work unit shall not be established or used in conjunction with any of the following activities.
• Adult businesses
• Vehicle maintenance or repair
• Any H occupancy as classified by the California Building Standards Code.
The land use and development regulations encourage the siting of a variety of land uses in an urban
environment that is both pedestrian and environmentally sensitive. Where used in combination with the
Urban Amenities Incentives, as provided for in this chapter, the development regulations and urban
amenities incentives will encourage innovative design. To further achieve this goal, it may be necessary
to be flexible in the application of certain development standards. As such, the Chula Vista
Redd elepm^^+ CeFpeFatien ^F Planning Commission may authorize exceptions to the land use and
development regulations included within this chapter thFE)ugh the issuanee ^x an 1 .lg-,; CAFe
Deyel,,..ment o ^r.„•+ if all of the following findings are made:
1. The proposed development will not adversely affect the goals and objectives of the Specific
Plan and General Plan.
2. The proposed development will comply with all other regulations of the Specific Plan.
3. The proposed development will incorporate one or more of the Urban Amenities Incentives in
section F - Urban Amenities Requirements and Incentives, of this chapter.
4. The exception or exceptions are appropriate for this location and will result in a better design
or greater public benefit than could be achieved through strict conformance with the Specific
Plan development regulations.
Consideration of a development standard exception shall be concurrent with the review of the Design
Review permit "•"a^ r^•^ Deyelopme + Peffnit, as outlined in Chapter XI - Plan Administration, Section
C.I. Design Review Requirements, of this Specific Plan.
VII. Development Design Guidelines
A. Introduction and Background
Over the last few decades, Chula Vista has dramatically emerged as an economic and population center
for the San Diego region. Increasingly, the City and the public have recognized the importance of
fostering a strong Urban Core that can accommodate further commercial and residential growth and
serve as the retail, office, and entertainment center of the community. The City has established these
design guidelines, which supplement the Specific Plan and Zoning Ordinance, to provide Chula Vista with
recommendations for the preservation and aesthetic improvement of the Urban Core, which will, in
turn, enhance the overall vitality and economic stability of the broader community.
1. Purpose
d) Frames and supports should be painted or coated to prevent corroding.
e) Awnings should have a single color or two -color stripes. Lettering and trim utilizing more colors is
permitted, but will be considered as a sign area and may only be permitted on the fabric valance flap of
the awning.
f) Where the facade is divided into distinct structural bays, awnings should be placed between the
vertical elements rather than overlapping them. The awning design should respond to the scale,
proportion and rhythm created by these structural bay elements and "nestle" into the space created by
the structural bay.
FIGURE 7.59
g) Glossy, shiny plastic, or similar awning materials are not permitted.
h) Aluminum awnings or canopies do not fi t the atmosphere of the Village and are not permitted.
3) Storefront Accessories and Other Details
There are a number of design elements that may be incorporated into the building design, especially at
street level, in order to add to the experience of the pedestrian while meeting important functional
needs as well. The following storefront accessories and details are recommended:
a) Grillework /Metalwork and Other Details
There are a number of details, often considered mundane, that may be incorporated into the design to
add visual richness and interest while serving functional needs. Such details include the following items:
• light fixtures, wall mounted or hung with decorative metal brackets;
• metal grille work, at vent openings or as decorative features at windows, doorways, or gates;
• decorative scuppers, catches, and downspouts;
• balconies, rails, finials, corbels, and plaques;
• flag or banner pole brackets;
• fire sprinkler stand pipe enclosures and hose bib covers, preferably of brass; and
• permanent, fixed security grates or grilles in front of windows are strongly discouraged. If
security grilles are necessary, they should be placed inside the building, behind the window
display area.
FIGURE 7.60
b) Door and Window Design
• reinforcing the street edge and a pedestrian environment;
• on -site circulation and service vehicle zones;
• overall configuration and appearance of the parking area;
• minimizing opportunities for crime and undesirable activities through natural surveillance,
access control and activity support;
• shading parking lots by means of canopy trees and other landscaping; and
• creating a sense of spatial organization and experiential meaning through the layout of the
design of parking lots and structures.
