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Home My WebLink AboutAgenda Statement 1986/09/18 Item 2a, b REVISED 9/12/86 (FLj page, title I COUNCIL AGENDA STATEMENT Item 2a, b Meeting Date 9/18/86 ITEM TITLE: Public Hearing - Proposed Amendments to the Certified Local ' Coastal Program and the Bayfront Specific Plan a. Resolution /. ` /%` Amending Chula Vista Local Coastal Program b. Ordinance Amending the Chula Vista Ba rant Specific Plan SUBMITTED BY: Community Development Director Director of Planning 63 k Director of Public Works/City Engineer REVIEWED BY: City Manager Mfr . (4/5ths Vote: Yes No X ) Santa Fe Land Improvement Company is the major landowner of property located in the Chula Vista Bayfront north of "F" Street. Santa Fe has combined with Watt Industries to form Chula Vista Investment Company (CVIC) for the purpose of developing Chula Vista bayfront lands. Since the adoption of the Chula Vista Local Coastal Program, CVIC has been evaluating potential development for the Midbayfront subarea (property located west of Interstate 5, north of "F" Street, south of the Sweetwater Marsh and east of the San Diego Bay) . As the company' s engineers reviewed the area in detail , it became apparent that soils conditions along the bayside would constrain development, particularly roadways and residential use, if not create a cost prohibitive situation. Alternative construction techniques were analyzed as well as land use and circulation reconfiguration to find a financial and planning solution to development problems. As a result of the studies, CVIC requested modifications to the Midbayfront subarea of the Bayfront Specific Plan and Land Use Plan. These modifications constitute the need for the amendment of the Bayfront LCP which consists of both the Land Use Plan and Specific Plan. This amendment requires public hearings by the Planning Commission and City Council prior to review by the State Coastal Commission. A supplement to the Bayfront Master EIR also was prepared to address the additional potential environmental impacts which could occur due to development as proposed by the LCP amendments. The following items have been included in the members' packets. These items are available for public review at the Community Development Department. The discussion section of this agenda statement includes a staff summary of the amendments for your information and consideration: 1 . FEIR-85-1 , 2. Supplemental FEIR-86-1 , 3. Copies of the Certified Chula Vista Local Coastal Program, and 4. Proposed textual and graphic LCP amendments. RECOMMENDATION: That Council : 1 . Adopt a resolution: a. Certifying that FEIR-85-1 and Supplemental FEIR-86-1 have been prepared in accordance with CEQA and the Environmental Procedures of the City of Chula Vista and that the City Council has reviewed these documents; and Page 2, Item Meeting Date 9/18/86 b. Amending the Chula Vista Local Coastal Program as set forth in Attachments A, B, and C of the attached resolution subject to conditions listed in Attachment D of the attached resolution. 2. Enact an ordinance amending the Chula Vista Bayfront Specific Plan as set forth in Attachment A, B, and C subject to conditions listed in Attachment D. BOARDS/COMMISSIONS RECOMMENDATION: On August 18, 1986, the Resource Conservation Committee voted to recommend that the Planning Commission accept the proposed amendments to the Local Coastal Program subject to incorporation of the alternative that would eliminate the above-ground drainage swale by placing storm drain structures underground as described in Supplemental EIR-86-1 . On September 17, the Planning Commission is scheduled to consider the amendments to the LCP and the Bayfront Specific Plan. The Commission' s action will be reported verbally. DISCUSSION: The following amendments to the Local Coastal Program (LCP) have been requested by Chula Vista Investment Company. They include realignment of roadways, changes in right-of-way design, reconfiguration of parkland and residential uses, modification of grading and redesign of some storm drainage facilities. In addition, the City has included several general text, graphic and technical corrections to clarify land uses and ensure consistency within the Local Coastal Program documents. Resolution Attachment A contains all textual and graphic changes to the Bayfront Land Use Plan and Attachment B contains the amendments to the Specific Plan. Attachment C entails the addition of an emergency permit process to Section 19.92 of the Specific Plan. Most text changes are minor; the graphic changes are more significant. The following analysis provides a synopsis of the amendments. 1 . Circulation Freeway Ramps and "E" Street Bridge The proposed amendments include the relocation of the I-5 southbound on/off ramp at the "E" Street/I-5 interchange to a location aligned with Bay Boulevard. (CalTrans is in the plan approval stage for this on/off-ramp re-configuration. ) Relocation of these on/off ramps and construction as a loop-ramp would eliminate the westbound to southbound turn conflict now existing on the "E" Street bridge and would lengthen the storage capacity of the eastbound to northbound turn lanes on the bridge. (This ramp location and loop configuration is similar to the option-one ramp design discussed in the adopted LCP. ) fr Page 3, Item Meeting Date 9/18/86 Also, relocating the southbound I-5 off-ramp eastward to align with Bay Boulevard would allow the restriping of the existing "E" Street overpass to provide for a total of 6 travel lanes including two through lanes in each direction and dual left turn lanes. This restriping will be an interim solution for the increase in the traffic due to the Bayfront development. The major change to the "E" Street freeway interchange from the adopted LCP is that the widening of the "E" Street bridge is not proposed. Widening of the bridge would provide additional capacities at the ramp intersections that are projected to be congested and possibly reduced to a Level of Service D in the future due to Bayfront development. In addition, trips generated by the new "E" Street Trolley Station east of the bridge also have the potential to add to the "E" Street congestion. MTDB have reviewed the potential for additional traffic congestion. They recently evaluated headway times (4 trains per hour versus 6 trains per hour) and concluded that by adding one car to the existing three car trains, no change in headway was needed. Ultimately, ridership increase could dictate the need for additional trains. MTDB is also reviewing a proposed fail-safe system which would eliminate the need for the trolley line crossing arm to be lowered when passengers are loading at "E" Street or the other stations adjacent to road crossings. Success of such a system would reduce the arm "downtime" by 50% thus reducing backup traffic conditions on the public street. Because of the potential for serious traffic impacts at the "E" Street/I-5 bridge and interchange, it is recommended that when the traffic circulation on "E" Street between Bay Boulevard and Woodlawn Avenue declines to a Level of Service D as determined by the City' s Traffic Engineer, the "E" Street bridge must be widened to 7-9 lanes as originally designed in the current certified LCP. Also, a feasibility study of the widening should be required of the Bayfront developer and should be included in the facilities/finance plan that will be required for the Midbayfront Subdivision Map processing. If the bridge widening is found to be feasible, a monitoring program should be implemented to determine when the bridge width needs to be increased. Marina Parkway (Formerly Tidelands Avenue) In the existing LCP, Tidelands Avenue traverses the Midbayfront from the southwest to the northeast and continues northward (from "E" Street) to National City. The roadway section is 120' with 6 travel lanes and bike lanes separated from the street by a 9' landscape strip. The right-of-way is planned to narrow to two lanes at the Sweetwater Marsh crossing to the "D" Street Fill . Page 4, Item Meeting Date 9/18/86 The amendments propose to realign Tidelands Avenue (renamed Marina Parkway) to sweep northeast from "F" Street and to link up directly with "E" Street at Bay Boulevard. The new street section would have two through lanes in each direction, left-turn lanes, bike lanes, a raised, landscaped, median and "No Stopping Anytime" restrictions within a minimum 95' right-of-way. The street would widen at "E" Street to three through lanes in each direction, left-turn lanes, raised median, and "No Stopping Anytime" restrictions within a minimum 108' right-of-way. The new Marina Parkway alignment would: 1 ) provide continuous direct visual access to the waterfront from a major public right-of-way, 2) allow the creation of a continuous linear waterfront park which is separated from private development, and 3) allow consolidation and reconfiguration of residential areas into one parcel that had previously been separated by Tidelands Avenue ((Marina Parkway) . The northern extension of Tidelands Avenue is proposed as a link between Marina Parkway and the "D" Street fill . The roadway section would have six lanes at Marina Parkway and would reduce to the planned two lanes at the Sweetwater Marsh crossing. The primary function of this roadway would be to provide access to the highway commercial properties at the northwest quadrant of Interstate 5 and Marina Parkway and the "D" Street fill . Lagoon Drive Section In the adopted plan, the "F" Street extension includes a 100-foot right-of-way with two travel lanes in each direction, a left turn lane, a sidewalk adjacent to the roadway ( separated by a curb) , a separate bike path, and landscaping. The proposed revisions to the "F" Street extension, renamed Lagoon Drive, include a right-of-way reduction to the 95-foot roadway section. The provision of a landscaped median would be positive from an aesthetic standpoint because it would provide visual continuity with Marina Parkway, the other major bayfront thoroughfare. The changes would result in a roadway that would be adequate to handle the anticipated traffic. Bay Boulevard In the traffic analysis for the adopted plan, railroad abandonment was assumed east of Bay Boulevard, allowing for right-of-way expansion. In the traffic analysis for the revised project, the roadway width was assumed to be constrained by the railroad right-of-way to the east because railroad abandonment is not foreseen in the near future. Bay Boulevard between "E" and "F" Streets was calculated to operate overcapacity when the bayfront is completely developed due to the dedicated right-of-way constraint. This is not seen as a significant traffic impact because of the limited area that is projected to operate overcapacity, and the amount of vehicle traffic that would be effected. Also, the potential exists for a future expansion of Bay Boulevard into the railroad right-of-way at a later date if abandonment can be accomplished. Page 5, Item Meeting Dated 2. Land Use Development parcels within the Midbayfront have been reconfigured based on soils limitations and the revised circulation system. Total acreage per land use has, however, not been modified significantly. (Acreage changes are shown on page 11I-4 of the Land Use Plan. ) The most notable changes on the Land Use Plan are within parklands and the residential area. The existing LCP indicates that a major park will be located at the foot of Lagoon Drive (formerly "F" Street) adjacent to the waterfront. It also designates parkland area adjacent to the Vener Marsh and Pond, adjacent to the eastern edge of the residential area and north of the highway commercial site at Bay Boulevard and "E" Street The amended plan proposes reconfiguration of parkland adjacent to bay and marsh areas into a consolidated, larger, linear park along the bay and marshlands from the foot of Lagoon Drive extending to Gunpowder Point Drive. This modification would open the waterfront views along Marina Parkway and increase public access to the coastal area which is a prime objective of the coastal program. In addition, reconfiguration of the +3.0 acre salt marsh to be recreated adjacent to the "E" Street Marsh is proposed to reflect the City' s enhancement planning study for this area. Residential parcels in the existing LCP are segmented by Tidelands Avenue (renamed Marina Parkway). The most westerly residential area has the potential to limit public views and access to the bayside. By consolidating the residential uses onto the east side of Marina Parkway, as proposed in the amendments, private views of the waterfront would be preserved and public access and enjoyment of the coastal resource would be increased. In addition, this consolidation would allow a larger and more usable park adjacent to all residential properties on the east side of Marina Parkway. The proposed amendments include a provision allowing transfer of development rights from the office park area south of Marina Parkway to the office park area north of Marina Parkway. This transfer would allow a floor area ratio (FAR) of .65 on portions of the office park area north of Marina Parkway and reduce the FAR on parcels of equal size south of Marina Parkway to .35 to maintain the existing overall FAR of .5. To ensure that this intensification of use north of Marina Parkway does not result in a bulky appearance, the following provision was included in the amended text, "Special attention will be required to ensure that substantial building setbacks include consideration for stepping building heights to retain proper scale and views to the Bay. In general , building setbacks from the public road shall be equal to or greater than the building height." 3. Grading and Drainage The grading plan for the Midbayfront has been revised to allow for the realignment of Marina Parkway and to decrease the amount of imported fill required for adequate building pad elevations. Page 6, Item Meeting Date 9/18/86 CVIC has requested that the grading/filling/and drainage plan be modified to reduce the amount of import originally estimated for the entire Bayfront at one million cubic yards. The 1-1 .5 acre desiltation basin north of Lagoon Drive would be retained. This desiltation facility would connect to the newly created freshwater marsh adjacent to the F-G Marsh to provide a seasonal freshwater supply. This freshwater pond has been expanded to the east of the F-G Marsh to provide +3.2 acres of freshwater habitat. Both the desiltation basin and the newly created freshwater marsh would receive dampened tidal action during the dry weather season. This dampened tidal action would compensate for the loss of the seasonal freshwater supply from the reverse osmosis operation at the foot of Lagoon Drive that was included in the certified plan. The idea for utilizing this seasonal freshwater supply was dropped from consideration following inquiries by the City' s enhancement planning consultant about the reliability and long-term availability of this water source. Areas south of Marina Parkway will drain as originally planned. However, the area north of Marina Parkway now is planned to drain west via an open/naturalized swale into the bay. This grading change will reduce the amount of import needed for filling to approximately 400,000 cubic yards. This grading and drainage amendment, as proposed, creates several problems. The open swale, as designed, would run parallel to the Vener Pond and Marsh within the areas designated for office park and public parkland. During and following storm events, park use would be impeded by runoff and wet soils conditions. In addition, the entire length of the drainage swale would require constant maintenance to provide an acceptable appearance and unrestricted water flow. The Final SEIR discusses two additional drainage alternatives both of which utilize underground drainage facilities. The incorporation of the proposed open swale within public parkland would result in less usable public space adjacent to the coastal area due to the land area necessary to create the swale, slopes and land graduation to the swale. A primary objective of the LCP is to provide public access and recreation to coastal areas. The open swale, as proposed, would restrict the viability of the acreage to be devoted to public use. Therefore, an alternative drainage system, such as underground facility, should be utilized within the park area. If this alternative is not feasible, additional usable parkland should be dedicated and developed to fulfill the intent of the coastal program provisions for public access and recreation opportunities adjacent to coastal resources. If the applicant wishes to incorporate the drainage swale into the office park, the applicant should be responsible for ongoing drainage swale maintenance. A tentative agreement has, however, been reached between staff and the applicant to implement Project Alternative 2 which includes the following drainage provisions. An underground drainage system would be located in approximately the same location as the swale. Inlets for drainage would Page 7, Item Meeting Date 9/1B/8b be provided along the length of the underground pipe. A +1 .5 foot berm would be located west of the inlets to the underground pipe to ensure that urban runoff, from storm events up to the 100-year storm, does not enter Sweetwater Marsh, Vener Pond, or Vener Marsh. This alternative would require importation of approximately the same amount of fill as the proposed project. 4. Physical Form and Appearance The applicant has revised the "E" Street/Marina Parkway Gateway format to create a "project focal point" at the Marina Parkway/Tidelands Avenue intersection. Once past the gateway, traveling west on Marina Parkway, views would be focused at the Midbayfront' s center of urban activity. Building heights on the south and north sides of the parkway will be stepped to a maximum of 4 to 5 stories respectively to provide architectural edges. Special attention will be given to plazas, planting and other landscaped features. An architectural focal point such as a tower, dome or other vertical form reaching a height of (up to) 70 feet would be permitted in the office park north of Marina Parkway. This vertical element would be a visual landmark identifying the core area of the Midbayfront. This proposal follows the basic design intent of the existing plan. However, due to the realignment of Marina Parkway and relocation of the residential and parkland areas to the west of the gateway, the new proposal provides a more dynamic entry to the Midbayfront and sense of arrival . Once west of the focal point the views to the marshlands and waterfront open-up dramatically. 