FIGURE 7.76
FIGURE 7.77
b. General Considerations
1) Shared parking is strongly encouraged whenever practical.
2) Parking areas should be separated from buildings by a landscaped strip. Conditions where parking
stalls directly about buildings should be avoided.
3) Lighting, landscaping, hardscape, fencing, parking layout and pedestrian paths should all assist drivers
and pedestrians in navigating through parking lots and structures.
4) Bicycle parking should be provided at each development and should be easily accessible and
integrated into the overall site design in accordance with the Bikeway Master Plan, as may be amended
from time to time.
5) Parking structures below or above ground level retail or commercial uses are encouraged since they
allow for pedestrian activity along the street while providing parking convenient to destinations within
the Village.
c. Access and Entries
1) Locate parking area entries on side streets or alleys to minimize pedestrian /vehicular conflicts along
Third Avenue and F Street.
2) Parking lots and structures adjacent to a public street should provide pedestrians with a point of entry
and clear and safe access from the sidewalk to the entrance of the building(s).
3) Pedestrian and vehicular entrances must be clearly identified and easily accessible to create a sense
of arrival. The use of enhanced paving, landscaping, and special architectural features and details is
required.
• custom neon tubing in the form of graphics or lettering (may be incorporated into several of
the above permitted sign types).
b) Sign materials should be compatible with the design of the facade.
c) The selected materials need to contribute to the legibility of the sign. For example, glossy finishes are
often difficult to read because of glare and reflections.
d) Paper and cloth signs are appropriate for interior temporary use only.
e) Professionally painted signs are encouraged but must not be painted over exiting architectural
elements or historical features.
FIGURE 7.86
FIGURE 7.87
3) Sign Illumination
Illumination of a sign should be considered carefully. Like color, illumination has considerable value for
visual communication.
a) First, consider if the sign needs to be lighted at all. Lights in the window display may be sufficient to
identify the business. Often, nearby streetlights provide ample illumination of a sign after dark.
b) If the sign can be illuminated by an indirect source of light, this is usually the best arrangement
because the sign will appear to be better integrated with the building's architecture. Light fixtures
attached to the front of the structure cast light on the sign and the face of the structure as well.
c) Individually illuminated letters should be backlit. Signs comprised of individual letters mounted
directly on a structure can often use a distinctive element of the structure's facade as a backdrop,
thereby providing a better integration of the sign with the structure.
d) Whenever indirect lighting fixtures are used (fluorescent or incandescent), care should be taken to
properly shield the light source to prevent glare from spilling over into residential areas and any public
right -of way.
e) Backlit plastic box signs are prohibited.
FIGURE 7.88
c. Private Wayfinding
Good sign design can be critical to helping people move easily through an unfamiliar environment.
FIGURE 7.114
S. Storefront Design
a. Introduction
Ground floors have typically been designed to be what is now referred to as a "traditional" storefront
and sales floor. Upper floors commonly were used for office space, residential units, or storage. If retail
uses are not appropriate for a particular building, ground floors should contain other active uses such as
a health club, community center, or residential common areas. The ground floor should have
transparent and open facades and avoid blank walls wherever possible.
b. Storefront Composition
1) Entries and Doorways
a) The main entry to buildings should be emphasized through flanked columns, decorative fixtures, a
recessed entryway within a larger arched or cased decorative opening, or a portico (formal porch).
b) Buildings situated at a corner along Broadway and H Street should provide a prominent corner
entrance to street level shops or lobby space.
2) Awnings and Canopies
a) Awnings or arcades should be provided along south and west facing buildings to enhance the
pedestrian experience.
b) Where the facade is divided into distinct structural bays, awnings should be placed between the
vertical elements rather than overlapping them. The awning design should respond to the scale,
proportion, and rhythm created by the structural bay elements and should "nestle" into the space
created by the structural bay.