5. Consistency Amendments The City of Chula Vista proposes to make the following amendments to the Land Use Plan and Specific Plan to ensure consistency within the LCP documents. a. Specialty Retail The Specialty Retail (SR) designation on the Land Use Control Map #1 of the Specific Plan should be changed to Office Park and a note indicating "4 acres of Specialty Retail to be integrated within the office park use" in accordance with the text of the Certified Land Use Plan. Also, an addition to the text on page III-7 of the Land Use Plan requires that the specialty retail high volume activities be located a minimum distance of 200' back from the wetland buffers to avoid disturbance to the high use wildlife areas. b. The Industrial Business Park designation for approximately 21 acres within the Midbayfront appears as Office Park on Figure #4 of the Land Use Plan. Specific land uses allowed within the Industrial Business Park of the Specific Plan are very similar to those allowed Page 8, Item Meeting Date 9/18/86 under Office Park. Industrial Business Park uses at this location would provide a good transition from existing General Industrial Development south of "G" Street to the proposed Office and Highway Commercial uses north of "F" Street. Therefore, the Midbayfront Office Park designation south of "G" Street on Figure 4 of the Land Use Plan is proposed to be changed to Industrial Business Park in accordance with Map 1 of the Specific Plan. c. When the Coastal Commission reviewed the City' s LCP, Section 19.85.01 of the Specific Plan included a special condition to allow a maximum height of 44 feet at the northeast quadrant of Bay Boulevard and "E" Street provided that the structure was at least 400 feet north of "E" Street and did not contain more than 20% of the allowed FAR of the total site. At the time of its adoption, the Land Use Plan failed to address this condition, therefore, it was deleted, to be addressed through a future amendment. The Commission' s condition has been re-evaluated and considered appropriate and consistent with physical form and appearance criteria set forth in the Specific Plan and Land Use Plan. Therefore, the condition as described above is being proposed to be included in the Land Use Plan. This would bring the Specific Plan and Land Use Plan into conformance. d. At this time the City is utilizing the general provisions within Article 2, Sections 13329 through 13329.4, of the California Administrative Code for issuance of emergency coastal permits. Since it is desirable to have specific procedures and a consistent format for such permits, a new section is proposed to be added to Section 19.92 (Coastal Development Procedures) of the Chula Vista Specific Plan, Section 19.92.05-Emergency Development Permit. A copy of the Emergency Development Permit Application and Permit is attached as Attachment C. e. When the LCP was certified, the street names were tentative. The City has approved permanent names as follows: Existing LCP New "E" Street west of I-5* Marina Parkway "J" Street west of I-5* Marina Parkway Tidelands Avenue south of "E" Street* Marina Parkway "F" Street west of I-5 Lagoon Drive Gunpowder Point access road Gunpowder Point Drive "J" Street west of Tidelands Avenue Marina Way *The first three street sections will connect as a "loop" street. FISCAL IMPACT: Not applicable. WPC 2458H - '--7.1 rg Pi P ri 7 P■r,,,z- ., r f,.‘ g,d ,-,IN,,-; 3 iii.■1 ri ; ' Li I.i I111.); k11 ACJW. 1 acto-P114 L Ihs/86 TABLE OF CONTENTS Page I. INTRODUCTION Area Location and Description I-2 Coastal Zone I-2 Coastal Act Provisions I-4 Related Planning Projects I-5 Coordinated City/Port Planning I-6 Planning Process and Common Methodology I-7 Summary of Public Participation I-8 Organization of the Land Use Plan 1-9 II. SUMMARY OF SUBSTANTIVE ISSUES AND LAND USE PLAN Marina Parkway and Tidelands Avenue giuW00 II-1 Gunpowder Point Development I1-2 Least Tern Protection II-4 Wetland Buffers 1I-6 Wetland and Upland Enhancement II-6 III. AREAWIDE PLAN PROVISIONS Land Use and Intensity III-1 Existing Land Use III-1 Basic Land Use Objectives III-2 Permitted Uses III-3 Development Intensity 111-8 Circulation and Public Access III-12 Existing Circulation III-12 Basic Circulation Objectives 1II-12 Roadways III-15 Transit III-25 Parking 1II-25 Pedestrian and Bicycle Routes III-27 Utilities and Areawide Grading III-28 Existing Soils and Geology III-28 Existing Utility and Roadway Improvements III-29 Basic Utility Service and Grading Objectives III-30 Proposed Utility Systems III-30 LIST OF ILLUSTRATIONS Figures 1 . Regional Location I-1 2. Coastal Zone Boundary and Subarea Map 1-3 3. Proposed Projects and Adjacent Planning Areas I-5 4. Land Use Element III-6 5. Recommended Building Heights 1II-10 6. Circulation Element 1II-14 7. Blank I1I-20 8. Utility Systems Element 1II-31 9. Grading Concept for Imported Fill I1I-33 10. Wetland Resources I11-35 11 . Environmental Management Element II1-39 12. Form and Appearance Element II1-55 13. Sequence of Views Along the Bayfront Gateway IV-1 14. Landscape Concept at the E Street Gateway IV-2 15. Gunpowder Point Hotel Design and Development Guidelines IV-6 16. Midbayfront WiffIV Design and Development Guidelines IV-9 17. D Street Fill Specific Design and Development Guidelines IV-12 Circulation Provisions Cross Sections A. Marina Parkway f140X4A4A/A06A46,WaW/$ WAt I1I-16 B. Railroad/Tidelands Avenue Crossing of Sweetwater Marsh III-17 C. Freeway Bridge WXQOMMM at E Street III-18 D. Bay Boulevard Frontage U1114/aAXXt0491 III-21 E. V/WW/VAterigh5A Lagoon Drive with Bike Lane III-23 F. Gateway to D Street Fill III-23 G. Access to Gunpowder Point III-24 Wetland Buffer Cross Sections H. Excavated Channel at Tern Island Sanctuary III-41 I. Hidden Fence at Gunpowder Point III-41 J. Residential Buffer--Midrise MFD III-46 K. Residential Buffer--Townhouse III-46 L. Office Park buffer III-47 I SOfica0V30%011/VaffOt 1717147 Subarea Specific Design Cross Sections N. Typical Hard Edge Detail at Detention Pond IV-10 0. Typical soft Edge Detail at Detention Pond IV-10 P. Marina Edge IV-14 Q. . Typical Hard Edge Detail at Marina (D Street Fill ) IV-14 R. Concept for Firm Architectural Edge at Interface IV-16 with Port Lands Under Article 5 of the State Planning, Zoning and Development Laws, the City is mandated to prepare a comprehensive, long-term general plan for the physical development of lands within the City' s jurisdiction. Moreover, Article 8 requires specific plans to be based on the general plan and serve to implement the general plan. It becomes necessary, therefore, that the Bayfront Land Use Plan address the relationship between the lands within the plan area 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: 1 ) the routing and design of 7i'$0000%/NNkA Marina Parkway in the ivli dbayfront area; 2) road access to and within the D Street fill area; 3) provision of a protected habitat for the least tern; 4) integration of pedestrian waterfront access; 5) protection of water-oriented views from inland areas; and 6) integration of land use and development on the D Street fill . The Bayfront Land Use Plan avoids specification of specific land use and public facility locations on the Port's lands since this is properly the responsibility of the Port. At the same time the plan clarifies the City's objectives so that the Port can undertake their planning and development in a manner which is consistent with and supportive of the City objectives. PLANNING PROCESS AND COMMON METHODOLOGY In order to design an effective work program for the LCP, it was first necessary to identify the. coastal issues affecting the Bayfront. The City of Chula Vista began identifying coastal issues when it first undertook studies of the area over 10 years ago. In November 1982 the city hired the consulting firm of Sedway Cooke Associates to develop a new LCP which would meet all the requirements of the public agencies and interest groups involved in planning for the Chula Vista Bayfront. The first phase of Sedway Cooke Associates' analysis was devoted to identifying the issues affecting the Bayfront. This initial analysis was divided into two major topics with individual analysis conducted within each subtopic area. The categories of analysis are summarized below. 1 . Existing conditions including ownership pattern, geologic soils data, sewer and water facilities, roadway and traffic conditions, land uses, natural habitat conditions, and physical/visual attributes. 2. Plans and programs including a review of prior plan documents and reports, review of initial work program, review of coastal commission legislation and guidelines, and review of related plans and programs for proposed projects including the Caltrans/Corps of Engineers project and local agency plans and programs. I-7 II. SUMMARY OF SUBSTANTIVE ISSUES AND LAND USE PLAN PROVISIONS The primary objective of the Chula Vista Bayfront Land Use Plan is to achieve a development plan that is consistent with the California Coastal Act, financially feasible, fiscally responsible and will result in a visually attractive setting compatible with the major natural features of the area. While a number of substantive issues have been identified during the course of the Plan' s preparation, it has been the intent of the City to resolve them through specific mitigation measures incorporated into the final plan. The Land Use Plan includes a large of number of very specific land use, circulation, utility, environmental management, and form and appearance provisions. These are highly integrated in a way to mutually support the explicit goal of merging environmental protection with land development and public access objectives. In order to help focus the discussion of the Plan on the overriding issues, this chapter provides a short summary of substative issues together with the Plan' s response. These issues are: • Marina Parkway • Tidelands Avenue UthA A Gunpowder Point Development • Least Tern Protection • Wetland Buffer Characteristics ▪ Wetland and Upland Enhancement MARINA PARKWAY AND TIDELANDS AVENUE VX7 W$Xo4 Tidelands Avenue is a necessary circulation element for the Bayfront. Extending it to D Street fill area is essential to permit this area to develop in a way that is compatible with the Midbayfront and Gunpowder Point. Leaving the D Street fill isolated and cut off from the rest of the Bayfront would likely result in the area remaining an underutilized, surplus industrial site too expensive to develop to be competitive with alternate industrial locations. Providing for the extension of Tidelands Avenue will : (1 ) permit the area to develop with sufficient intensity to carry the burden of site improvement costs; (2) provide significant new opportunities for public access to the waterfront, and (3) establish a land use that will promote the financial feasibility of the remaining Bayfront development. Integrating the need for access in the Bayfront with protection of wetland resources has focused attention on two primary concerns. The first of these is the protection of the F-G Street Marsh and the second is the crossing of Sweetwater Marsh. The Plan provides for the following measures to assure the most compatible relationships. II-1 By realigning 7J$ Y 0O //A\le'7u'' Marina Parkway further to the west in a gentle arc, F-G Marsh will be protected from any filling necessary for roadway construction. The realignment will join the present terminus of the improved section of 7J407Ariwiwywo Marina Parkway on Port lands. The Sweetwater Marsh crossing included in the Land Use Plan has been relocated from a right-of-way parallel to and westerly of the S.D.&A.E. Railroad. The right-of-way, secured by Caltrans and reserved for the present time is designated in the Plan as protected wetlands. Final disposition of this area should be included in an overall management program that includes ownership, restoration, and maintenance for all the wetland resources and buffer areas. The current alignment for the Tidelands Avenue crossing is directly on top of the existing railroad bed. By integrating the roadway with the existing railroad, the crossing 1 ) avoids unnecessarily separating the wetland into isolated units, 2) minimizes the necessary fill required for the roadbed, and 3) affords opportunities for enhancing the quality of the adjacent wetland habitat. The Tidelands crossing provides for bridging on a causeway structure for up to fifty percent of the length of the crossing, removing the railroad levee in these sections of the wetland and consolidating fill in a widened roadbed for the remaining portions. The roadway construction will include some necessary filling of portions of the wetland that presently experience poor tidal flushing. An equivalent amount of fill will be removed from the railroad levee by increasing the amount of bridging on a causeway structure from approximately 15 percent of the length of the crossing to 50 percent of the length of the crossing. The increased bridging will provide for improved tidal flows to the connector marsh that Caltrans is restoring as part of the adjacent highway project. These provisions for the Tidelands Avenue crossing are the least environmentally damaging alternative for providing the necessary connection between the D Street Fill and the Midbayfront. On balance it will provide a better functioning wetland than presently exists. GUNPOWDER POINT DEVELOPMENT The major issues that involve the character and form of development on Gunpowder Point include (1 ) the ecological connection between the 00%7400 upland and adjacent wetland areas utilized for both foraging and refuge by wetland wildlife, (2) the existence of the Belding' s savannah sparrow and light-footed clapper rail , and (3) the potential impact on adjacent wetlands by utilizing the existing levees as roadway access to development on the Point. Denial of the 1979 Bayfront LCP was partially based on opinion that the Gunpowder Point upland area was critical to the health of the surrounding Sweetwater Marsh habitat and to the existence of the Belding's savannah sparrow and light-footed clapper rail . The final report by Jones and Stokes, "The Analysis of Select Biological Issues Relating to the Chula Vista Bayfront Plan," March 10, 1983, specifically addresses the ecological link between marsh and upland. As part of the original field work completed by Jones and Stokes and included in that report, an ecotone between the marsh and upland was identified and mapped. The major findings relating to this link are provided below: 1I-2 WETLAND BUFFERS A 100 foot upland buffer around much of the existing wetlands has been included as necessary mitigation for the Caltrans/Corps of Engineers project. The integration of this buffer into adjacent development patterns is included as part of the Chula Vista Land Use Plan. The Land Use Plan provides for an extension of this typical 100 foot wide buffer around wetland areas not presently included in the Caltrans/Corps of Engineers project. These areas include the F-G Street Marsh and around the converted upland on the D Street Fill . The Land Use Plan includes prototypical buffer cross sections that integrate public access, wetland screening, fencing to control access to the wetlands, and the interface with adjacent private development. These prototypical sections identify the critical features of protection and joint use to make these buffers effective transitions between natural and man-made environments. Ownership and responsibility for improvements and maintenance are all aspects of the buffers which will require joint cooperation among private development and many public agencies, and will be included in an overall wetland management program. Within the City of Chula Vista's jurisdiction, ownership and responsibility for improvements and maintenance are all aspects of the buffers which will require joint cooperation between the public and private sectors and will be included in an overall wetland management program. WETLAND AND UPLAND ENHANCEMENT In addition to the environmental protection measures included in every aspect of the Land Use Plan, additional opportunities for wetland and upland enhancement have been identified and are included in the Environmental Management Provisions. These enhancement provisions are summarized in tables 6 and 7 of the Land Use Plan. Principally they include: . A 9.6 acre increase in high quality salt marsh adjacent to the Sweetwater Marsh and improved tidal flow in the connector to paradise Marsh. . A 3.4 acre increase in high quality mudflat on the east margins of Vener Pond. . A 3.0 acre increase in high quality saltwater marsh on the margins of Vener (E Street Marsh). . A 2.5 acre increase in high quality saltwater marsh, a cleaned and restored 15 acre saltwater marsh, and integration of a 7a 3. 2 acre seasonal freshwater habitat in the F-G Street Marsh area. / 7 /ØJ i'9sPINY/A/It40 1/44 Ut/J A1///c4 i/, 0/1510/WYWI//VYVVc /IWI V IV/0 SttO //W$WW/OWW04//00//A*41740x0/1W0//404xiti//000t//ft00//$ 11-6 III. AREAWIDE PLAN PROVISIONS This chapter is organized into five separate sections: Land Use, Circulation and Public Access, Utilities and Areawide Grading, Environmental Management, and Physical Form and Appearance. Each of these sections includes a brief description of existing conditions ana then provides basic objectives regarding modifications to the Chula Vista Bayfront area. Following the basic objectives, specific policy provisions are defined to guide development and resource enhancement in the Bayfront for each topical area of concern. The areawide plan provisions are supplemented with a policy diagram keyed to the text to clarify the intent of the specific provisions. LAND USE AND INTENSITY The Local Coastal Plan area encompasses approximately 790 acres; 577 acres are original uplands or filled areas above mean high tide and 213 acres are in wetlands. Three major ownerships dominate the planning area: San Diego Gas and Electric Company (SDG&E) at the south end with 84 acres; Rohr Corporation in the central area with 100 acres (an additional 56 acres of Port owned land not within the LCP area are leased by Rohr) ; and the Atchison, Topeka and Santa Fe (A.T.&S.F. ) Railroad in the northern section, which owns nearly 400 acres. The balance of the planning area is comprised of approximately twenty small holdings. Most of the holdings are located between the San Diego and Arizona Eastern (S.D.&A.E. ) Railroad tracks and the freeway, and between G and D Streets. These range in size from one-half to three-and-one-half acres. EXISTING LAND USE Approximately 175 acres or 30 percent of the upland study area is in urban use. The major land-user is Rohr Corporation, with manufacturing activities ranging from research and development to assembly. Rohr' s operations straddle the LCP area and the adjacent San Diego Unified Port District lands. A small group of buildings, including an unoccupied restaurant and convention facility now used for boat building and a 34-unit motel , are located at the end of P//$ Y`¢¢t Lagoon Drive. The Rayne Water Systems Company, located at the foot of V/kAtka Lagoon Drive, treats bay water to provide high quality water for industrial application. In the northern portion of the planning area between the San Diego and Arizona Eastern Railroad tracks and the freeway, smaller property holdings include three recently completed highway-related restaurant facilities and a 118 unit motel . The remainder of the planning area is either vacant or used for agricultural purposes. Vener Farms, which leases approximately 125 acres from Santa Fe, is engaged in truck farming. The vacant lands are composed of approximately 184 acres of salt marshes along the Sweetwater River, and a 41 acre area which includes an abandoned plant site surrounded by marshes and a salt-water pond. Both of these latter properties are within the lands owned by the Santa Fe Railroad. III-1 General Industrial Use. There are no overriding functional reasons for using Bayfront land for general industrial use; the industrial growth of San Diego County is not likely to be impeded if the Bayfront lands are not developed for this use. Non-Water Related Use. The inclusion of more non-water related uses in the area would irreversibly commit the shoreline from National City south through the planning area as an area that could be marketed only for industrial purposes. Economic Base. The overall economic welfare of Chula Vista would be better served by uses of this land which broaden the economic base of the community. 4. Wetland Protection and Enhancement. The existing saltwater marshes, ponds, and mudflats should be preserved and enhanced where appropriate to protect the many natural resource values of the habitat and contribute to the visual quality of the Bayfront. 5. Public Open Space. Ample opportunities for public open space and community and neighborhood parks adjacent to the natural resources of the Bayfront should exist to increase public access to the waterfront. While a number of access opportunities should be provided, including pedestrian, bicycle, and visual access from both adjacent development and major automobile circulation routes, care should be taken to protect wildlife resources from disruptive intrusion. PERMITTED USES The Land Use Map, Figure. 