FIGURE 7.115
FIGURE 7.116
c) Awnings should have a single color or two color stripes. Lettering and trim utilizing other colors is
permitted, but will be considered as a sign area.
d) Frames and supports should be painted or coated to prevent corroding.
c) Message should be limited to the business name and logo sized to be proportional with the awning
and located only on the fabric valance flap of the awning
The following factors should be considered in the design and development of off - street parking in
pedestrian- oriented areas:
• ingress and egress with consideration to possible conflicts with vehicular and pedestrian
traffic;
• pedestrian and vehicular conflicts within a parking lot or structure;
• reinforcing the street edge and a pedestrian environment;
• on -site circulation and service vehicle zones;
• overall configuration and appearance of the parking area
• minimizing opportunities for crime and undesirable activities through natural surveillance,
access control, and activities;
• shading parking lots by means of canopy trees and other landscaping; and
• creating a sense of spatial organization and experiential meaning through the layout of the
parking facility.
b. General Considerations
1) Shared parking between adjacent businesses and /or developments is strongly encouraged whenever
practical.
2) Parking areas should be separated from buildings by a landscaped strip. Conditions where parking
stalls directly about buildings should be avoided.
3) Lighting, landscaping, hardscape, fencing, parking layout and pedestrian paths should all assist drivers
and pedestrians in navigating through parking areas.
4) Bicycle parking should be provided at each development and should be easily accessible and
integrated into the overall site design in accordance with the Bikeway Master Plan, as may be amended
from time to time.
FIGURE 7.122
5) Parking structures below or above ground level retail or commercial uses are encouraged since they
allow for pedestrian activity along the street while providing parking convenient to destinations within
the Urban Core.
c. Access and Entries
1) Locate parking lot and structure entries on side streets or alleys to minimize pedestrian/ vehicular
conflicts along Broadway and H Street. If this is not possible, use patterned concrete or pavers to
b-2) Signs should be consistent with the proportion and scale of building elements within the facade. The
placement of signs provides visual clues to business location and affects the design integrity of the
entire building.
c8) Ground level signs should be smaller than those on higher levels. Pedestrian - oriented signs should
be smaller than automobile oriented signs.
d4) There are two methods of illuminating signs: internal with the light source inside the sign and
external with an outside light directed at the sign. Internal illumination is permitted on channel letters
only.
e8) Signs must be lighted with continuous light sources.
fb) Whenever indirect lighting fixtures are used (fluorescent or incandescent), care should be taken to
properly shield the light source to prevent glare from spilling over into residential areas and any public
right -of way.
g -7) Paper and cloth signs are appropriate for interior temporary use only.
h8) Backlit plastic box signs are prohibited.
2) Materials
a) Routing, carving or sandblasting the surface of wooden signs can obtain the effect of raised letters
b) Different applications of metal on signs include: applying raised letters on a metal band or applying
paint and lettering. Galvanized or baked enamel finish should be used to avoid rusting
c) Sign materials should be compatible with the building facade upon which they are placed
d) Painted signs are encouraged but must not be painted over existing architectural elements or
historical features.
e) The selected materials should contribute to the legibility of the sign For example glossy finishes are
often difficult to read because of glare and reflections.
f) Precast letters (e.g molded plastic or brass) applied to a building surface can be an effective signing
alternative.
FIGURE 7.130
e. Awning Signs
FIGURE 7.135
FIGURE 7.136
1) Definition: An awning sign is a sign on or attached to a temporary retractable shelter that is
supported from the exterior wall of a building. Marquee signs are affixed to a permanent projection
extending from the building or beyond the wall of a building.
2) Sign copy should be centered on the awning to achieve symmetry.
3) Painting cloth awnings in order to change sign copy is strongly discouraged.
4) Back -lit internally illuminated awnings are strongly discouraged.
5) The shape, design, and color of fabric awnings should be carefully designed to coordinate with, and
not dominate, the architectural style of the building.
6) Where other fabric awnings are used on the building, the design and color of the sign awnings and all
other awnings should be coordinated.
7) Message should be limited to the business name and logo sized to be proportional with the awning
and located only on the fabric valance flap of the awning.
f. Projecting Signs
FIGURE 7.137
1) The distance between projecting signs should be at least 25 feet for maximum visibility.
2) The bottom of the sign should maintain at least 15 feet pedestrian clearance from the sidewalk level.
3) The sign should be hung at a 90 degree angle from the face of the building. It should be pinned at
least 1 foot away from the wall for best visibility but should not project beyond a vertical plane set 6
feet from the facade.
4) To avoid damaging masonry, brackets should be designed so that they can be bolted into joints
whenever possible.
g. Figurative Signs
b. General Considerations
1) Commercial development should incorporate internal parking to minimize the negative
impact on the street.
2) Avoid placing parking lots along Broadway and Third Avenue so that the development
maintains a defined street edge.
3) Parking areas that accommodate a significant number of vehicles should be divided into a
series of connected smaller lots. Landscaping and offsetting portions of the lot are effective in
reducing the visual impact of larger parking areas.
FIGURE 7.170
4) Shared parking between adjacent businesses and /or developments is strongly encouraged
5) When possible, non - residential parking lots should be designed and located contiguous to
each other so that vehicles can travel from one private parking lot to the other (reciprocal
access) without having to enter major streets.
6) Parking lots should be designed with a clear hierarchy of circulation: major access drives with
no parking; major circulation drives with little or no parking; and then parking aisles for direct
access to parking spaces.
7) Parking areas should be separated from buildings by a landscaped strip. Conditions where
parking stalls directly abut buildings should never be permitted.
8) Lighting, landscaping, hardscape, fencing, parking layout and pedestrian paths should all
contribute to the strength and clarity of the parking lot.
9) Bicycle parking should be provided at each development and should be easily accessible and
integrated into the overall site design in accordance with the Bikeway Master Plan as may be
amended from time to time.
c. Access and Entries
1) Locate parking lot entries on side streets to minimize pedestrian /vehicular conflicts along
Broadway and Third Avenue. However, effects on adjacent residential neighborhoods must be
considered.
5) Site access drives should incorporate distinctive architectural elements and landscape
features that help to differentiate access to commercial parking areas from residential areas.
Security gates should be considered for access to residential uses and residential parking areas,
as well as to securing commercial parking areas when businesses are closed, except when a
shared parking arrangement is in effect.
6) Private drives should be designed as pedestrian - friendly streets that are a natural extension
of the surrounding neighborhood.
7) Minimize driveway width and pedestrian crossing distance at sidewalks.
8) If enclosed parking is provided for the entire complex, separate levels should be provided for
residential and commercial uses with separate building entrances.
9) Outdoor dining, kiosks, benches, and other street furniture are encouraged to enhance street
activity and interest.
10) Bike facilities should be designed into the development in accordance with the Bikeway Formatted: indent Left: 0.5"
Master Plan as may be amended from time to time
c. Building Design
1) The architectural style and use of materials should be consistent throughout the entire
project. Differences in materials and /or architectural details should only occur where the intent
is to differentiate between scale and character of commercial and residential areas.
2) Residential units should also be shielded from illuminated commercial signs.
3) Pedestrian connections between commercial and residential developments should be active
and friendly.
4) Large blank walls should not be allowed.
FIGURE 7.191
d. Special Requirements
1) Neighborhood- serving uses (such as full- service grocery, drug, and hardware stores) are
encouraged in mixed -use developments.
c. Mid -block crosswalks at selected locations, as described in Chapter VIII- Public Realm Design
Guidelines, shall be installed.
• Mid -block with special paving and advanced crossing technology at four locations
along Third Avenue in the Village District
d. Paseos that connect residential areas, public parking lots, and other facilities to adjacent
streets and pedestrian destinations are a key element in an enhanced pedestrian
environment. Paseos should be incorporated into private and public improvement projects as
necessary to provide exemplary pedestrian access.