4, shows recommended locations for permitted uses. The permitted uses include: industrial , residential , landscaped parking, commercial , public open space, and wetlands. A more detailed mapping of public open space is provided in Figure 11 . Table 1 provides a summary of land use distribution within the study area. A brief description of the permitted uses follow. 1 . Industrial . The industrial land uses are confined to an area generally south of G Street, plus the inland parcel east of I-5. Existing uses will be permitted to continue and expand. Allocation: 270 acres (34.2 percent) . 2. Residential . Residential uses are limited to high density multiple- family dwellings in clusters of varying size and configuration to provide a broad range of housing types. Lower scaled townhouse-type construction can generally provide a transition at the critical waterfront edges to higher, more dense structures further inland. This configuration will afford maximum views and vertically integrate the proposed new uses into their natural setting. Allocation:471X 37.1 acres ($IZ 4.7 percent). I1I-3 3. Landscaped Parking. Portions of the San Diego Gas and Electric power line right-of-way (ROW) that run the length of the planning area are to be physically improved at the ground level with landscaped parking areas. In order to encourage landscape improvements to this area, development bonuses are permitted for projects adjacent to the ROW. These bonuses allow the development to increase permitted densities and utilize the ROW for parking lot expansion. Bonuses are calculated by applying the permitted land use intensity of the adjacent parcel to the portion of the ROW included in the project and transferring this added development of the ROW onto the project site. In order to qualify for the development bonuses, it is recommended that provision be made for long term lease agreements for parking on the ROW between the project proponents and San Diego Gas and Electric Company. Allocation: 19.5 acres (2.5 percent). Note: 8.9 acres are presently used for parking by Rohr Corporation. TABLE 1 SUMMARY OF PROPOSED LAND USES BY SUBAREA (In Acres) SUBAREA LAND USES TOTAL 1 2 3 4 5 6 Industrial 269.9 161 .1 108.8 Industrial Business Park 21 .0 21 .0 Residential ci11 37.1 19.0 ??1X 18.1 Commercial 071X 84.7 . Office/Park $010 44.7 $010 44.7 . Highway-Related al; 1-873 701$ .2 3.1 . Marine-Relatedl 717 21 .1 21 . 1 . Specialty Retail * * . Hotel2 14.0 14.0 Landscaped Parking3 19.5 10.6 8.9 Public Open Space O1010 309.0 . Wetlands4 222.3 9.6 19.0 184.0 9.9 . Wetland Buffers5 33.8 9.0 9.2 15.6 . Upland Resources6 14.9 5.3 9. 6 . Parks MO 38.0 2.0 8.0 7$/3 25.3 2.7 Roadways and ROWs7 34.1 7.7 19.2 7.2 TOTAL 70010 788.9 73.7 40.8 70017 188.7 184.0 192.9 108.8 III-4 Notes to Table 1 : 1 Includes area designated for marina. 2 Includes only the area designated for hotel-related development on the Gunpowder Point upland area. 3 Areas within the SDG&E ROW suitable for parking with landscaped improvements. 4 Includes areas to be acquired by the Corps of Engineers as mitigation for the proposed Sweetwater Channel flood control improvements. Also includes areas to be acquired by Caltrans for marsh restoration or upland conversion to marsh as mitigation for freeway improvements. (Acreage is estimated and subject to accurate calculation when detailed plans are prepared. ) 5 Includes 100' wide buffers to be acquired by the Corps of Engineers as mitigation for the proposed Sweetwater Channel flood control improvements. Also includes a similar 100' buffer surrounding the F-G Street Marsh not a part of the Corps of Engineers project. (Acreage is estimated and subject to accurate calculation when detailed plans are prepared. ) 6 Includes that portion of the proposed Least Tern Reserve island not within the San Diego Unified Port District's lands. Also includes restored upland habitat on Gunpowder Point. 7 Includes major arterials proposed or existing to serve development. Also includes portions of the SDG&E ROW not included as wetlands or landscaped parking areas and portions of the A.T.&S.F. railroad ROW. * Approximately 4.0 acres within the Office Park designation are proposed for a specialty retail facility to serve the hotel/recreational , office, and residential uses. 4. Commercial . A number of specific commercial uses are permitted for the Bayfront. They include: Office Park. An office park within the Midbayfront, would be permitted as a campus type plan clustered around central pedestrian-oriented open spaces and landscaped areas with peripheral parking. Allocation: $$I 44.7 acres (7/z 5.6 percent) . Note: this allocation includes an allowance of approximately 4.0 acres for a specialty retail facility integrated with the office park use. The precise area allocation is subject to market conditions. Highway-Related. This land use designation includes primarily motel and restaurant facilities similar to the existing development that principally serve auto-oriented traffic and require clear visibility from the I-5 corridor. Additional permitted uses would include gas stations. Land uses not permitted within this designation are those which would III-5 I t + ',! a a N N! 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I eT Z en n�rn ___ M 1 —1 rn Ens 1 E . - 1 III-5 principally serve pedestrian traffic or those that would be more appropriate in connection with the specialty retail center provided for elsewhere in the Plan. These non-permitted uses include: convenience retail , food and beverage retail sales, business and personal services, and entertainment facilities. Allocation: U14 18.3 acres (3%0 2.3 percent). Marine-Related. This land use designation includes commercial uses directly related to waterfront activities. Permitted uses include (1 ) retail sales: eating and drinking establishments, food and beverage sales, ship chandleries, boating and yachting sales, etc. ; (2) business and personal services: repair services catering to boat or marina needs and limited ship repair facilities appropriate to the scale of the land resource and adjacent uses; and (3) boat marinas or haul-out areas. Allocation: 21 .1 acres (2.7 percent). Specialty Retail . This land use designation includes retail uses which support the hotel-conference facility, adjacent office park uses, and adjacent residential uses. Additional uses may include those that would provide a regional attraction but not compete with the general commercial services of the Chula Vista downtown. Permitted uses include (1 ) retail sales: convenience retail , eating and drinking establishments, and food and beverage sales; (2) business and personal services: business support services, communications services, entertainment, finance, insurance, and real estate services; and (3) personal and repair services. Allocation: 4.0 acres (U.5 percent) within the area designated for office park use. The precise location is subject to market conditions. Hotel . This land use designation refers to a destination resort hotel with conference facilities. Included in the permitted land uses are recreational facilities necessary to support the hotel function and on site parking for 440 cars. Allocation: 14.0 acres (1 .8 percent) . 5. Public Open Space. The public open space designation refers to all physically accessible and visually accessible open lands for public use and enjoyment. They include wetlands, wetland buffers, upland resources, and parks. (See Figure 11 for specific location of the open space uses described below. ) Wetlands. This land use designation includes all the existing, restored, enhanced, or newly created salt marshes, ponds, and mudflats that generally fall below the mean high tide line, (datum 4.89 feet) or are periodically subject to tidal action. No use is proposed beyond natural habitat protection and minor scientific or educational uses. Allocation: 222.3 acres (28.1 percent) . Wetland Buffers. This land use designation includes the upland buffer zone adjacent to the wetland areas required for habitat protection and preservation of the health and vitality of the adjacent wetland ecosystem. Permitted uses in the buffer zones include provisions for controlled public access, minor grading and landscaping, and minor scientific or educational uses. Provision has been made for an III-7 interpretive center to be established adjacent to the 100 foot buffer hAfrivi, l/Naiall/ddNW//idnf llitllMk///off/ // 9314tfs6Aisg as indicated on the Environmental Management Map, Figure 11 . Allocation: 33.8 acres (4.2 percent). Upland Resources. This land use designation includes the remaining upland habitat areas included within the Environmental Management Zone. These are: (1 ) the Least Tern Reserve; and (2) the upland revegetation zone on Gunpowder Point. No uses are permitted on the Least Tern Reserve except for minor scientific or educational uses. The Upland Revegetation Zone on Gunpowder Point will be accessible to pedestrians but not improved for specific uses except passive recreational uses and minor scientific or educational uses. Allocation: 14.9 acres (1 .9 percent). Parks. A series of community or neighborhood parks to be used for recreationAY would be established throughout the Bayfront. Limited parking would be provided at several of the parks, and all would be linked via a continuous, publicly accessible pedestrian system. Allocation: $ 38 acres (4/0 4.8 percent) . DEVELOPMENT INTENSITY The proposed intensity of development is based on height limitations, parking requirements, on-site open space or landscape provisions, traffic capacity, and economic feasibility. The intensity of development consequently varies by land use type. 1 . Height Limits. The recommended building heights for the Bayfront are indicated in Figure 5. The prevailing height limit is four stories throughout most of the Bayfront. This limit allows for extensive open space and landscape provisions without exceeding the traffic capacity of the proposed circulation improvements. There are areas in which the height limit varies from prevailing provisions, calling for both lower and taller height recommendations, due to program requirements, environmental management objectives, or physical form and appearance objectives. These variances include the following: Gateways. To achieve a "gateway " or sense of entry to the Bayfront and relate it to the existing new development along Bayfy`dvfi` Boulevard, the areas immediately adjacent to the E Street and J Street bridges are recommended to stay between one and two stories. Gunpowder Point Hotel . The permitted height of the hotel structure is six to eight stories. Up to twelve stories will be permitted conditionally if substantial public open space amenities are included in the development program. (See also Environmental Management section and Form and Appearance section. ) Offs'K IP OK/FtU4A1../Iif AAA kdMiriait ar kill ark//e'ridcitfi 'g'e'd'No'/ddM/INl0Kd)1i'0AIA KXWI/ddd dV I AN I Iihtitils1 101d I00l0- is d//O'rlkl/,b fnipl/e<lil iEbll 11,610 l 00 XbKAf��rt/hfl/t Ye'/WV'Ait. /AertiviAl/de11tie'd/OYWi'dgi/OhlON r//aijVNd !/AyiA/ III-8 tO/AM (n /1 1A0M 01)000//W/0a0/iUfa/tin''/s IOWI/ 'ffrlEN IAttAXIAA6//a' /AIOV/V $ OOt1/gar`1W1/70IVIA 4ray//WW001AAV/MANAt04//af lV1010011 ✓111%00 Focal Point. An architectural focal point such as a tower, dome, or other vertical form reaching a height of (up to) IU feet should be permitted in the office park north of Marina Parkway. This vertical element would be a visual landmark identifying the core area of the Midbayfront. This location is indicated on Figure 5. D Street Fill . There are two areas on the D Street Fill where it is desirable to permit taller structures. At the northwestern end of the Bayfront, adjacent to the proposed new roadway, up to five stories will be permitted. The increased height will (1 ) emphasize the built-up gradient to the marsh edge at the southern perimeter; (2) permit a mixed-use development along the roadway frontage with commercial uses on the ground floor and residential development above; and (3) emphasize this location as a destination. At the eastern end of the D Street Fill , facing the proposed marina development, up to five stories will be permitted. The increased height will (1 ) permit a mixed use development along the marina frontage with commercial uses on the ground floor and residential development above; and (2) provide a focal point for pedestrian activity by strengthening the spatial definition of the marina edge. 2. Permitted Intensity. The proposed development intensity for the Bayfront is shown in Table 2. Generally, the permitted building heights, parking standards, and traffic capacity will determine the permitted intensity. For residential development, the permitted intensity is expressed as the number of dwelling units per net acre, exclusive of the major roadways and public open space requirements provided for in the Plan. There is both a minimum intensity and a maximum intensity established for projects within the Bayfront. The minimum density is established to assure sufficient levels of development to protect the expected public investment in infrastructure and to guarantee an ultimate neighborhood of sufficient size to achieve a viable identity for the residents of this community. For commercial uses the office park development is limited to ii/,f ,(r 'i an overall floor area ratio (FAR) of 0.5. The expected development intensity for other commercial uses is generally a FAR of 0.25 resulting from limitations in permitted height and adequate provisions for parking. 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III 10a TABLE 2: PROPOSED DEVELOPMENT INTENSITY DEVELOPABLE ACRES DEVELOPMENT INTENSITY Subarea I--D Street Fill 73.5 Residential 19.0 15 to 30 du/acre Commercial--Marine-Related 21 .1 FAR 0.25 Commercial--Marina +6.0 NA Subarea II--Gunpowder Point 40.8 Commercial--Hotel/Conference 14.03 FAR 0.52 Subarea III--Midbayfront X0yJ/0 99.0 Residential f/X 18.1 15 to 30 du/acre Commercial--Office/Park and 00/0 44. / FAR 0.55 Specialty Retail Commercial--Highway-Related U),I;g 15.2 FAR 0.25 Industrial Business Park 21 .0 FAR 0.55 Landscaped Parking Bonus Provisions3 Subarea IV--Industrial Area 26.2 Commercial--Highway-Related 3.1 FAR 0.25 Industrial/Utilities 14.2 Per Existing Zonjng4 Landscaped Parking 8.9 Bonus Provisions Subarea VI--Outparcels 18.8 Industrial 18.8 Per Existing Zoning4 du/acre = Dwelling units per net acre of developable land. FAR = Floor area ratio or ratio of gross building area to net developable land area. NA = Not applicable. 1 Marina: An allowance of approximately 6.0 acres site is made for a recreational boating marina or a small commercial marina repair and storage facility. This area does not include upland support facilities covered by the marine commercial designation. 2 26.8 acres of upland area are excluded for purposes of establishing permitted FAR. 3 Bonus Provisions: Increased development is proposed on parcels adjacent to the areas where long term provisions are secured to utilize the ROW for parking and parking areas are landscaped per prevailing standards. 4 Existing Zoning: Intensity of use does not vary from existing Chula Vista zoning code. 5 Transfer of development rights shall be permitted to allow a FAR of .65 in portions of the office park area north of Marina Parkway with a reduction of FAR on parcels of equal size in the office park area south of Marina Parkway to .35 to maintain an overall FAR of .5. III-11 CIRCULATION AND PUBLIC ACCESS The circulation improvements to serve the Bayfront result from a number of basic objectives, including convenient access, natural habitat protection, traffic capacity constraints, proposed regional-serving improvements, which are incorporated into the Caltrans project for the Interstate 5 and 54 interchange, and the potential trolley station project east of I-5 at E Street. EXISTING CIRCULATION The entries to the Bayfront are limited by the off-ramp configuration of Interstate 5 and the location of wetland resources. The proposed new development is concentrated in the Midbayfront and the D Street Fill . At the present time access is available at E Street, H Street, and J Street. One additional bridge at F Street provides for a connection to the east side of the Freeway but no freeway connection is available. Because of its location, the H Street ramps primarily serve the Rohr Corporation, and the J Street ramps serve the marina and Port lands westerly of Rohr. While J Street serves as an important southerly termination of 7J0040¢ avvv ¢ Marina Parkway, E Street will function as the primary gateway to the Bayfront. At the present time, there is no vehicular access to the D Street Fill area. Off-road vehicles utilize this portion of the Bayfront arriving via National City or the areas adjacent to the railroad levee. When the Sweetwater channel is completed by the Corps of Engineers, access via National City will be cut off. XA,de 4m4//k100o0 Marina Parkway has been improved from the intersection with Bay Boulevard at J Street to the north end of the J Street marina. It has been constructed as a divided roadway with a landscaped median. Bay Boulevard also has been recently improved as a frontage road serving the areas easterly of the A.T.&S.F. railroad. The improved portions extend from L Street to E Street. The San Diego Trolley operates on the railroad right-of-way on the east side of 1-5. One station adjacent to the Bayfront at H Street is developed as a park and ride lot. Caltrans proposes to construct a new interchange between I-5 and Route 54 as a joint project with the Corps of Engineers Sweetwater Flood Control Project. The freeway improvements include an interchange, transition roads, and the widening from three lanes to four lanes of a short segment of I-5 between the interchange and E Street. BASIC CIRCULATION OBJECTIVES A series of general objectives are provided as guidelines for future circulation facilities and services. These are amplified in specific circulation improvements for roadways, transit, parking, and pedestrian and bicycle routes. III-12 g' . 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En M 0 ■.- 1 I II ‘0 ,E 0 10....L........ . .0 II§ 0 E. - ( I .. ,:,,.,. ,.• ------ ••„,, \ E7 o 2.2 mil .11k : .,: 2,,,, .... • —, --— II!ILE MI NW ... ■-•=o _.........0,,,.. • 0 ‘I,l'' [1. 0 0 It° Imo= 0 -.4+4._ i-an 1. ) 111,.,LL 4 -m .. -- 1 " -.[...,__, ' -.,• our — - _' 111111._ ._f , Li u_ -----!..t.,-iigt...• • i,,,, • ••• --... :_,,, ,-----.....,,N111. 1_ (D z ' 1 ,: co (0 m 0 51 r - ...-.-.-....... .. .............. 1 IV r•C r'0 .... .....> 1 . ... lin) i 1 ), 9 i M —n Ir "0 X ‘0050 ■ d / : 1- ■ • l•- f. r. ; Ai _ __ !, !I :. _ _ 4 0>0 g g I; — , I -: ),,______./ • . .1,--.......-- .Z: ....1.....--............. 1 MIMMilauft ri<C71 '1 0.••■•-...., . 