2. Bicycle Facilities —Capital Projects
The primary goal of bicycle facilities is to provide logical, convenient, and safe paths of travel throughout
the Specific Plan area, making cycling a preferred method of travel. To supplement the proposed
actions, a bike users map will be prepared to assist commuters and recreational riders in getting around
the Urban Core and finding directions to various destinations.
a.Class I bicycle lanes A beaFdWalk should be created along H Street and F Street that connects
the Urban Core to the Bayfront afeapursuant to the City's Bikeway Master Plan as may be
amended from time to time. The beaFd • a shall censist of an elevated Cl , bi path
Minimum of 6 feet wide located in the renteF ef the sidewalk on each side of H StFeet and F
StFeet. The �ike paths shall be MaFkPL4 'A'0#11. GelOFed paving and signed te min.mize EoRfliets
between pedestFiaRS, vehiEles, and bicyclists. B eyele boulevards will also be evaluated fE)F
b. Class II bicycle lanes, at a minimum of 6 -foot wide, should be installed on Broadway and along
the segments of F Street where a Class I bike path cannot be accommodated, or pursuant to the
City's Bikeway Master Plan, as may be amended from time to time..
c. Class /11 bike routes should be established on the following streets:
Fourth Avenue, Fifth Avenue, Third Avenue, E Street, G Street, I Street, J Street, K Street
pursuant to the City's Bikeway Master Plan as may be amended from time to time.
d. End of trip facilities, as specified in the updated City Bikewayey4e Master Plan, should include
secured bike racks and bike lockers.
3. Transit Facilities — Policy Initiatives and Capital Projects
The primary goal of transit facilities is to provide a convenient and dependable alternative to automobile
travel throughout the Specific Plan area.
3. Improve Existing Storefront Renovation Program
Over the last several years, the City has implemented a storefront renovation program that has had
mediocre impacts on enhancing the existing and future face of the Village District's commercial corridor.
While improvements were made "one storefront at a time', the results were often overshadowed by
adjoining properties that had not taken advantage of the program. Therefore, it is recommended that
the existing program be revamped to better leverage public funds with private investments to promote
business retention and growth and augment other revitalization efforts.
The program could be redesigned to have a greater impact along the main shopping corridor by instead
improving a number of businesses located cohesively or clustered together. By treating several
properties in a row, the architectural enhancements present a greater visual impact to pedestrians,
cyclists, and auto traffickers. The initial pilot program should be focused on the Village District's Third
Avenue commercial corridor and the Broadway commercial corridor. Improvements that should be
considered include new storefront signs, awnings, windows, and paint. Restoration of vintage signs
representative of signifycant periods of history in the urban core may also contribute positively to the
pedestrian and vehicular streetscape. Program development and implementation should be pursued
and include incentivized financing options for participants.
J. Infrastructure Financing Mechanisms and Funding Sources
The following is a list of commonly used mechanisms to fund public facilities. The City of Chula Vista
may currently be utilizing some of these mechanisms, but there may be opportunities for better
leveraging of funding or for pursuing new funding sources.
1. Redeyel..pm nt [....dam
12. Community Development Block Grants (CDBG)
CDBG are a Federal grant program administered by the U.S. Department of Housing and Urban
Development. CDBG are administered on a formula basis to entitled cities, urban counties and states to
develop viable urban communities by providing decent housing and a suitable living environment and by
expanding economic opportunities, principally for low- and moderate income individuals. The Urban
Core includes areas within the required low and moderate census tracts. Eligible activities that may be
proposed for funding include, but are not limited to, housing, economic development, and public
facilities and improvements.
2. Business Improvement Districts
Business Improvement Districts (BID) or Property and Business Improvement Districts (PBID) are y
mechanisms for assessing and collecting fees that can be used to fund various improvements and
programs within the district. There are several legal forms of BIDs authorized by California law. The most
common types are districts formed under the Parking and Business Improvement Act of 1989. Business
Improvement Areas (BIAS) formed under the 1989 law impose a fee on the business licenses of the
businesses operating in the area, rather than the property owners. The collected funds are used to pay
for the improvements and activities specified in the formation documents. A similar assessment
Development o„ nit ( rpo) The rno Revievwo o is illustrated in Figure 11.1. To be approved, a
development project must:
• may- Comply with the permitted uses and development criteria contained in Chapter VI - Land
Use and Development Regulations of this Specific Plan, and other applicable regulations contained
in the CVMC; and,
• be-Be found to be consistent with the design requirements and recommendations contained in
Chapter VII - Design Guidelines of this Specific Plan.