8 — • -r, : 1 _,...,11 1 : I 3 ZU >fArn ' ° - • : i !w, . ‘ 1 Z COG) lgi--- I , •• TT T_1/1 ROADWAYS 1 . Marina Parkway and Tidelands Avenue. X/i/V/aWs'IA0kA40 Marina Parkway will be extended from its presently improved terminus at the north edge of the J Street marina to provide a continuous Bayfront parkway 100 i4Aff0PiAllit/Vtoi to the E Street gateway. Tidelands Avenue will extend from Marina Parkway north into National City. To maintain traffic capacity and create a parkway character for T100711f9WI/VAW Marina Parkway, no curbside parking will be permitted. Specific segments of IAx7t s/1,44)//93f Marina Parkway and Tidelands Avenue will be designed and constructed to protect significant environmental resources: F-G Marsh Area. The alignment of 71007A000/$00000 Marina Parkway within the Port District's property will move westerly to by-pass the present edge of the existing F-G Marsh. This relocation of the right-of-way will (1 ) completely by-pass the F-G Marsh; and (2) introduce major views of the waterfront from the moving automobile. Midbayfront Parkway. The central portion of Xfi,8ki1, // /r0/i00 Marina Parkway will be developed as a landscaped parkway with parkway and median planting. This will provide a substantial scenic improvement and a strong visual element to organize physical development in the Bayfront. (See Section A. ) Sweetwater Marsh Crossing. The crossing of the Sweetwater Marsh will occur on a combination of existing levee and viaduct bridging of the wetland. Tidelands Avenue will be located on the existing S.D.A&E. railroad levee that presently crosses the marsh. In order to accommodate the infrequent railroad use of the right-of-way, the tracks will be incorporated into one of the the automobile traffic lanes. (See section B. ) Sweetwater Channel Crossing. The crossing of the Sweetwater Channel will occur at a high bridge adjacent to the railroad right-of-way. In this way Tidelands Avenue will (1 ) connect to the proposed street improvements in National City at this location; and (2) permit the future connection of additional transition roads on piers that would link Route 54 to Tidelands Avenue. 2. E Street Bridge and Freeway Ramps. In order to accommodate the proposed development in the Bayfront, it was found that the E Street bridge 1404X4 may need to be widened from its present six lane configuration to seven to nine lanes. (See Figure 7. ) This widening would include improvements at the Bay Boulevard intersection to eliminate a left turn movement on the south bound freeway ramp. Specific improvements to the bridge, the transition to the bridge, and the freeway ramps are proposed to mitigate the traffic impacts: Bridge Widening. The number of lanes on the E Street bridge over I-5 is the most critical element in the traffic system. In 47% most options evaluated for mitigating traffic impacts, some widening of the existing bridge was found to be necessary (see Section C) . However, there are possibilities of improving traffic operation on the existing bridge through restriping to change the lane arrangement (adding more left turn capacity) , so that widening of the bridge could be coordinated with the phasing of development. When traffic congestion reaches a level of Service D, as determined by the City' s Traffic Engineer, additional lanes will be added to the bridge. I1I-15 95' R.O.W. e \'' „' MEDIAN il /SIDEWALK BICYCLE LANE I 1 5'1 5' 5.5' 12' 13' 14' 1 13' 4 12' 15.5 ' 5'4 5'1 -1, 30.5 • SIDEWALK i' �\ a /= i� BUS STOP F. MEDIAN BIKE LANE 1 13' 1 12' 15.5'1 10' 15I5J WITH BUS STOP PROPOSED SECTION A MARINA PARKWAY (Prototypical) • III-16 LIGHTS INCORPORATED INTO FENCING CONCRETE BALLARDS A APPROX. 12'O.C. tzr--d i. I . 22' 14' 12' 12' • 12' 12' 12' 12' 14' 7' 130' WIDENED BRIDGE (WHEN LOS REACHES D) t rl 6' 13' 11' 11' 11' 11' 13' 6' i . . . . • 82' EXISTING FREEWAY BRIDGE • LIGHTS INCORPORATED INTO FENCING CONCRETE BOLLARDS AT APPROX. 12' O.C. 2 10' LEFT 1 / TURN LANES r -:k s,, ,,,, ii4 1 '--il 22' 13' 11' 11' 11' 11' 13' 6' . • . . • • 98' • EXISTING BRIDGE WITH WIDENED PEDESTRIAN WALKWAY (INTERIM) I PROPOSED SECTION C (Prototypical) FREEWAY BRIDGE AT E STREET III-18 The analyses provided in the alternatives assessmentl , indicate that nine lanes would be needed on the E Street bridge with the full diamond interchange configuration that presently exists, two left turn lanes for each direction; plus three through lanes eastbound and two through lanes westbound. However, adding a loop ramp in the northwest quadrant of the interchange would reduce the required number of bridge lanes to seven. The intersection of E Street and Bay Boulevard would then become more critical , and additional design and traffic control measures would be _ needed to reduce those problems if the loop-type interchange improvement were to be adopted. The loop probably would not be appropriate unless the proposed Route 54 connections to the D Street Fill area were to be ultimately provided. In addition to the roadway improvements, a major pedestrian right-of-way is proposed to connect the Bayfront to a proposed new trolley station at E Street. A minimum of a 20 foot clear sidewalk section is recommended, separated from the roadway with bollards. Bay Boulevard Connectors and the Freeway Ramps. A preferred TOO option for providing a loop on-ramp on the west side of I-5 VAy¢ has been developed '7WAVI/, ,(itiVlEl 4AAA//0 144//044NO//V/N, AAA 1//AN/ $ Ab40/W // //Lf$/ ,, r/Morp//4• The preferred option requires improvements at Bay Boulevard as indicated in Section D. The tight loop, Option One, provides a direct south bound connection to the freeway without .requiring a left hand turn across opposing west bound traffic. This configuration, however, requires a substantial amount of land for the ramp right-of-way and makes the remaining portion of the parcel north and west of this intersection accessible only from Tidelands Avenue across the railroad tracks. 001100/04A/MAVA)W 0 /00001/$000$/ /AMO MExv WAWY/era/04., ViA0t0/b/.//14,E'YfilY/tOW4kAnA WAAANOWVVY/JOWA0 V/i/9Vt 0AtkbMW/00 thiOt WIOWI/V//A101/YVVVOY/lFM 9' /154140//f5t// VYVV/iWOV/041 000X0)1AAAt//Uhl//AWAWVI VO/A /00074/1011 tt'dV/AAA/AWVVV//0//OtIM0X WOHOOPTOWANIOV/ //Wr/aW/W01040601 ate/ft00/MOWIWAMYV/ 710 14r//010//4// BOO //000t0A00//t0// n0//0AMA►if//000X0//00//$01WAWMY $1A6riff0411/INVVIONVO /0000/1W/OtOW/s MA/v WWW1/100 X$ 00$0X0/t0/010/t011t0Aa/00A/16A)400/X1,10/XAft100/W40t0t0/ ik/kYAt4/44AAMIANAWOVAd RYWYWV/00/ ONOAIAAVI WOVVV O/f0 g/WAANANW11 r` 444,6 Ak/AVIVV/Of//WY/ 1415 4A104k/AW/f0i00i0000U 0ff0 0//AWIVIV/100WV70I/1F AJI/ a1 NV IIA44AMMAI/M617137/00$00tlY 0),WOWAX//tW/r IWo'V/h//k4t4k01/0140Al✓VIdada/MVANIA /Ab/ A44t//000 1 Sedway Cooke Associates, July 1983. III-19 BLANK III-20 EXISTING BAY BLVD. R.O.W. RAILROAD R.O.W. SDG&E R.O.W. t !' � n� -' PARKWAY IMPROVEMENTS i / 4\ ' 1\`,.,„.,_ WILL BE COMPLETED UPON � i l ' � ABANDONMENT OF RAILROAD ,,� . r j ,p+ [ 1r, R.O.W. 1 I1 `- 10' 15' 12' 15' VARIES l • 1 150' 52' 40' — t PROPOSED SECTION D BAY BOULEVARD FRONTAGE (Prototypical) 95' R.O.W. • br? , „_, �l .y ,, , „A ry... ‘,„_,, �Y \ j MEDIAN. SIDEWALK BICYCLE LANES I I I 5'. 5'15.5'. 12' L 13' I 14' 1 13' 12' 15.5'I 5'1 5' 1 30.5' PROPOSED SECTION E LAGOON DRIVE WITH BIKE LANE (Prototypical) , III-21 ' 3. F Street Extension. V//7 v'i' Lagoon Drive, the continuation of F Street west of I-5, will function as an important internal circulation element in the Bayfront and provide a critical secondary outlet from the Bayfront to the east side of the freeway. Extending it all the way to intersect with 710(WOWN104,0 Marina Parkway will permit the maximum flexibility for providing area-serving bus loops through the Bayfront that connect to the regional-serving trolley system. It will also provide for necessary service loops for underground utilities. The road will also function as a major pedestrian route to the city and provide a direct bicycle connection from the residential areas east of I-5 with the regional bicycle trail . The proposed roadway configuration is illustrated in section E. 4. D Street Extension from Tidelands Avenue. The proposed extension will run adjacent to the 100 foot wetland buffer, providing major views to the Sweetwater Marsh. Pedestrian movement is concentrated on the north side of the roadway adjacent of the proposed marina development. Parking for public parks and open space will be provided in depressed lots screened by landscaped earth berms. (See Section F. ) 5. Access to Gunpowder Point. Access to Gunpowder Point is a key element of the Circulation Plan. The link between the hotel/conference facility on the Point and the rest of the Bayfront is via two existing levees. The main access will be on the southern levee. In order minimally to disrupt wildlife using the adjacent wetlands, a 20 foot wide controlled access roadway is proposed on the southern levee. As shown in Section G, the two lane road can be integrated into the levee without undue impact on the adjacent marshes. In order to raise the roadbed above the 10 foot elevation, structural reinforcement will be provided or some equivalent reinforced sloped embankment that minimizes impact on wetland resources. A boardwalk is included as part of the roadway section to provide pedestrian access to Gunpowder Point on the side of the levee adjacent to the E Street Marsh side. Bicycle access to Gunpowder Point can be accommodated either by permitting bicycling on the roadway or the walking of bicycles along the pedestrian boardwalk. In addition, screen planting is proposed to reduce the impact on Vener Pond from automobile traffic and to shield the wetlands from the street lighting incorporated into the guard rail . A secondary access to Gunpowder Point is proposed only as an emergency route with a crash gate located on the levee as shown in the Circulation Map, Figure 6. The proposed improvements for this emergency road provide for a soft-surfaced road bed and a bridge structure over the breached section of the levee. No changes in the tidal interaction between the pond and Sweetwater Marsh are envisioned. 6. Future Freeway Connection. As the Bayfront develops, additional traffic improvements will have to be provided. The most noteworthy improvement calls for the future connection to the 1-5/Route 54 interchange. This will achieve the regional access necessary to serve the Bayfront development and relieve the traffic impact on the E Street/Bay Boulevard intersection. The right-of-way for the off-ramps is provided in the approved Caltrans/Corps Certificate of Consistency and is also included in the proposed National City Local Coastal Plan. III-22 TRANSIT There are three major transit improvements recommended for the Bayfront. They are (1 ) the provision of a second trolley stop in the Bayfront area; (2) the provision of future bus service to interconnect the Bayfront with the trolley station; and (3) to encourage the development of privately supported jitneys serving concentrated employment centers such as Rohr Corporation and the proposed destination resort hotel/conference facility. 1 . E Street Trolley Station. The County of San Diego is currently studying the feasibility of adding a trolley station to the regional serving light-rail system at E Street. The assessment will determine the preferred station location, provide a detailed bus plan for integration of the station into the Chula Vista Transit System, and identify major impacts, costs, and benefits from the addition of the station. The Bayfront Plan recognizes the future connection to the trolley system as a significant benefit to the feasibility of development in the Bayfront. It is recommended that opportunities for interconnecting the Bayfront with the proposed trolley station should be included in the Plan. These opportunities include: Bus Improvements. Provide for convenient bus stop locations on convenient travel loops within the Bayfront and at areas of concentrated activity. Pedestrian Access. Provide for convenient, direct pedestrian access from the Bayfront to the new station. (See Section C. ) 2. Bus Service. The Land Use Plan provides for roadway right-of-ways with sufficient capacity and opportunities for bus stop locations to facilitate convenient bus service into the Bayfront along ZWEA 4ik //Ay+0l10 Marina Parkway, E Street, 9//nVOit Lagoon Drive, and Bay Boulevard. This capacity should be maintained to provide the greatest flexibility in the routing of future bus service into the Bayfront and to achieve an effective connection to the trolley system. 3. Private Transit. The concentrations of land use activity provide opportunities for convenient private jitney service to supplement more regular transit service. Where it is determined that private service will not compete with public services, the Plan provides that jitney-type services be encouraged in the private sector. PARKING Parking will generally be incorporated into the private development in the Bayfront with some public parking to serve the community parks and other open space resources. While the required amount of parking will be established by current City standards for each land use, additional parking provisions will ensure the protection of the natural environmental and visual resources. I1I-25 1 . Gunpowder Point. In order to provide sufficient parking convenient to the hotel conference center, the Plan provides that up to 220 surface parking spaces will be directly located on Gunpowder Point. The parking will be consolidated into an area hidden from view by landscaped berms. Additional parking spaces will be provided either in a structure over the surface parking, beneath the tennis courts or remotely located in the Miabayfront. In order to minimize the traffic across the south levee road to the Point, shuttle/valet service to the hotel will be encouraged connecting the complex to remote parking facilities in the Midbayfront. (See also Chapter IV, Subarea Site Specific Development and Design Provisions. } 2. Street Parking. In order to maintain views from the major roadways to the shoreline and major development sites, street side parking will not be permitted along any of the major roadways identified in the Circulation Plan including Marina Parkway, Tidelands Avenue, D Street, E Street, $ y4Ot Lagoon Drive or Bay Boulevard. 3. On-site Project Parking. 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. Where feasible, parking will be screened from view from the major arterials by the use of landscaped berms and tree planting. Type. Where possible, large scale parking will be avoided in favor of smaller disaggregated parking areas separated by buildings or landscaping. 4. Landscaped Parking in the SDG&E ROW. Where parking is incorporated into the SDG&E Row through the use of the bonus provisions of the plan, the parking areas shall be landscaped with a continuous perimeter planting of trees and ground covers. 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 by SDG&E. - 5. Community Park Parking. Public parking areas will be provided at each of the major community or neighborhood parks adjacent to a major roadway, as shown in Figure 4. The parking areas will be incorporated into the open space areas 10 close yitOkJpI / to the roadways and where possible screened from view. With the exception of Gunpowder Point, for which no parking is required, one parking place for every 10,000 square feet of accessible open space will be provided. III-26 4. Bicycle Routes. The Circulation Map, Figure 6, indicates a continuous shoreline bicycle route to be a part of the statewide system. The route will connect via Tidelands Avenue to National City to the north and via Marina Parkway to Bay Boulevard at J Street to the south. (Section B illustrates the bicycle route incorporated into the Sweetwater Marsh crossing. The Environmental Management provisions of the Land Use Plan illustrate the location of the bicycle route within the 100 foot wetland buffer adjacent to wetlands. ) Additionally joint pedestrian and bicycle use of the Gunpowder Point paths is permitted. C. 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 System Map. Grading and drainage concepts are incorporated into the street plans to utilize the streets in the 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. EXISTING SOILS AND GEOLOGY Surface and sub-surface conditions vary throughout the Bayfront. Portions of the site consist of original dry uplands. Within these areas, no difficult or unusual land development problems are anticipated for standard building construction. However, in the balance of the area, settlement hazards exist. The settlement hazards are attributable to the presence of relatively shallow surficial deposits of soft compressible bay mud throughout the historic marsh lands and the tidal flats, as well as in deeper water areas. This mud, an organic silty clay, has an almost liquid consistency and makes a poor foundation material . It tends to ooze out from beneath heavy loads or, when confined, to compress over a period of years under the weight of fill or structures. Within the study area the thickness of this mud layer is typically between 5 and 10 feet, but it can be found in thicknesses up to 20 feet. There appears little correlation between mud thickness and distance from shoreline. Mud thicknesses of 8 feet are common one mile from shore, while deposits up to 17 feet thick were found in the recently filled J Street marina area. Mud thickness tends to be highly variable near the shoreline. This fact makes near-shore land development particularly difficult since the irregular settlement associated with such deposits is detrimental to structures and utilities. I11-28 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. Although the exact trace of each is not known, the San Diego Bay/Tijuana fault alignment is probably situated approximately in the center of the Bay, about one mile west of the Chula Vista waterfront. The Otay fault is thought to underlie alluvial fill in the Otay River valley approximately three miles south of the Chula Vista waterfront. There is no evidence that indicates the San Diego Bay/Tijuana fault system is presently active, although it has apparently undergone repeated movement within the last 100,000 years. While there is little reason to expect additional movements along this fault within the usual economic life of most engineering projects (50 to 100 years) , the possibility of renewed 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 San Diego Bay/Tijuana or other nearby faults would be moderate to severe ground shaking, with surface rupture on the Chula Vista site 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. Extensive evaluations of the soil conditions have been made. However a detailed evaluation of liquefaction should be routinely made for any future major Bayshore engineering project. With the exception of original Upland areas, geotechnical conditions will have a major effect on site and building construction costs due to foundation and seismic problems. EXISTING UTILITY AND ROADWAY IMPROVEMENTS The northern portion of the Chula Vista Bayfront (north of G Street) is primarily farmland at this time. Utilities have been stubbed to the boundaries of the site and a major sewer line passes along the western 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 offsite improvements. )100700WAA04# Marina Parkway, a major highway, has been constructed from J Street at Interstate 5 westerly and northerly to the north end of Rohr Industries (at the prolongation of G Street) . The majority of that street, together with the recently completed J Street Marina and RV Park, are on Unified Port District property. The north limit of the Bayfront Plan area is the National City boundary line. It is also the planned extension of the Sweetwater River channel which will be realigned during planned construction of Route 54 by Caltrans. III-29 BASIC UTILITY SERVICE AND GRADING OBJECTIVES The following general objectives are proposed to guide the future design and implementation of utility services and areawide grading: 1 . Provide adequate sizing of utility lines to assure sufficient capacity for the most intensive users. 2. Minimize the import of soil to that necessary for the protection of developable areas from flooding during concurrent design storms and high tide conditions. 3. Protect existing natural resources from undue impact during the construction phases. 4. Provide for an adequate on-site storm drainage system to preclude drainage directly into wetland habitat without adequate filtering of sediments or trapping of pollutants. PROPOSED UTILITY SYSTEMS Figure 8 illustrates the schematic water and sewer systems to serve the proposed development. 1 . Proposed Water Service. The project is served water by the Sweetwater Authority which obtains water from local reservoirs and purchases from the San Diego County Water Authority (SDCWA). The SDCWA is furnished water by Metropolitan Water District of Southern California via aqueducts including a 69-inch pipeline which Sweetwater Authority taps near the Sweetwater Reservoir seven miles east of the project. The basic water service proposed for the area consists of 12 or 16-inch mains in E Street, F Street, G Street, and H Street. The static water pressure is 70 to 100 psi . A 12-inch waterline in G Street connects the lines in Bay Boulevard and 7J0 700O5'//AY0000 Marina Parkway. This pipeline is necessary to maintain a looped system during development of the project. An easement for pipeline operation should be maintained even though the area might be fenced for security reasons by Rohr Industries. Figure 8 illustrates schematically the proposed water system. Phased development may require offsite pipeline construction, especially in industrial areas, to maintain adequate pressure and fire flows. A temporary connection to National City pipelines should be made during development of the D Street Fill area, as well as a permanent valved connection for fire protection of facilities in either city. The major factor in sizing pipelines for this project will be fireflows, especially commercial or industrial buildings which may require 4,000 to 9,000 gallons per minute provided by looped 12-inch or single 16-inch pipelines. I1I-30 r ]( • F. i: l'i:...:. /7-- 11444,11// N m0= _I 1: , } /' s' i a ` 0 0 IL [I':€, , r3 J - 3 //: { —. ,„ . ---17- [ / / / .-,,;./i ,, U milli t_ __ ' 1 .4 -_� r _._ -_i-j 1 FT 1 ' ,i n y if %\ - � � [ 1 ��/ f.J\� l ,. f s 1 i/ . 1 . • I, L I N. N L� - � grip-; N. - -- __ -, _ _6 6'E [ a' j Li_ :-I - s ' - , 12•M y 11 !:* , 1' Ir--• "` 1 I r J 72.1. I IID.i,—II-] t I Lr= ' 1 \ \l' ,o• '7.1 14- \ \\ 1 m I <I f 1T s , ,8' r ' F. 1 e...-...� ` r . I O . '; ' a '~8 `N _ .1L:, ■ v ■ ® Co S � _ r ■IIII ON -I °v -- p g. �` I co rnto � - q ° r ? ��.. 1 u q e. B. rn(� mac„ E .r, : I r MM rn C ' _ -------- . Z'� n�m op , , �� 11 I �o _I V) a 7 T i_2-1 2. Proposed Sewer Service. The Metropolitan Sewerage System of San Diego (Metro System) , of which Chula Vista is a member agency, services Chula Vista via a 78-inch diameter trunk sewer which lies easterly of the onsite railroad line and drains northerly to the Point Loma Sewage Treatment Plant. The proposed development will generate an average daily flow of approximately 0.4 million gallons and a peak daily flow of 0.8 million gallons. The project area is proposed to drain to an existing manhole north of V W¢¢t Marina Parkway where metering facilities would be constructed. Sewers flowing by gravity to this location at even a relatively flat 0.2 to 0.4 feet per 100 feet would require considerable earthwork for the D Street Fill (Subarea 1 ) and Gunpowder Point (Subarea 2) developments. Portions of those areas will drain towards a sewage lift station which will force the sewage under pressure across the bridge or dike to gravity sewers. Phased development may require extensive offsite grading and sewer extensions. Figure 8 illustrates schematically the proposed sewer system. 3. Proposed Grading and Drainage. The project requires importing 4S//UU 000/Mll/1f,6M//dOW0t4i large amounts of earth to ensure building pads are above the 100-year flood level (about elevation 10) and above higher high tide level . Availability of import material will affect the construction schedule because of the quantity and time required to surcharge the D Street Fill and the problems there would be in hauling dirt into the area through recently developed projects. Importation of approximately 400,000 cubic yards of fill material will be required for the Midbayfront subarea. Figure 9 illustrates the proposed grading concept for imported fill . Drainage of storm flows is affected by the elevation of higher high tide and having gravity pipe or street flow upstream at a minimum slope of six inches per one hundred feet. Special caution is required at the marshes to reduce problems of silting and oil or chemicals. Some diversion of flood water is proposed and desilting/retention basins may be required. A major detention basin is proposed for the Midbayfront to accept. surface drainage and provide for desilting and oil and chemical entrapment. 4. San Diego Gas And Electric ROW. Due to the recommended roadway configuration for Bay Boulevard at the intersection with Z//$)t i Marina Parkway, street widening is envisioned on the west side of the S.D.&A.E. Railroad tracks within the 150 foot wide San Diego Gas and Electric right-of-way. While this poses no interference with the major 138 KV lattice tower, some relocation may be necessary for the two separate 69 KV power lines presently running on either side of the railroad track. If feasible these lines should be consolidated and incorporated elsewhere in the utility right-of-way. Where 010 Tidelands Avenue hAth/iWA is proposed to be incorporated into the railroad levee at the Sweetwater Marsh crossing, the roadway bed will need to cross beneath the tower lattice power lines at either end. Coordination with the San Diego Gas and Electric Company will be required. III-32 .� r. ..._ T c) 1 ---.1 1,4'', ii,..... 7' 0 3 I I I ',I: -- . - -- < r 1i. rte. _ ININ j 0 = 1111111 a- _ (D O /D .111 I E a 1 n 3 .NI j xs 1 0 3 ."NN / 'NUM .. II---- - ---- 'j y, ,. / Yl I 1 i 1 I 111 . ' 5. L-Ll a�_L,i ;�� J \ ,. tom- - f ii - .J- �; N 1 I II 1 1 i ` ..fix i �� N N 1 P fi IE E & r 1 ! li' /7 '\' — -' 1 i 1 1I KY!1 S � � ,:1 f i i rye E I€ } .; k 1 1 Wig.w.u�}L n., 'e. \\ \ \ 1 o 1 r- 'I o �" (.....)0 „;'I_ e .� _ _j f Cn n1 1I1. k-i e) ' 8 1 a MlifI , � N III. 7104`-.'itng-'6.1.4iP1112-.41Ntw,'"ik i ct WI' .7.c_f_ :_,,,:,) \ 0 a lit' 1 WIT 71 0 --1 -- i I , -__ j 1 ,i _ — m p ` - f . r—I cDco _1F _ I r T r ,n 2. Paradise Creek Channel . The Paradise Creek Channel area is a highly degraded marsh (Williams and Rieger 1973) between the Interstate 5 right- of-way and the S.D.&A.E. kailroad right-of-way on the west. The area apparently was used as a sanitary landfill as evidenced by the amount of broken glass and other debris below the soil surface. A man-made diversion channel provided an outlet for Paradise Creek when the original outlet was obliterated by development of the 24th Street Terminal . Continued disturbance of this area results from off-road vehicle activity. 3. Vener Pond. Vener Pond is bounded on the north by a breached dike, on the east by agricultural fields, on the south by a dike, and on the west by agricultural fields on Gunpowder Point. Both the north and south dike served as access roads to Gunpowder Point, but the north dike is no longer in use and has been breached, allowing tidal influence at tides greater than 5.6 feet above mean lower low water (MLLW). A small corrugated pipe culvert through the south dike connects Vener Pond with Vener (E Street) Marsh. The pond area contains small islands with limited development of Salicornia (pickleweed) stands. Most of the area consists of mudflats and is free of vascular plant growth. During periods of very high tide cycles, the restricted flushing prevents complete drainage during low tide, and some areas remain flooded during several tidal cycles. This persistent inundation is probably responsible for maintenance of the mudflats and restriction of plant growth. 4. Vener (E Street) Marsh. Vener (E Street) Marsh is bounded on the north by Gunpowder Point and the access road across the south dike, on the east by agricultural fields, on the south by a boat works and softwater filter business, and on the west by San Diego Bay. It is a coastal salt marsh with no freshwater input from streams. 5. F-G Street Marsh. F-G Street Marsh is bounded by 7//WOOt Lagoon Drive on the north, a fill area on the east, a manufacturing facility and G Street on the south, and 1444AWAIIAV¢1i1¢ Marina Parkway on the west. It receives storm drain discharge from the Rohr industries area to the southeast and retains connection to San Diego Bay by way of a channel under If00000$44(00V0 Marina Parkway. 6. Freshwater Pond. The freshwater (or remnant) marsh is about a 1 .25- acre pond located on the north side of V//Sit/r Lagoon Drive. At one time it was part of F-G Street Marsh, but hydrologic isolation from the latter has resulted in development of freshwater marsh vegetation around a seasonal pond fed by winter rains and agricultural runoff. 7. Gunpowder Point. Gunpowder Point is an isolated upland feature of the Chula Vista Bayfront. It is about 36 acres of upland area surrounded on the north by Sweetwater Marsh, on the east by Vener Pond, on the south by Vener Marsh, and on the west by San Diego Bay. Access is currently provided by a road on a dike running along the south edge of Vener Pond. Gunpowder Point is occupied by the remains of an abandoned munitions factory, two homes for farmworkers, and about 5 acres of agricultural field. Most of the upland vegetation is dominated by introduced bromes and other grasses, Russian thistle, tree tobacco, horehound, ice plants, and other invading species. A summary of existing land use characteristics is provided in Table 3. III-36 8. D Street Fill . D Street Fill is located on the extreme north end of the Chula Vista Bayfront. It covers about 98 acres and is virtually barren of vegetation. Most of the fill material is sandy gravel material dredged from the deep-draft ship channel at the 24th Street Terminal . The fill is bounded on the north by the 24th Street Terminal ship channel , on the east by the S.D.&A.E. Railroad, on the south by Sweetwater Marsh, and on the west by San Diego Bay. With the construction of the the U.S. Army Corps of Engineers Sweetwater River channelization project the 24th Street Terminal ship channel will serve as the mouth of the channelized Sweetwater River. Tne San Diego Unified Port District has jurisdiction over 27 acres along the westerly and northerly edges of D Street Fill . 9. Vener Farm. Vener Farm is an agricultural operation occupying most of the upland areas between the marshlands and Marina Parkway and Tidelands Avenue. The operation consists primarily of truck farming and is now operated by Bay Pointe Ltd. , a Chula Vista agricultural business. Current agricultural operations encompass about 78 acres, 8 acres of which are leased from San Diego Gas and Electric. The remaining acres are leased from Santa Fe Land Company, which owns most of the land in the study area. TABLE 3 GUNPOWDER POINT EXISTING LANDSCAPE CONDITIONS AGRICULTURAL OPERATIONS ACRES Agriculture Fields 4.79 Buildings, Structures, & Foundation 1 .38 Dirt Roadway 3.95 Debris Piles, Mounds, And Pits 2 61 . An additional .50 acres of mounds exist within the upland category of the degraded lagoon. Disturbed Soils And Graded Areas 7.64 Subtotal 20 3 NATURAL AREAS Weed Grassland Characterized By Invasive Species 17.22 Frankenia Palmeri Stand .12 Wetland Mosaic 1 .99 • At northwest corner of Gunpowder Point Degraded Lagoon 1 .20 Upland . ( Includes .50 acres of mounds not included in debris piles, mounds, and pits category listed above. ) Wetland . (This .65 acres of wetland is not included in the Gunpowder Point total acreage. ) Subtotal 20.53 TOTAL 40.8 Source: Sedway Cooke Associates III-37 • r _ IF o * 1 .« cc ;D ) o cp co.« 1 t 5. c1 a n c~, 61 '•'+ a i / .e. i1:{1111 _ =I / / 1.SE 4:1 p cm i I �O , �^ m "1 ——�1 V V/ , J II Hdill ill LAIMAIIH' -111 , , T N ° :a- ..ens �i� ■{ET O� c r a 1._ � , \ /, I,, ` loll!!! \ 0.0 a ii 1111:: i T I=a-e - III!! ! '! i .....N,...\ c Cl) 1s 38 ,.-, _ _ 1 � D cc m a �. �- - .-= I __ � i -EpE _• ple all II I I _--�IIIII111I..... ' ® Q -11,1111 I� y MEMO LLI 1111111■ , � — ` 111 III. r � ' S ID * a 0 5 —n111 nu \ I8 n C: a C as; I 1111... If ID N 3 '_IL_`_i(_'i I 7 0 as* :° ' a x.01 - s. „III, \ e 11111 IN MP ' I - ' 1 U \c,1- \ r -? 12. o 11 E zs ea > e , lame N. r' (/) 11f1 l Emil , a1 "/ 1 ; I v = . 1111. J Z Q;.n: ' € N �Q l ill 'up p. ta ��Z �� 11i- \� IIIIII1111 .� I Aigt z r �rn or. ' . _ -- � - ,( I rnrn...I 0< " --I-i I— g a �" u I 1 TTI_2a Proposed Wetland Buffer. The 100 foot wide buffer to be acquired as part of the Caltrans/Corps of Engineers project mitigation requirements shall be configured to protect the existing marshes and pond. In addition, a 100 foot buffer is proposed around the F-G Street Marsh except where the existing industrial building encroaches within the buffer area. Adjacent to the existing structure the buffer will be as wide as space permits. • Limit all human and domestic pet access to Sweetwater Marsh, Vener Pond, the E Street Marsh, and the F-G Street Marsh. (See sections J through 0 L. ) . Limit pedestrian access and bicycle access to the inboard 50 feet of the buffer. . Provide visual access from the buffer into the wetlands at specific points along the length of the buffer. Proposed Wetland Restoration. Degraded areas of former wetlands are proposed to be restored to high quality salt marsh or mudlflat in areas adjacent to Vener Pond, the E Street Marsh, and the F-G Street Marsh. (See Figure 11 . ) Additionally 104%30 Y//ft0Ail tOt//X 00/Y//Ar1YX//Vk//f1Wkd O//40k urbanized runoff into the wetlands will be controlled. . As compensation for filling of less than 1 acre of existing wetland elsewhere in the Bayfront in order to achieve the necessary circulation improvements, filled or degraded margins will be restored as high quality wetland. The approximate increase in wetland shall be: E Street Marsh + 3.0 acres of salt marsh F-G Street Marsh + 2.5 acres of salt marsh; + 3.2 acres freshwater marsh Vener Pond + 3.4 acres of mudflat ! 1010Akkl/t'i AY add/ G( /00X01401/kk,A/iMAVAIuW/y 4f/X»i OIAWfifty//Yd4s'f;(/hAtht fait ONI VOAY/Ne'sftlefa',//Y►10/100an/Vtry// Atht//NYiltA011 h' WWW/Wtheit k 0iA/iWWfk 1A4/k> /aft/ik /W W/lWUV/kf/ l/ IWV AAAAI/deal4040kkkd/10Y/A fthWiAfkk//iMfNWANlu'00 06.10104h//off/f 01AWWg'ih1'V/kfl10/0 /4004Akd b/i/�0fk�k�ikkfk/�bXb/i�Of/ik�kA�b/iAX f�'kkY►AiA,i;kl'%� bli��M//s'�(p�p�YVrfVr01�/f�k III-45 [RESTRICTIVE COVENANTS f-VISUAL SCREEN BUILDING MARINA PARKWAY PUBLIC PARK PUBLIC i PROTECTED ENVELOPE R.O.W. ACCESS HABITAT ORNAMENTAL LANDSCAPING J 5' FENCE(Location at highpoint in TO BE MAINTAINED BY 3 w W butter to screen views from wetlands) PRIVATE DEVELOPMENT w N a a MASS PLANTING FOR VISUAL z w x¢ x¢ SCREENING*-5' (PROVIDE J C7 I-D F-m OCCASIONAL VIEWS TO i e z a N i/ S`� `� ¢z Y a AS .I - �. 1/.1 L“:3 00 x LOW SCALE TRANSITION sus,. +10� _ — _ 1 •K. 1 1 "°-- +5 DATUM PROTECT AGAINST MIN. u� 50'MIN. MARSH GROUNDWATER SPECIES INTRUSION 100'BUFFER I PROPOSED SECTION J RESIDENTIAL BUFFER - MID-RISE MFD j RESTRICTIVE COVENANTS [VISUAL SCREEN BUILDING MARINA PARKWAY PUBLIC PARK 1 PUBLIC PROTECTED ENVELOPE R.O.W. ACCESS HABITAT ORNAMENTAL LANDSCAPING -I 5'FENCE(Location at high point in TO BE MAINTAINED BY w w buffer to screen wows from wetlands) PRIVATE DEVELOPMENT w N a a MASS PLANTING FOR VISUAL 111 J a a H? SCREENING++-5' (PROVIDE OCCASIONAL VIEWS TO �� (yn z W C") a F MARSH AREA) alb s ¢ Y a w 2 NATIVE COASTAL SPECIES AS J�,lfi i ! __) „f �/pI �� C7p m x a LOW SCALE TRANSITION +10'DATUM _„_�1 „, [ S+5'DATUM DATUM y�`'i.. „ C�� TOWNHOUSE P . U 1-'1j 50'MIN. M i SPECIES 100'BUFFER PROPOSED SECTION K RESIDENTIAL BUFFER - TOWNHOUSE III-46 BUILDING PUBLIC VISUAL PROTECTED HABITAT SETBACK ACCESS SCREEN ORNAMENTAL LANDSCAPING w 5' FENCE(Location at high point in TO BE MAINTAINED BY .J buffer to screen views from wetlands) PRIVATE DEVELOPMENT a W MASS PLANTING FOR VISUAL C1 N d ii NATIVE COASTAL SPECIES AS LOW SCALE TRANSITION II 1 1- I ,r� 1 MARSH SPECIES +10'S II + I 1 -441".1 a _...J.Itr. _ 4... ... •`. . ----®+5'DATUM SETBACK VARIES 50' MIN. DEPENDING ON , LOCATION OF PROPOSED 1 DRAINAGE SWALE v 100' BUFFER • SECTION L OFFICE PARK BUFFER III-47 . At the low-lying agricultural field north of the F-G Street marsh, construct a storm water detention facility to accept urban runoff from the Midbayfront. Utilize this facility to store runoff during peak storm periods, and as a sediment trap and degreasing facility. Connect this storm detention facility to the new freshwater pond at the F-G Street Marsh to provide a seasonal water supply to the wetland. Both the detention basin and the newly created freshwater marsh will receive dampened tidal action during the dry weather season. (Procedures for assuring water quality standards will be included in the Phase III Implementation Program. ) 4. Subarea 4--Marsh Areas. Critical Factors. . The Sweetwater Marsh is one of the priority wetlands identified by the California Department of Fish and Game. It is the most significant wetland in the San Diego Bay. . Existing use of the marsh complex is as wildlife habitat, electrical transmission line right-of-way, a railroad track, and miscellaneous fill related to adjacent agricultural activities. . The wildlife use of the wetlands include a broad range of wetland species, especially birds. (See Jones and Stokes Associates, 1983 for references to inventories. ) . Portions of the marsh complex are degraded. . The marsh complex is proposed for acquisition by Caltrans/Corps of Engineers for the combined highway flood control project to protect habitat for the endangered light-footed Clapper Rail and other wetland species. Proposed Tidelands Avenue K O1 J 1. Tidelands Avenue is proposed to cross the Sweetwater Marsh in conjunction with improvements to the existing railroad levee. . The crossing of the Sweetwater Marsh on the existing railroad levee will include fill on degraded portions of the marsh located on the western boundary of the existing levee. The area to be filled is less than 1 acre. . The existing railroad viaducts spanning the water channels connecting the portions of the Sweetwater Marsh on either side of the railroad will be rebuilt to increase the length of the span and thereby, improve existing tidal flow to the eastern portion of the marsh. 1II-48 Proposed Restoration. 714 Tidelands Avenue OitO f i'$vf is proposed to be a part of a restoration program for the railroad levee crossing of Sweetwater Marsh. . In order to accommodate the wider cross section required for the roadway without adversely impacting the marsh, the amount of existing bridging will be increased, fill removed, and wetland restored to compensate for the fill required for the remaining portions of the roadway. • An equivalent area of approximately 1 acre of high quality wetland will be created for the amount of poor quality (between eight foot and nine foot elevation) salt flats covered in the road widening. • Additional areas of high ground adjacent to the west side of the road will be lowered in elevation to establish an improved salt marsh in that area. COMPARISON OF NATURAL RESOURCE MODIFICATIONS A summary of designated environmental resources in the Chula Vista Bayfront Land Use Plan is included in Table 4. In addition to the existing 212.9 acres of existing wetlands protected by the Plan, the total wetland resources will be increased by 9.6 acres. An additional 11 .4 acres of the existing resource will be enhanced by restoration measures. Including the upland resources proposed to be included in the Caltrans/Corps of Engineers buffer acquisition, a total of 92.4 acres of upland area will be protected or maintained solely for recreational use. TABLE 4 SUMMARY OF DESIGNATED ENVIRONMENTAL RESOURCES ENHANCED NET PORTION ACRES Wetland Resources - Total Protected Wetlands 212.9 Upland Conversion to Wetlands 9.6 Wetland Enhancement 8. 