Figure 11.1
For those projects which propose buildings that exceed 84 feet in height, the further following findings
will be required to be made:
• The building design reflects a unique, signature architecture and creates a positive Chula Vista
landmark;
• The project provides increased amenities such as public areas, plazas, fountains, parks and paseos,
extensive streetscape improvements, or other public amenities that may be enjoyed by the public
at large. These amenities will be above and beyond those required as part of the standard
development approval process; and,
• The overall building height and massing provides appropriate transitions to surrounding areas in
accordance with the future vision for those areas, or if in a Neighborhood Transition Combining
District, the adjoining neighborhood.
Except as provided in Section 3. Previouslv AteneConforming Uses, Section 4. Exemptions, and Section 5.
Site Specific Variance below, all projects require a pre - submittal meeting with staff to determine
appropriate processing requirements and preliminary issue identification. _",� a UC^11 permit will be
issued if it is determined that the project complies with the provisions of the Specific Plan, including the
development regulations, standards and design guidelines. Approval of the Design Review permitlIC-BR
will include all conditions of approval ranging from design, environmental mitigation measures, public
improvements, and others as may be determined upon review of the specific development project. The
4GOP— design review process will ensure an enhanced level of review for major projects, while
minimizing processing for -minor projects, as defined by CVMC Section 19.14.582(C+).
The provisions of the Zoning Ordinance relative to other discretionary permits or actions (e.g. Tentative
Map, Conditional Use Permits) shall be applied as required based on individual development projects.
2. Permitted Land Uses
Permitted land uses within the Specific Plan Focus Areas are identified in the Land Use Matrix found in
Figures 6.2 -6.6 of Chapter VI — Land Use and Development Regulations. The Development Services
Director or his /her designee may determine in writing that a
proposed use is similar and compatible to a listed use and may be allowed upon making one or more of
the following findings:
• The characteristics of and activities associated with the proposed use is similar to one or more of
the allowed uses and will not involve substantially greater intensity than the uses listed for that
District;
• The proposed use will be consistent with the purpose and vision of the applicable District;
• The proposed use will be otherwise consistent with the intent of the Specific Plan;
• The proposed use will be compatible with the other uses listed for the applicable District.
The Development Services Director Community Devel9pment DiFeeteF or his /her designee may refer the
question of whether a proposed use is allowable directly to the CVRC o^ Zonine Administrator�r
pursuant to CVMC 19.14.025.
r a with the d designee, t th in the C-AIAA
r
3. NanrenfeFming- Previously Conforming Uses
Existing uses that are not listed in the allowable land uses table or determined to be permitted pursuant
to the findings and procedure above are declared previously nonconforming uses. Refer to the CVMC
Chapter 19.64 — Previously 4&RCeonforming Uses for definitions and policies managing nenEen#er+e+ng
previously conforming uses such as:
• Gentiw4apees4Csontinuing operation of neReenfe-i—ing previously conforming uses)
• Changing uses
• Terminations of wing- previously conforming uses
A one—time extension of up to six months, according to the provisions of CVMC Chapter 19.64.0 -780A,
may be granted by the CVRC or DlanRing ComFn Development Services Director, as applicable,
where undue economic hardship is demonstrated.
Standards contained within the Specific Plan are mandatory requirements that must be satisfied for all
new projects and building renovations except where CVMC aencen # er -a+ag— previously conforming
regulations (Chapter 19.64) provide exemptions or allowances.
4. Exemptions
Exemptions to Specific Plan requirements include minor modifications to existing structures such as
painting, maintenance or repair, re -roof, modifications that increase the total building area no more
than 10% or 1.000 square feet of the existing building whichever is less b• 200 Sq feet or lesg
(within a 2 YeaF PeFied) as well as other exceptions and modifications described in Chapter 19.16 of the
CVMC.
5. Site Specific Variance
Standards contained within the Specific Plan are mandatory requirements that must be satisfied for all
new projects and building renovations except where CVMC Variance regulations (Chapter 19.14.140 --
19.14.270) provide for a variation from the strict application of the regulations of a particular subdistrict.
D. Specific Plan Amendment