9 Freshwater Pond /X/0 3.2 Detention Basin /X 10 0 Total X X 14 12.1 z22.5 Upland Resources Wetland Buffer 33.8 Least Tern Sanctuary 10.0* Upland Revegetation 9.6 Other Open Space MO 38.0 Total 92.4 *Includes five acres of land owned by the San Diego Unified Port District III-49 TABLE 5: SUMMARY OF PROPOSED WETLAND RESOURCE MODIFICATIONS WETLAND EXISTING PROPOSED POTENTIAL IMPACTS RESOURCE SIZE MODIFICATION OR ENHANCEMENTS Sweetwater Marsh + 120 acres • Tidelands extension incorporated • Fill in less than I acre of degraded into railroad ROW on existing wetland areas for road widening levee (general elevation 8 to 9 feet above Mean High ride) • No net increase in wetland fill • Increased bridging on railroad levee o Conversion of 9.6 acres of upland resulting in removal of less than I at D Street Fill to wetland as acre of fill and improved tidal flow to part of Caltrans/Corps requirements eastern portion of marsh • Enhancement of wetland west of road- way improvements by lowering elevation and increasing tidal flow • + 9.6 acre increase in high quality saltmarsh Paradise Creek + 15 acres • No direct modification proposed • Improved tidal flow through railroad Channel Area levee resulting from increased bridging Vener Pond + 15 acres • Removal of debris and lowering of • + 3.4 acre increase in high quality elevation at the eastern margin mudflat habitat • Access road to Gunpowder Point on • No fill in wetland anticipated southern levee • Occasional flushing of wetland birds due to traffic movement and noise Vener(E Street) + 34 acres • Removal of debris and lowering of • + 3.0 acre increase in high quality salt- Marsh elevation at the southeast margin water marsh • Access road to Gunpowder Point on o No fill in wetland anticipated southern levee • Occasional flushing of wetland birds due to traffic and noise F-G Street Marsh + 10 acres with+ 5 • Removal of debris and fill and • + 2.5 acre increase in high quality salt- additional acres of lowering elevation on the north, water marsh marginal quality east, and south margins • Improved quality in existing+ IS acre marsh at margins • Creation of freshwater pond within saltwater marsh filled margins • /.%3.2 acre seasonal freshwater l'l%r� iVri bN VAt6NrN/f3l>�ltd habitat o Increased water quality in F-G Marsh Freshwater + I acre • Utilization as a site for seasonal • Seasonal freshwater habitat replaced (Remnant) Marsh storm water detention in proximity to F-G Street Marsh • Detention location for storm water runoff from Bayfront provides opportunity to remove sediments and pollutants before discharging to F-G Street Marsh ,„_____,,_ ,, ..,.. i ' i .,,.____. c,,.:..„,,,..„.. III-50 GATEWAYS 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, it is imperative that special consideration be given to roadway design, including signing and lighting, landscaping, and siting and design of adjoining structures. These special gateway locations are shown on the Form and Appearance Map, Figure 12. ARCHITECTURAL EDGES The interface of open spaces, such as parks and natural habitats, with developed areas, constitute functionally and visually critical areas deserving special design attention. From a functional viewpoint, development should be required to comply with the following conditions: 1 . Habitat Protection. Structures should be sited a sufficient distance from natural habitat areas to protect the natural setting and prevent interference with wildlife. (See also wetland buffers in the Environmental Management Section. ) 2. Pedestrian and Bicycle Access. Structures should be sited at a sufficient distance from the water's edge or marsh edge to ensure unencumbered pedestrian and bicycle access. 3. Privacy. Structures should be so designed to ensure that the uses which take place in a structure or private space adjoining the structure do not detract from, or prevent appropriate public use of, adjoining public open spaces. In turn, the public areas should be designed and use regulated in a manner which does not diminish the intended use of adjoining developed lands. Visually, edges are of two kinds: (1 ) firm edges, where there is a readily distinguishable and abrupt change from open space to building mass; and (2) irregular edges where open spaces and buildings are more intricately intertwined at a small scale. Firm edges are shown in the Form and Appearance Map, Figure 12, 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 by use of earth berms or mass plantings. Irregular edges are shown where it is visually desirable to soften or de- emphasize the distinction between open space areas and adjoining development. This prevents harsh contracts between different areas, allows visual penetration between areas, and variation in the spatial experiences and qualities in these areas. (See Figure 12. ) III-54 O \ 00 - «< 00 — m m - O r« o 3 3 -, x. a L r , co a) 3 5 I E� �� . . rt cn d d ` �i_ r 11 CD O d 3 -� l` O N d < k ELI it , v , ,. '5' cc co an -I, ■ i Mali , q a 1f_l \\�\U1 LtJt�..L ■ it-ti IT I I� f� 1 -.12).. / 1c - � ; ; �Jl i • Dv v, _ '- u. .1 �r/• 1 3 m7 d i s r , 1 , , > _. F F.. d ; I .6 111 L ' ' ' j 0 �� < -' .. ill d 1 �. g X a)n• i * a '' 1 - i , . 1.±. a.�o--- = 'ij ,. , c m -13 2. ',mil_,1 h A . A ■i .,..;._ M n n 03 h1`= II I iiL li (1 (� J,iii,1 o. .. m 0. = 5i __ I(((l_ CD• 3 CD Iln 1 CHIP I .o a111111111a I11 5 = ,a ,4 �iI f liL \ :o I`6 LLlll J i c o G '1.111,1111__1 . o --- (i1r i1u o •0 O11 ---- •o -. -0 i .. ' ° r 0 I ''D� , `j rn0 — ,[ i ] ---------,EAL-- , \ _ • st•-117,...,4 E�— " xi: .4•1;` �\ fir .•® 0 { � ■ •-' (. , 1 -� o 114 H _I: Ali I _) -11 in J 1= I D 1 N v r- > 1-� T 0000..(c> °o°a--------------1 Ill I _-,� 1 , 0000° ° J $F rn C r I� o - 0000000000000 rnZ °<� 3_ ] 1 ' . ( ' 7 7 c r VIEW POINTS Planning and development of the Bayfront should ensure provision of three types of views: 1 . Views from the Freeway and Major Entry. The primary concern is to ensure a pleasant view onto the site and establish a visual relationship with the Bay, marshes, and Bay-related development. 2. Views from Roadways Within the Site. (Particularly from 710074W }h(ihAlb0 Marina Parkway, to the marshlands, Bay, parks and other Bay-related development. ) Locations should preserve a sense of proximity to the Bay and marshlands. 3. Views from the Perimeters of the Bayfront Outward. In the first two instances, the view experiences are, for the most part, from a moving vehicle--momentary and unstructured. In this instance, the view is primarily a pedestrian-oriented stationary view and more sustained. These views will be experienced from the various parts of the open space and pathway system and enable persons to renew visual contact at close range with the Bay and marshlands. III-56 IV. SUBAREA SITE SPECIFIC DEVELOPMENT AND DESIGN PROVISIONS In addition to the areawide objectives and plan provisions, the Land Use Plan provides site specific development and design provisions which are unique to the Bayfront approaches and individual subareas. The success of the Bayfront depends heavily on creating a favorable and memorable impression for travelers entering the Bayfront. It is also important that this same strong visual image be carried through the area and provide the means of visually interrelating major Bayfront destinations. Special design attention must therefore be placed on the E Street Approach which serves as both the primary local and regional access route. The text below which is keyed to the sequence of views indicated in Figure 13 and design requirements for this corridor are described in accompanying Figure 14. 1 . Street Entry. Provide a dense canopy of trees on both sides of V///$ p' Marina Parkway so as to obscure views of the San Diego Gas and Electric power lines and focus views on the immediate landscape of the street. The street trees should be closely spaced and in a regular rhythm to achieve this objective. 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 Anthony's restaurant. (See Figure 14 for additional details. ) IV-1 BAY FRONT GATEWAY r GUNPOWDER POET SAN DEGO BAY VENER MARSH 1 O VENER POND O• • • 0 • 0� �. 4 ` • •j�. • uo 30 • o 00000 • BAY BLVD. 00 .' O 00* •• • • 0O• 1-5 � 0 w0 O PROPOSED FIGURE 13 SEQUENCE OF VIEWS ALONG THE BAYFRONT GATEWAY IV-1a 2. Bay Boulevard Entry. A similar sense of entry should be created on the southbound freeway entrance to the Bayfront (Figure 14) (along Bay Boulevard). A canopy of trees should be provided—along both sides of Bay Boulevard to screen the power lines and transmission towers from view and direct motorists to the E Street intersection. The intersection should be enhanced with landscaping, signage, lighting, paving and other features which will identify it as a pedestrian and vehicular gateway to the bayfront. MilAYlattOOVIANVIAN/WWV1/0100ilidl/NONONINVOR111130 A UliktadbkAltehAAAM t IA iVl iVfkl kbA MA WAYVY611100/t6ihAVAVVYYla.'rld/ 601ilhA 611/A,,(i///alb /t/ MIIIyd VIIWO//XAMA (See Figure 14 for additional details. ) 3. E Street/Bay Boulevard Intersection. When approaching and crossing Bay Boulevard, the continuation of street trees and landscaping will create a view corridor to the project focal point at the intersection of Marina Parkway and Tidelands Avenue. Id/d tfAd X//tdiW/irihWofi<idl,be/V'i'V/WIAXIM MAAV/b/f//Mf WM///s' r/t1oWr/e //1d//bYie//NAWOfvi//Mfa IIAVVYd//Y0 fltkAtkd,l///Ydll1d>71161/ItAAlsl// AXIAAI/MAb>ib/ikntir3//a(//tloW01/hibh /0//St t )dktUUkdX/ff/dr a'//kkileAilrfV/V/WOW/df//70//IM Wt!/kNN,d/AR/OhNitUkd//Vr/I0k 6bfi0t.414X///a'dW//bf///0/daNaht'ds/l/WliW Special attention will be required to ensure that substantial building setbacks include consideration for stepping building heights to retain proper scale with the landscaping and views to the Bay. In general , building setbacks from the public road shall be equal to or greater than the building height. 4. Marina Parkway/Tidelands Avenue Intersection. VI//$ V`k0t/YXd0X 1,1 X0WWWWIAAA, lldd00417100YAOd ll ikNW lay/0afd64r 1hAk ►//d YMiikt VdrSd/AVO dry'O4/ddd/VdM/b, ,6.G11N/1/a'1 06/7dkb/fiy//af/,dbfWhMtt/ib, AtVlaWki hiidlkkgbW11VA4144011/tiddeWhiclIhaG+ VIVY106(d/dkbk lib-tv'i/I/dfihtkY1fddddeldInhAd Wd/WkJ Views will be focused within this area to enhance the sense of arrival at the center of urban activity. Special attention should be given to plazas, planting and other landscape features to reinforce the area as a focal point. An architectural focal ,oint such as a tower, dome or other vertical form reaching a height of / feet will be permitted in the office park north of Marina Parkway. The vertical element will be a visual landmark identifying the core area of urban activity. 5. Intersection of Marina Parkway and Gunpowder Point Drive. To the west of the Marina Parkway/Tidelands Avenue intersection, views will open up to the bay, park and wetlands. The residential area on the south and east side of Marina Parkway marks the urban edge of the bayfront and helps direct views towards the open spaces. Street trees and landscaping along the parkway will also direct and frame views. $! 6. Views to Vener Pond. The above views should be followed by panoramic views of Vener Pond, Gunpowder Point and San Diego Bay. Major massing of trees should be avoided along the shoreline to protect this view. 0/ 7. Views along Levee. From the roadway linking the Midbayfront and Gunpowder Point views should be focused on the hotel complex. 71 8. Hotel Complex Entry. Upon arrival on the island the view of the hotel complex should be temporarily interrupted by veering the roadway to the right as it passes through the earth berms surrounding the hotel grounds. This should then be followed by an abrupt shift in the roadway and a closeup view of the hotel entryway. IV-2 so •• • •• 0• •• •÷ •• •414 411, 0• 0,0p104•11: 0%0•OAP• - 0,0,0•OA = 5=70:11 WO*gni 3■1 E, • :ruM'Woraii■ fiNn.E. •••■ Mar IMF 9 4,1 VIEW OF OVERHEAD POWER 7 WI 1\..j: —--.- W 4 TREE CANOPY "41. 110 4 IPA B 0 • wii, 11 4J 10 •. FUTURE 4D 1,111 • . BUILDING SITE ) iii, v. EXISTING RESTAURANT ------• 1 0 . .--- - --- . v... .1" POWER LINES,TOWERS AND E E. PARKING LOTS SCREENED DEFINED PEDESTRIAN ROUTE BY THE STREET TREES i 1-5 ° 5 i gliWieelLs' r ?i'::•:'::'............::::::::::::: WOW.- ........................... lb• i • 0 TROLLEY STATION 4 40 0 el \\ • • /I p • . PROPOSED FIGURE14 LANDSCAPE CONCEPT AT E-STREET GATEWAY IV-2a • , .. ..,..._ __ . _ . • Within the entry zones (approach, roadway and parking area) large scale trees, planted in an irregular, informal pattern should visually define the approach to the hotel , screen view of the parking from the upper floors of the hotel , and in conjunction with ground covers and change in elevation conceal parking from view of arriving and departing hotel guests. Additionally this landscaping will serve to further visually separate the hotel/conference complex from the adjoining upland. • If illumination is provided for outdoor recreational facilities, a combination of low mounted lumenaries and intervening tree masses should be used to reduce night-time intrusion of light into the adjoining upland habitat. ▪ A large-scale south-oriented outdoor area should be provided for users of the hotel/conference complex. (See Figure 15. ) Within this area a wide variety of landscape materials are permissible and a highly contrasting appearance with other open spaces on Gunpowder Point is desirable. An abrupt change in appearance with this ornamental landscape adjacent to the hotel should be provided along the south facing shoreline by revegetation of a 100 foot strip with native vegetation. 6. Public Access. Public access shall be provided to Gunpowder Point via the pedestrian boardwalk incorporated into the south levee roadway. A series of publicly accessible outlooks should be provided to allow visual access to the wetland habitat areas with minimal intrusion. Outlooks should be designed similar to photographic blinds to achieve this end. MIDBAYFRONT Figure 16 diagrams the specific design and development guidelines for the Midbayfront. Major objectives addressed are: (1 ) provision of pedestrian system integrating all the activities of the Midbayfront and linking the area with contiguous areas of the Bayfront and the proposed E Street trolley station; (2) provision of a system of open space which serves as a major recreational resource, a means of enhancing the visual appearance and image of the area and a method for integrating and unifying development throughout the area; and (3) establishment of visually and functionally satisfying relationships between buildings, open space and roadway and parking areas. 1 . Pedestrian Continuity. Internal pedestrian circulation should regularly connect with the main perimeter circulation along the wetland buffers. Architectural facades adjacent to the shoreline should be frequently broken to allow for ground level circulation. A major pedestrian link should be included in the public open space linking the shoreline with the interior storm detention facility. Provision should be made for pedestrian continuity across or beneath 1f007 000$/w000 000 Marina Parkway. IV-7 I 00 00000� O000OpO � I!00.0• 0 0� --- O• • 0 O 0 ii• 0 O • 0 , 0 ■i 0 0 ..f..... ■ee u • 0 O • O •O •O . . .... ,. 0,N.,\‘ 00 ,1101 J�`` ,44 O •0O ?Jr O •: li / O■ � 0 • ,p ■■ C n• ■... ..I 0 • Us f 7 �as ∎�me O gym.,' .mg , • O i �O p 00 0 O • 0 0 0 O O 0 .O, `: O • tO 0 . 00 �O.•• 0 O ► •• p 0000 0000• �• p IL O ` 00 i 0 O 000 O •0 O O 0 J .O O 0 iO 1 iO O O al `I IO O N : e I•• JAI FACETED BUILDING FRONTAGE PANORAMIC VIEWS TO BE RETAINED AND ENHANCED STEPPED BUILDING FORM RESTRICTED AUTO ACCESS Ea VERTICAL BUILDING FORM (APPROXIMATE I-EIGHT 70 FEET) 4" ACCESS TO PARKING-LIMIT POINTS OF INGRESS AND ECM SS BUILDINGS SITED TO DEFINE MAJOR PUBLIC _ SPACES AND/OR ENTRANCES © MAJOR PARKING ARE AS MID-BAYFRONT OPEN SPACE SPINE-DESIGN MAJOR PEDESTRIAN LINKS TO OTHER BAYFRONT/ CDSOC INTENSIVE USE CITY ARE AS CD SOC A E CORRIDOR-PARKING AND INTENSIVE C DETENTION POND-DEVELOP AS PERMANENT LANDSCAPING �) WATER FEATURE. USE AS CENTRAL LANDSCAPE ELEMENT. 000000 LARGE SCALE.REGULARLY SPACED STREET TREES LANDSCAPE MASKING OF VISUALLY DISCORDANT STRUCTURES PARK SPACE "Ioq' 4 �� PROJECT FOCAL POINT • I .i. .. ......... PROPOSED FIGURE 16 MIDBAYFRONT DESIGN AND DEVELOPMENT GUIDELINES T 1 0 BUILDING I PUBLIC ACCESS ENVELOPE 1 • 1 + `' . a ` . 1 o \ o / i°• . 1 \ a Il BOLLARDS(TYP.) STEPS 1 1 MIN.3'WATER AT ALL TIMES ,:v. ... X ... +5' +3' PROPOS D ° LANDSCAPING (where occurs) t30' /10. 1 ISLAND REFUGE SECTION N 7-1_J TYPICAL HARD EDGE DETAIL AT DETENTION POND a S' i' OUTDOOR PUBLIC ACCESS ACTIVITY AREA 1'' •,'' r JO. ./ ' - iAi j II moo i ill? IGI u - V i ammo 1 `. ' •� • . PEDESTRIAN'S ONLY nu 1 . RIP RAP "� 1� HIGH WATER LEVEL 5' '-` VERIFY --- PROPOSED `e'' ,' .. :__ _. 30' 50' 30'Min. • ♦ • MIN.3'WATER SECTION 0 AT ALL TIMES TYPICAL SOFT EDGE DETAIL AT DENTENTION POND r--L_I 0 10' 20' I V-9 2. Access to Individual Development Sites. The main auto access points to the Midbayfront development parcels are shown on Figure 16. They are generally limited by circulation constraints imposed by traffic and roadway functions, by utility corridors, and by open space corridors. Internal automobile circulation should be minimized to locate parking reservoirs close to points of access but not adjacent to major open spaces. 3. Building/Open Space Relationships. Figure 16 specifies the relationship of buildings to major public outdoor spaces. It is recommended that the storm drainage pond be developed as a landscape feature in the public open space corridor and adjacent development sites orient their structures to face this landscape amenity. (See Sections N and 0. ) A landmark building site is specified to provide a major identifying feature for the Midbayfront. Additionally, special siting requirements for structures at the V//WOO) Lagoon Drive approach and approach to the project focal point are specified. 4. Enhancement of Visual Character. A number of specific landscape improvements are proposed to ameliorate existing physical features. These include landscape screening surrounding the existing small -scale industrial activity, located in the public open space zone at the foot of W/WOOt Lagoon Drive, and landscape massing beneath the SDG & E power lines, and street tree planting along the major travel routes. SUBAREA 1--D STREET FILL This area is important for its habitat values, scenic values and waterfront recreation opportunities. Additionally, its locational features, namely its proximity and visibility to the planned Route 54 freeway improvements and siting along the planned Sweetwater Flood Control project, also dictate careful attention to both natural resource protection and development opportunities. Land contained in this subarea is solely owned by the Santa Fe Railroad. Issues of coordination of conservation and development actions, however, are posed by contiguous lands owned by the San Diego Unified Port District and the irregular property line established by the tidelands grant to the Port. To facilitate development, the irregular boundaries may be modified by a land exchange between the Port and the landowner. The provisions below elaborate on the land use, circulation, environmental management, and form and appearance provisions of Chapter III. Special attention is placed on the integration of development and land use on the Santa Fe and Port lands. The D Street area is divided into four major segments, the Least Tern Sanctuary described in detail in the environmental management section and three major development areas including: (1 ) the East Marina area adjoining the proposed Tidelands Avenue bridge crossing of the Sweetwater channel ; (2) the housing areas along the southwest edge; and (3) the Central Focus area along the western section of the channel . Provisions for each of these segments are described as follows: IV-10 V. DISCUSSION OF COASTAL POLICIES This chapter is organized in accordance with the 14 policy categories identified in the California Coastal Commission Local Coastal Program Manual . Under each category first the coastal policies pertaining to that category are summarized followed by a discussion of the existing conditions which pertain to that policy category and the land use plan provisions proposed to meet the conditions of the policies SHORELINE ACCESS COASTAL ACT POLICIES Sections 30210-30212 of the Coastal Act require that public access and recreational opportunities be provided for all the people, that development not interfere with the publics right of access, and that new development provide public access to the shoreline. EXISTING CONDITIONS There is currently limited public access to Chula Vista's shoreline. The San Diego Unified Port District Boat Launch and Park located off the westerly extension of J Street outside the Bayfront Plan area provides the only nearby public access to the bay. Except for Rohr Corporation and some mixed commercial development immediately adjacent to the freeway, the entire Bayfront area is vacant. The only public road which extends to the waterfront is V//$ 00% Lagoon Drive. No lateral access extends from the end of V $ 00% Lagoon Drive. The D Street Fill , Gunpowder Point, the Sweetwater Marsh, and the Vener Farm are completely closed to public use. PLAN PROVISIONS Public access to the shoreline is one of the key provisions of the Bayfront Plan. The Plan provides J 38 acres of public park and another 33.8 acres of wetland buffer to which a portion is accessible to the public. A total of 3.2 miles of shoreline access is provided. The Plan opens up far more shoreline to the public than is currently accessible. All shoreline access areas will be permanently dedicated and maintained to assure future access. The Plan provides for public accessibility through its series of shoreline parks and wetland buffer zones and the pedestrian, bicycle, and auto parking areas provided within or adjacent to the shoreline linear park system. It also provides for public accessibility by incorporation of public oriented commercial uses into the Bayfront. The following list references the key objectives and provisions within the Plan which address the issue of protection or enhancement of shoreline access and summarizes them: V-1 RECREATION AND VISITOR-SERVING FACILITIES COASTAL ACT POLICIES Sections 30212.5, 30213 (part, 30220-30223, and 30250(c)) of the Coastal Act require the provision of public and low-cost recreation and visitor-serving facilities, and encourage the provision of commercial recreational and visitor-serving facilities by requiring that suitable land be reserved for such uses and that such uses be given priority over other uses. EXISTING CONDITIONS Except for one motel and two restaurants located along the freeway on Bay Boulevard there are no recreation or visitor serving facilities currently located within the Chula Vista Bayfront planning area. PLAN PROVISIONS The Plan provides for 1341$ 71 .8 acres (excluding marsh) of public open space which provides low cost recreational opportunities. In addition, 40 44.4 acres of a total of Xfl 196.2 acres of the developable land (?$ 23 percent) is proposed as visitor serving development such as specialty retail , marina, marine commercial , and highway commercial . These visitor serving facilities are estimated to draw approximately 7.3 million visitor-person days a year NIs/0t01011146Wb WA //M'ens/air W//W/MdrY//kAii tIVI WO$4Il. (See Appendix B. ) The following list references the key objectives and provisions within the Plan which address the issue of recreation and visitor-serving facilities within the Bayfront and summarizes them: 1 . Basic Land Use Objectives (Chapter III) Objective 6--Public Open Space. "Ample opportunities should be provided for public open space and community and neighborhood parks adjacent to the natural resources of the Bayfront to increase public access to the waterfront. While a number of access opportunities should be provided, including pedestrian, bicycle, and visual access from both adjacent development and major automobile circulation routes, care should be taken to protect wildlife resources from disruptive intrusion." 2. Permitted Uses (Chapter III) Provision 5--Marine Related. "This land use designation includes commercial uses directly related to waterfront activities. Permitted uses include (1 ) retail sales: eating and drinking establishments, food and beverage sales, ship chandleries, boating and yachting sales; (2) business and personal services: repair services catering to boat or marina needs and limited ship repair facilities appropriate to the scale of the land resource and adjacent uses; (3) boat marinas or haul-out areas. " V-3 • Provision 5--Specialty Retail . "This land use designation includes retail uses for support of the hotel-conference facility, adjacent office park uses, and adjacent residential uses. Additional uses may include those that would provide a regional attraction but not compete with the general commercial services of the Chula Vista downtown. Permitted uses include (1 ) retail sales: convenience retail , eating and drinking establishments, and food and beverage sales; (2) business and personal services: business support services, communications services, entertainment, finance, insurance, and real estate services, and (3) personal and repair services." • Provision 5--Hotel . "This land use designation refers to a destination resort hotel with conference facilities. Included in the permitted land uses are recreational facilities necessary to support the hotel function and on site parking for 440 cars. " (A maximum of 220 surface parking places with the remaining in structure or remotely located). • Provision 6--Wetland Buffers. "This land use designation includes the upland buffer zone adjacent to the wetland areas required for habitat protection to preserve the health and vitality of the adjacent wetland ecosystem. Permitted uses in the buffer zones include provisions for controlled public access, minor grading and landscaping, and minor scientific or educational uses. Provision has been made for an interpretive center to be established Wir1ih//00 iff0t//44A, //h, //bf1k//AYF//lMWlNVtle'r 'a i/v'0 at the locations as indicated on the Environmental Management Map, Figure 11 . " ▪ Provision 6--Parks. "A series of community or neighborhood parks are proposed for recreational uses throughout the Bayfront. Limited parking would be provided at several of the parks, and all would be linked via a continuous, publicly accessible pedestrian system. Allocation: X 38 acres 010 4.8 percent)." WATER AND MARINE RESOURCES COASTAL ALT POLICIES Sections 30230, 30231 , and 30236 of the Coastal Act require the preservation where feasible, the enhancement and restoration of water and marine resources including coastal waters, streams, wetlands, estuaries, and lakes. Special protection shall be given to areas and species of special biological or economic significance. EXISTING CONDITIONS The Chula Vista Bayfront contains substantial and significant marshlands, mudflats, and uplands and represents one of the last remaining major wetlands in the San Diego Bay Area. These wetland areas provide habitat and nesting sites for a wide range of species including 3 endangered species, the California Least Tern, the Light Footed Clapper Rail , and the Belding' s Savannah Sparrow. V-4 1 . Basic Land Use Objectives (Chapter III) • Objective 5--Wetland Protection and Enhancement. "The existing saltwater marshes, ponds, and mudflats should be preserved and enhanced where appropriate to protect the many natural resource values in the habitat and contribute to the visual quality of the Bayfront. " 2. Permitted Uses (Chapter III) • Provision 6--Wetlands. "This land use designation includes all the existing restored or enhanced salt marshes, ponds, and mudflats that generally fall below the mean high tide line, (datum 5.0 feet) and are periodically subject to tidal action. No use is proposed beyond natural habitat protection and minor scientific or educational uses. Allocation: 222.3 acres (28. 1 percent) . " • Provision 6--Wetland Buffers. "This land use designation includes the upland buffer zone adjacent to the wetland areas required for habitat protection to preserve the health and vitality of the adjacent wetland ecosystem. Permitted uses in the buffer zones include provisions for controlled public access, minor grading and landscaping, and minor scientific or educational uses. Provision has been made for an interpretive center to be established y i/ b'i,f//XV Volt '1/ fiti0//At//Me//b/f//frAY* /NINEr OVON at the location$//A% indicated on the Environmental Management Map, Figure 11 . " • Provision 6--Upland Resources. "This land use designation includes the remaining upland habitat areas included within the Environmental Management zone. . These are (1 ) the Least Tern reserve, and (2) the upland revegetation zone on Gunpowder Point. No uses are permitted on the Least Tern reserve except for minor scientific or educational uses. The Upland Revegetation Zone on Gunpowder Point will be accessible to pedestrians but not improved for specific uses except passive recreational uses and minor scientific or educational uses. Allocation: a1d 14.9 acres (W 1 .5 percent). " 3. Basic Circulation Objectives (Chapter III) • Objective 2. "Route design roadways in a manner which minimizes adverse affects on valuable marshlands. " 4. Proposed Roadways (Chapter III) • Provision 1 --TWIlo'r/¢'s'//A4000¢ Marina Parkway/F-G Street Marsh. The alignment of 7jØ7 IjOacip(OWP/VeliVf4 Marina Parkway within the Port District's property is proposed to move westerly to by-pass the present edge of the existing F-G Marsh. This relocation of the right-of-way will (1 ) permit Rohr Corporation to consolidate more of its operations on the east side of 714¢1000%/kAktI Marina Parkway so that traffic on 71004014% Marina Parkway will not interfere with its internal circulation patterns, (2) completely by-pass the F-G Marsh, and (3) introduce significant views to the waterfront from the moving automobile. V-6 • Objective 3. "Maintain coordination with the San Diego Unified Port District in the development of plans and programs for areas adjacent to the Chula Vista Bayfront to assure that environmental management objectives in the Bayfront Land Use Plan can be successfully implemented. " 7. Detailed Environmental Management Provisions (Chapter III) • Provisions--D Street Fill . The Land Use Plan proposes to create a Least Tern Sanctuary jointly on privately held lands within the Bayfront planning area and on Port owned lands adjacent but outside the planning area. (See Figure 11 . ) The required provision for 9.6 acres of upland conversion to wetland by Caltrans shall be located adjacent to the Sweetwater marsh and generally east of the proposed Least Tern Sanctuary. (See Figure 11 . ) The 100 foot wide buffer to be acquired as part of the Caltrans/Corps project mitigation requirements shall be configured to protect the existing Sweetwater Marsh edge and the proposed new wetland. (See Figure 11 . ) Provisions--Gunpowder Point. Hotel development on Gunpowder Point will be limited to approximately 14 acres within a zone furthest removed from environmentally sensitive natural habitat. (See Figure 11 . ) The Nature Interpretive Center will be located on approximately one acre upland of the 100-foot wetland buffer near the southern levee road and Vener Pond. Other access and habitat restoration developments will occur as provided by the Local Coastal Program. The 100 foot wide buffer to be acquired as part of the Caltrans/Corps project mitigation requirements shall be configured to protect the existing marshes and pond. Access to Gunpowder Point shall be via the south levee with emergency access via the north levee. (See Figures 6 and 11 . ) Degraded or limited natural resources on Gunpowder Point are proposed to be enhanced with a program of wetland and upland restoration. • Provisions--Midbayfront. The 100 foot wide buffer to be acquired as part of the Caltrans/Corps project mitigation requirements shall be configured to protect the existing marshes and pond. In addition, a 100 foot buffer is proposed around the F-G Street Marsh where existing structures permit. Degraded areas of former wetlands are proposed to be restored to high quality salt marsh or mudflat in areas adjacent to Vener Pond, the E Street Marsh, and the F-G Street Marsh. (See Figure 11 . ) Additionally ¢ ( 0011//ttkakAite '///5fYp'JVy//MYY//l5k//fi/1f'M cY//00 urbanized runoff into the wetlands will be controlled. V-8 Provisions--Marsh Areas. Tidelands Avenue is proposed to cross Sweetwater Marsh in conjunction with improvements to the existing railroad levee. TOO Tidelands Avenue ¢g4W 00 is proposed to be a part of a restoration program for the railroad levee crossing of Sweetwater Marsh. DIKING, DREDGING, FILLING AND SHORELINE STRUCTURES COASTAL ACT POLICIES Sections 30233 and 30235 of the Coastal Act establish the limited conditions under which diking, dredging, filling of wetland, restoration of wetland, and construction of shoreline structures may occur. Sections 30411 (b) and 30607.1 provide addition provisions for the filling of wetland provided it is accompanied by substantial restoration of degraded wetland. EXISTING CONDITIONS In the past there has been considerable alteration of the natural Chula Vista Bayfront. Filling to some degree has occurred along much of the shoreline. By far the most significant in terms of total fill and shoreline effected is the D Street fill . A railroad has also been constructed across the Sweetwater Marsh using fill material . PLAN PROVISIONS With the Bayfront Plan the only locations where diking, dredging, or filling of wetland would occur would be for the connection of Tidelands Avenue (along the railroad tracks) to D Street Fill and possibly along the south levee connection to Gunpowder Point. These projects are part of the restoration plans for the wetlands and will result in a net gain in high quality wetland habitat. The following list references the key provisions within the Plan which address the issue of wetland fill activity: 1 . Detailed Environmental Management Provisions (Chapter III) Provisions--Gunpowder Point. Proposed Wetland Buffer and Levee Access. The 100 foot wide buffer to be acquired as part of the Caltrans/Corps project mitigation requirements shall be configured to protect the existing marshes and pond. Access to Gunpowder Point shall be via the south levee with emergency access via the north levee. (See Figures 6 and 11 . ) V-9 Limit all human and domestic pet access to Sweetwater Marsh, Vener Pond, and E Street Marsh. Incorporate a hidden fence into a graded drainage 5407 swale to control access to the wetland without interfering with distant views. (See Section I. ) Direct human interest to specific controlled viewing locations along the south and east perimeter of the point. Minimize disruption of wildlife by limiting fill in the wetlands (less than 1/2 acre) to only that necessary for levee reinforcement and to adequately maintain the proposed roadway. Screen the more critical pond side of the southern levee with landscaping to reduce disturbance to marsh and water birds. (See Section G of the Circulation Section. ) Provide for pedestrian access along the southern levee on the E Street Marsh side of the roadway. Deny all access to the northern levee except for emergency vehicles. Provisions--Marsh Areas. Proposed Tidelands W00$100 Avenue. Tidelands Avenue is proposed to cross the Sweetwater Marsh in conjunction with improvements to the existing railroad levee. The crossing of the Sweetwater Marsh on the existing railroad levee will include fill on degraded portions of the marsh located on the western boundary of the existing levee. The existing railroad viaducts spanning the water channels connecting the portions of the Sweetwater Marsh on either side of the railroad will be rebuilt to increase the length of the span and thereby, improve existing tidal flow to the eastern portion of the marsh. Provisions--Marsh Areas: 70O Tidelands Avenue W¢W00 is proposed to be a part of a restoration program for the railroad levee crossing of Sweetwater Marsh. In order to accommodate the wider cross section required for the roadway without adversely impacting the marsh, the amount of existing bridging will be increased, fill removed, and wetland restored to compensate for the less than 1 acre of fill required for the remaining portions of the roadway. An equivalent area of high quality wetland will be created for the amount of poor quality (between eight foot and nine foot elevation) salt flats covered in the road widening. Additional areas of high ground adjacent to the west side of the road will be lowered in elevation to establish an improved salt marsh in that area. V-10 species (Frankenia palmeriA) is located on Gunpowder Point. This species is listed by the California Native Plant Society as rare in California. It has not been designated as rare, threatened, or endangered by the California Department of Fish and Game or U.S. Fish and Wildlife Service. PLAN PROVISIONS In response to the need to protect these environmentally sensitive areas the plan preserves the existing marsh areas for use only as natural habitat and scientific research. The plan also calls for the restoration of degraded marsh (i .e. , habitat for the endangered species) and the creation of an upland island for California Least Tern nesting. This island will provide a more secure nesting habitat than is currently available. In addition, approximately half of Gunpowder Point will be restored with native vegetation as natural habitat and the Frankenia palmeri4 protected. The following references in combination with the references lists earlier under the Water and Marine Resources category list the key provisions within the plan which address the issues of sensitive habitat protection. 1 . Detailed Environmental Management Provisions (Chapter III) Provisions--D Street Fill . Create a Least Tern Sanctuary jointly on privately held lands within the Bayfront planning area and on Port owned lands adjacent but outside the planning area. Establish a minimum 10 acre sanctuary to be located at the southwest corner of the D Street Fill in order to maintain the greatest length of natural habitat on three sides of the sanctuary perimeter. Provide a wetland channel to separate the sanctuary from the adjacent developed areas. Design the channel for minimum maintenance utilizing tidal flushing to maintain channel depth. Channel should be adequate to provide a barrier to access for humans, dogs, and cats. Provisions--D Street Fill . The required provision for 9.6 acres of • upland conversion to wetland by Caltrans shall be located adjacent to the Sweetwater Marsh and generally east of the proposed Least Tern Sanctuary. Utilize this newly created wetland to create a channel separating the least Tern Sanctuary from the developed portion of the D Street Fill and to increase feeding areas fir's close WAAGfiA 1 to the proposed sanctuary. V-12 Provisions--2 Gunpowder Point. Degraded or limited natural resources on Gunpowder Point are proposed to be enhanced with a program of wetland and upland restoration. Preserve the existing Frankenia palmeri population. Protect adjacent lands and encourage the spread of the population. Remove the berm around the lagoon in the southwest corner of Gunpowder Point and restore it to a healthy wetland. 17bij' /1a4it 00014// , /N vv X11// //4///f, //o/f/140//A14///ON//$xx0640t1Y0 lI VViciNtr //¢0YiY4f%JJ Remove spoil from the wetland/ upland mosaic in the northwestern corner and restore to wetland. Develop an interpretive center for public use. The Center can be located in areas of high wildlife use but should be carefully screened (i.e. , developed as a photographic blind). The Aitthighici location o for the interpretive center ON is shown on Figure 11 . Restore the undeveloped portions of the upland to a southern coastal scrub or other appropriate upland vegetation type(s). A restoration program should include: (1 ) removal of existing structures, spoil , and other remnants of human use; (2) grading to level spoil and fill borrow pits; (3) an approved revegetation design to establish a native and naturalized landscape community; and (4) a soil erosion design to control erosion of scarified areas into the adjacent wetlands during revegetation. AGRICULTURE COASTAL ACT POLICIES Sections 30241 and 30242 of the Coastal Act provide for the preservation of prime agricultural land in order to assure 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. EXISTING CONDITIONS Currently slightly over 100 acres of the site is in agriculture production. None of this land however is considered prime agricultural land. PLAN PROVISIONS The Plan does not provide for the preservation of the agricultural land within the Bayfront because it is not considered high quality agricultural land and agricultural activities would not be compatible with the type and scale of development proposed. V-13 EXISTING CONDITIONS The Chula Vista Bayfront north of G Street is essentially vacant, but is completely surrounded by urban development. To the north is the heavy industrial area of the City of National City, to the east is Interstate 5 and the City of Chula Vista. Development includes medium and high density uses between Interstate 5 and Broadway, with strips of commercial development adjacent to the arterial roads. ' To the south is the Rohr Plant and the SDG & E Power Plant. PLAN PROVISIONS The Plan concentrates development in the Midbayfront and upland areas removed from critical habitat to avoid environmental impacts. The Plan provides specific locations for a wide range of uses including mixed-use, general industrial , and public open space, /,hA,d/ /DW /p0k,T4)0,ht/nA ,1/0 t¢$0¢00//t0//¢)140 0g//¢i46K¢ //f0¢t¢n¢. A utility systems concept and an overall grading concept to assure provision of adequate public services are established in the Plan. In addition, recreation facilities, including visitor-serving commercial , parks, and recreational boating are provided. Interconnection of existing and proposed public transit is established by means of integrating circulation patterns in to the existing and proposed San Diego Trolley and Chula Vista Transit Systems. A minor archeological site has been identified and salvaged. The following list references the key objectives within the Plan which address the issue of planning new development with adequate services: 1 . Basic Land Use Objectives (Chapter III) Objective 1 --Mixed Use. "Primary use of the Bayfront should encourage a mixed-use development combining residential and commercial/recreational uses. The mixed-use character of the Bayfront will (1 ) minimize the traffic impact of development on the surrounding roadway system by splitting the peak hour traffic -between trip origins and destinations and (2) provide maximum utilization of the waterfront resource to achieve a waterfront with increased accessibility compatible with natural resources. " V-16 3. Basic Circulation Objectives (Chapter III) • Objective 7--Scenic Views. "Provide motorists, both on freeways and on arterials within and adjoining the Bayfront, with enjoyable scenic experiences. " • Objective 9--View Intrusion. "Provide sufficient separation between pedestrian ways, bicycle paths, and roadways to ensure traffic safety and the elimination of noise functional disruption, and visual intrusion by motor vehicles." 4. Proposed Roadways (Chapter III) • Provisions 1--Views. "ZAWAVIW/W000 Marina Parkway, F-G Street Marsh Area. The alignment of 71d¢Y00$%//W000 Marina Parkway within the Port District's property is proposed to move westerly, north of G Street, to by-pass the present edge of the existing F-G Street Marsh. This relocation of the right-of-way will . and (3) introduce significant views to the waterfront from the moving automobile. " "Midbayfront Parkway. The central portion of 7y¢0/007/Ay¢00¢ Marina Parkway will be developed as a landscaped parkway with parkway and median planting, providing a substantial visual improvement and a strong structural element to organize physical development in the Bayfront." • Provision 4--D Street Extension from Tidelands Avenue. "This important arterial provides the gateway/ to this portion of the Bayfront development. It will run adjacent to the 100 foot of wetland buffer, affording significant views of the Sweetwater Marsh. The pedestrian movement is recommended to be concentrated on the north side of the roadway adjacent to the proposed marina development." 5. View Points (Chapter III) Planning and development of the Bayfront should ensure provisions of three types of views: • Provision 1 --Freeway and Entry. "Views from the freeway and major entry points; the primary concern is to ensure a pleasant view onto the site and establish a visual relationship with the Bay, marshes, and Bay-related development." • Provision 2--Roadway. "Views from roads within the site, particularly 7J00Y000 //. WrNO Marina Parkway, to the marshlands, Bay, parks and other Bay-related development; locations should preserve a sense of proximity to the Bay and marshlands. " Provision 3--Perimeter. "Views from the perimeter of the Bayfront • outward, mainly toward the Bay. ( In the first two instances, the view experiences are, for the most part, from a moving vehicle, i .e. , momentary and unstructured. In this instance, the view is primarily V-20 TABLE A-1 : SUMMARY OF ANTICIPATED DEVELOPMENT POTENTIAL EXISTING PROPOSED TOTAL DEVELOPMENT DEVELOPMENT PROPOSED LAND USE (ACRES) (ACRES) (ACRES) DEVELOPMENT Industrial 270 231 39 (subject to site variation) Industrial Business Park 21 .0 21 .0 Residential s71X 37.1 -- 41/X 37.1 555 to 1 ,110 d. u.* 060,6160VIO t aWYW // 412‘000/441/ft1/6t $t/VVaialNWOA Commercial . Office Park $010 44.7 -- $UO 44.7 900,000 sq. ft. . Highway-Related Z$ 18.3 13 10 5.3 109,000 sq. ft. . Marine-Related $ 21 .1 -- $ 2T71- 87,000 sq. ft. . Specialty Retail 4 -- 4F 400,000 sq. ft. allowance . Hotel 14 0 14 400 rooms plus conference facilities Landscaped Parking 20 10 10 350,000 sq.ft. TOTAL 440 450.2 254 104 196.2 * Dwelling units. t t , , AnlliitirN7 B _ i addflted. 41,6g186, ,, ,.._ .,. mr113i33 71" I _ J < ' MI , _ N. .4( _ _ 2 0 ../ 1/4,/ al i 1 Iqi� ,t'lf9 it � e� =�ry � �- ` � �VVVVVV\\\' °1111 I �� 31i1h � �I11 l Q 01 Illllllllllll,I €i11111,11lii 10 1,ii+ ;=1'Ei ��,,3 . �\\ O N I i,11 F1111111:;;;;or(Il s ; � � ;1 Ihq o I,Ii1 il ', +, ! 1 l CO`� I II a 1 Q CO lI�I I,i lI"II'i 1i,i I l'r ri1!il il0101 P0,'r',3,31' iI yri ::. • O y. III) } III: 3=j f If t tt1 II i s!I 1`,101l1l� I�I�I \Es ml. um i i V I- I I ri III I y IIt'fL li 3�lf�III010 1 i r ili F, :17' w1 w∎ aim W I , :� Pingliiiq'€`Ilu i i= I f :a san Pi I ''I'i I�IIIIIIIIIIIp JNIII 101 1P11111111 ,; ' ,11111' _ III:_ J = =�9�a f ...�1 1 II�III I Ih1u nmml s= — — Q N 4I rildill I I lei —�==M —. [r- V 1 nd1 4 l?LuC,S si l�oid a • _u . I Ese as.7..'G ill 11Ili ,i3}�itl[t,i,k I O 0. DIIii,I i •1',11,„11�it€II I J CCIII 'i. .1 JIIIIUINIIIIIIIInnry i', ° i.11.1 _ [T[T� .Y 11 4 3 lIN —'!h. .NL y m 1 iiuua - i� � – _ cr 1,-_--_.-_____- :- a \' [ : a. . 1 .gt W t" r I Yiu.lii i pWB\\\ &2 C'3e\g . O N GI C I LIIL t U C d l a*.=\ 3 ,•:: 4 ,-,ii sol_. . i 1 r, \,:„ \ , , ..... .....,-. ‘. s, , mil ii13.! 2.•2 ' .:1 u 1 I i L "lir-1 till \� lit!J1Ii.!Jlth : r. F �. _le l ' h....16%h e." .. '`,,,,,,, -, ::„:: /I _______ II _ _ M � ei / . -,a . e /, r _ri P.' I V tL1[L1jj co. d s C - g ism 5 iE _ .� +.0 CD g 16a ► III 1 / ; I CD 3 O I s /a M f Co o �L ' i ' r i , / ILL !urf1P4 z a sy f�F 1 l' .r " ; 3 f :y �!�/ • GIs fir -_ i��' NN- E_ �� I 3 ii i \ 1 Cn w 3 �� to I CD CD ro, J , .\co L„=_Li :. \I' > > m 1} CL a m �.\ Is 3 5 l_ L -. , i ' i f Lip -1 �J x x t l i,T. 4r\\. ' --[1 ... 1i - \\ \ \ j ;mot'- --- 1 # \\ I< . : Ell I . \•A N I r L____ i ._. ,,,.. - E.,. , _ c„ 0 n {1. ., -Imi !:i. �T �- /' 1 to � TT 1 in OZ . . 1 00 „.„_, . . -r 1 03 Z .... . i A a ^ ^ p 21a DEVELOPMENT Section 19.85 The following provisions shall regulate the lot size, floor area, height, coverage, setback, and useable open space, density, intensity, and physical form of development within the Bayfront area. Section 19.85.01 - Building Height The maximum heights of buildings shall be controlled by Map 2, Building Height Controls, and shall be measured in stories or feet, whichever is less: Two-story maximum - 22 feet. Four-story maximum - 44 feet. Five-story maximum - 55 feet. Eight-story maximum - 88 feet. Twelve-story conditional - a maximum of 132 feet, provided that the increase in height above 88 feet can be shown to produce a visually and environmentally superior solution for a visually prominent and resource-sensitive location, and which adheres to the following standards: a. Linear slab or cruciform design shall be avoided in favor of a stepped building form. b. The building shall enclose a south facing public outdoor space. An architectural focal point such as a tower, dome, or other vertical form reaching a height of (up to) 70 feet shall be permitted in the office park north of Marina Parkway. This vertical element will be a visual landmark identifying the core area of the Midbayfront. Section 19.85.02 - Residential Density The minimum residential density shall be 15 dwelling units per acre, and the maximum residential density shall be 30 dwelling units per acre, provided, however, that such measurements shall be taken in the aggregate for larger parcels permitting the transfer of unused density on internal developed areas to other portions of the site. - 22 - TABLE I DEVELOPMENT INTENSITY AND SITING Usable Minimum Exterior Floor- Open Lot Area Residential Front Side Side Area Space per (s.f.) Density Yards Yards Yards Ratio Res.d.u. Residential 3,500 15-30 d.u./acre 15 10 -- — 400 Commercial: Office Park 7,000 _-- ._ 10 10 =- 0.51 -- Commercial: Highway Related 5,000 — 10 — — 0.25 — Commercial: Marine Related 3,000 — 10 — — 0.25 — Commercial: Specialty Related 10,000 — 20 10 — 0.25 — Commercial: Hotel 20,000 — 50 30 — 0.5 -- Industrial: Business Park 10,000 — 30 15 20 0.5 — Industrial: General 20,000 — 20 15 20 0.5 -- 1Transfer of development rights shall be permitted to allow a FAR of .65 in portions of the office park north of Marina Parkway with a reduction of FAR on parcels of equal size in the office park area south of Marina Parkway to .35 to maintain an overall FAR of .5. TABLE 2 PERMITTED SIGNS (See also Bayfront Sign Program) - v /. C> �� \� �� Ohl A• �C �Q� �c. ,V Fv pc.' c� ,� Land Use co o e� c`�' ¢`�' c; aJ Q RESIDENTIAL 0 0 0 0 0 COMMERCIAL: OFFICE PARK 0 0 0 0 0 . COMMERCIAL: HIGHWAY RELATED 0 0 0 0 0 COMMERCIAL: MARINA RELATED 0 0 0 0 0 COMMERCIAL: SPECIALTY RETAIL 0 0 9 0 COMMERCIAL: HOTEL 0 0 0 INDUSTRIAL: BUSINESS PARK 0 0 0 0 0 INDUSTRIAL: GENERAL 3 0 3 9 0 22a I r �_1 —O �'—cc p �a �2 amp m -Jcc Q / :: 1 . ■ ,r , —,z2f,1 :. ... im 1L "• W - (..)—J. M a: I co / x■i, Q ..... li f .y, w� ��1 V 0 f 8 � I ,o° Emma 'NMI J ..��a�e- xxm U b W 0 Isla • + W V / J •,:. . W . 1 • • _:,irk,iLd 0 CLf'"lO f f a �' flhIJ_ 1111 4-: I °a __ —/.:i i : 1 j _ xxi 4 l n61 iiii .....,a': 5 �C $; ■■■ ■ ■■■■ Of 1 ■■inf�mff■n Y'�` a■nfl y • vim ilfii■ir d a !e W $� III m� - ■nu■r -1 0 4 1 ■n■nr o I\ .. \ \ \ ■ E C 0100011 _ i N i d cc = t0 JJ >` ,. 0 0 3 JI1IIi[val! — v eo ef)r5 i O m u+ c 3 o�l _ v m tr,�, N N ,_ NN —� rT-Sa = 7 01 V fl t • N � f II i �_ �i � 3 d O d N a. L1§ II 3s, s' ..= ._ O i Q i '� ,- _ 'se's _ i • \ 2 ' T' WI ' N.1 EMI Eli ,i 1 -- CO v 4 __ 1 IM j n ea 13 O co ' O O O cc I,` I C o cc N j ■ Fir----i J fA N N e= N.J.um - .i . E x: N fJ -I �� -!1 um- N N V C),.. _ 1- 1- co c) i n v 3 c Ti >< x C) o ' , w w z () w A J,,- ri , r- T Section 19.86.02 - Bus and Jitney Service Bus service may be provided along Tidelands Avenue, E Street, F Street, and Bay Boulevard. Public or private jitney service should supplement this service. This service should connect to the Bay Front (E Street) Trolley Station and interconnect with the rest of the Chula Vista Transit Service. Section 19.86.03 - Parking on Gunpowder Point Up to 430 parking spaces may be directly located on Gunpowder Point, with 30 of these allocated to public or handicapped parking, to be consolidated into an area hidden from view by landscaped berms with 5U% of the parking totally concealed. Restaurant, conference and employee parking shall be located in the Midbayfront, off Gunpowder Point. Section 19.86.04 - On-Street Parking Prohibition Streetside parking will not be permitted along any major roadways identified in the Circulation Plan, including Marina Parkway, Tidelands Avenue, D Street, E Street, F Street, Lagoon Drive or Bay Boulevard. Section 19.86.05 - On-Site Parking Parking included as part of a private development shall be located in areas away from the shoreline and public open space corridors and, where feasible, screened from view from major arterials by use of landscaped berms and tree planting. Where possible, large-scale parking shall be avoided in favor of smaller disaggregated parking areas separated by buildings or landscaping. Section 19.86.06 - Landscaped Parking in the SDG&E Row Where parking is incorporated into the SDG&E Row, the following bonus provisions shall apply: The parking areas shall be landscaped with a continuous perimeter planting of trees and ground covers. 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 shall be trimmed as necessary to meet standards set by SDG&E. Section 19.86.07 - Community Park Parking Public parking areas shall be provided at each of the major community or neighborhood parks adjacent to a major roadway, as shown in the land use map. Parking areas will be incorporated into open space areas j'pf close 095XfplitY to roadways and, where possible, shall be screened from view. One parking space shall be provided for each 10,000 square feet of accessible open space. - 24 - ROADWAY DESIGN FOR SECTION LOCATION SEE MAP 3 - CIRCULATION MAP 95' R.O.W. ,..- 71-7 1 ,\, . , �� MEDIAN, � j SIDEWALK �\, ' BICYCLE LANE i i 5' Y i i 1. 14' 1 13' 12' 5.54 5'•-- I 30.5' ii-'--, SIDEWALK .\\�E r . ''' BUS STOP, 11"' s i, _ ,,,,/.: MEDIAN BIKE LANE r \ rdwas • 13' l 12' 15.5'l 10' 15'15'1 WITH BUS STOP PROPOSED FIGURE 1 SECTION A MARINA PARKWAY (Prototypical) 24a LIGHTS INCORPORATED INTO FENCING CONCRETE BALLARDS iu APPROX. 12'O.C. ow R 22' 14' , 12' • 12' , 12' 12' 12' _ 12' 1 14' 7 • •130' WIDENED BRIDGE (WHEN LOS REACHES D) [L,..ti, 0,1&,-- 6' 13' 11' 11' 11' I 11' 13' 1 6' 82' • EXISTING FREEWAY BRIDGE ,• - —LIGHTS INCORPORATED INTO FENCING ( --- CONCRETE BOLLARDS AT APPROX. 12' O.C. 2 10' LEFT 1 6 / / / TURN LANES ,�,_ , a r1 . 22' 13' 11' 11' 11' I 11' 13' 6' • 98' EXISTING BRIDGE WITH WIDENED PEDESTRIAN WALKWAY (INTERIM) PROPOSED FIGURE 3 SECTION C (Prototypical) FREEWAY BRIDGE AT E STREET 24c EXISTING BAY BLVD. R.O.W. r RAILROAD R.O.W. SDG&E R.O.W. I � Si PARKWAY IMPROVEMENTS 1'� - ` ?\ WILL BE COMPLETED UPON - 1 ABANDONMENT OF RAILROAD � ,\ 1. R.O.W. f �- 1 1 O' 7 5' � 12' 7 5' f I 1 1; VARIES 52' 40' 150' FIGURE 5 SECTION D BAY BOULEVARD FRONTAGE (Prototypical) 95' R.O.W. 3 ' ii. MEDIAN. A‘ , Ip /SIDEWALK \�f'' BICYCLE LANE, • l 5'15'5.5' 12' 13' 14' I 13' 12' 5.51 5'15:. 30.5' FIGURE 4 SECTION E LAGOON DRIVE WITH BIKE LANE (Prototypical) , 9n,l a_--oc >W 2 as J CC it , l L-r 1 V J Z al W HW + >rT: H , Q a. M b O 1` I . © y Q II \ CO bdi _ _ \' \I ''''' — ' - ' CD CL > I 11 J N W 3 c \\7\- a'7 [1=,E1 O D' a C .. = v °I r . t= i C7 F= l � ' I l •l� i`� ,2P-.z Is s Ali 1 Ina': -•:i., €_�. i � ' [ 1 i�',, 313 Ili__ 9 J liii— _ �� , T 7 s : • 1 in co i� 'NN �� I III r � - - I IM,3 ; �.. F t -�k- t�- A >1. .> CI `1 ^K 1_;F' ' au:• Li. ^- . `�� I'I'r -,- ,. 3 3 > ° W tI //� I I -.]1- ] 0 •L Y ti„ a° = c I � t l F� t0 f9 _N �1 it , , r I+I �— —/I G .`,, T ,' co G . . 0 :. .--_,.._ 1 -----,,,,,,,,,..). ., , -_-1,.]..1,-)r--„, , t,--t-. ,-;]•,- �` J CO d m v ■ J co ,� / ' 1_ 1r } 1T, ] Cl) v• d - T.) -- i -� - ----- E L "`\ ' H '3 W LL CI /,'` „ ---s 1 ---- -,- n?' 1 1 Q r N M 1- 7Gz UTILITIES Section 19.87 Section 19.87.01 - Stormwater Management and Drainage Grading and drainage concepts shall be incorporated into street plans to utilize streets in the stormwater collection system. Building pad grades and generalized design grades for streets shall be designated to ensure protection from concurrent storm and high-tide events and to provide sufficient cover over underground utilities. Section 19.87.02 - Geotechnical Constraints A detailed evaluation of liquefaction shall be routinely made for any major engineering project. With the exception of Original Upland areas as shown in Map 5, geotechnical studies shall be provided prior to any development. Geotechnical studies may be appropriate for certain upland areas and shall be required where valid data is not available. Section 19.87.03 - Utility Service and Grading Objectives Map 4, Utility System, shall control the location of sewered water systems. The following objectives shall guide the design and implementation of utility services and areawide grading: 1 . Provide adequate sizing of utility lines to assure sufficent capacity for the most intensive users. 2. Minimize the import of soil to that necessary for the protection of developable areas from flooding during concurrent storms and high-tide conditions. 3. Protect existing natural resources from undue impact during construction phases. 4. Provide for an adequate on-site storm drainage system to preclude drainage directly into wetland habitat without adequate filtering of sediments or trapping of pollutants. 5. Provide appropriate slope gradients in critical locations to ensure proper drainage. Section 19.87.04 - Water Service The xz 14-inch waterline in G Street connecting the lines in Bay Boulevard and 7100Y400%/I Af Marina Parkway is necessary to maintain a looped system during development of the Project. An easement for pipeline operation shall be maintained even though the area might be fenced for security reasons by Rohr Industries. - 26 - I - _ - a =- } ■ y ; I -----� <>cr Lii Y I aO ~ 1 . LL - b ,� _CC O. Cl) go• � K 4,66,—. I ; L 1— — UJ C � I - I - �, >- CZ / i }I. a I-- oi >�• .Vimm O b' ' �' - m 111 4. W U I r enips 11111 I IIt • , . .. �. �.'. si $31i�'=i 0 = i • -1 ril \ •' b ♦ ' Ii E w (0 I ----- L Lt' l' I � A 1 �...Gl IE!I: 0 o �. Q� M _____./ 'I- I. II I a -I 1 CLI �- 'I I .i 1 _. 1`1 \''' i 1 — NM. 1 IN 1 ' . \�A1. Y, L 111.i1:1J of E i L — j o I 1 I. S I 11 I uIIlrjii; ':i;;i I —� i, 11/11 I � iIiitI ! " IH L I ma3 ' 11 : • 1 = • ‘ �� 1 h - 1 1-1 - ,- , _ Ern-rtp,-1 00 , s y, /' � _. v < o w Ala r 11l fA. t- zo { jj j 1 1p' r a Q. d J J -3 -� ' 1111 -- d Cr) • E su s e j 1-.' 1 1 , C C I- a • i I y � � J J 0- m .� _ .. r W c. i Z- 1, - N N 0 4,, < W . f - rrJ 1 I El 3 0 N M i o j i i e I J I NW W N W N m ▪J ` <▪3 26a Section 19.87.08 - SDG&E Row 04010Y1t 6410411/c/YYVi/g'u'atlitdrlIWIA W/ObWW411x1/Mklli'KYMWMd/f /V ZithOW/s(We'N/Aii,ENIAAV/lvbi'YY/AMIA J/WAWAW AVV l WAk Hlll1000/0411 ANAX4//dc/d0/6AII h'Yl hh l/s/i/d'e fall b(W /A1/ !/ ill,hbbli//YVa(d6 ilhA/t AVIO0 I 1IfVOY141(011%0M//tiOti6X/hAil Some relocation of the two separate 69-KV power lines presently running on either side of the railroad tracks may be necessary to accomplish the I-5 off-ramp at Bay Boulevard. If feasible, these lines should be consolidated and incorporated elsewhere in the utility right-of-way. Where bah Tidelands Avenue hithiiiihA is incorporated into the railroad levee at the Sweetwater Marsh crossing, the roadway bed will cross beneath the tower lattice power lines at either end, for which coordination with SDG&E is required. - 28 - 1 �Q " o� -� E -____- — � I � N t Qoc O CZ 1 a Z I _. _J5 0 mac( al itc. zo mo) I i =- a Q 1 1 w w l: ww mT V Z , : cww)w® � t J i 7- + l_= _I Q W Q b f _ -1 (,.,.....€0, N i I ZZ✓ �� I I i t I w..1 t i , ',c %'ss'vOa —1 3(111 [.; 0 \1.1 O �. - Q 7 e a' ail O Q 1\ � � I I ®xwr �� a C ..,...J \ \ , IIII II fit 1 , 1I : II!: 4IiLP1�� E_ — _7 0 l \ ✓ i M.. 1 ! I, o; 1/ E_ �-.-- - in c'!'-- c 0 1� Jk` - d O d V � . , ..1 ). 1 { IL W co I ; 1 U N Ci w -J 4 I = I L a dit..„..,, ,. J , 1 w a pZ , - _sijl :LI c;, Ooca 1 ra �'' .' I f1 O• IitJiii O V 1 © .'isaaQiTi� a. fi tzl °� - 1 1lb______ °$ o 1I ELF e. o, r t. el rT TriT l 1 i1 V d Qf �( W c 4 s .0 > �._ J G - f C1 3m d c 0 — 'el' a m d CO i a 0 Eitti] El I 1 U Q - Ic I L ] rnm3r –' 1 - - I1 IL'!Ii1 j ce-- F = 01 I it 4S1 "o ��1 3thU�� es w y to 71 Q n 0 41) \‘ —_____/--- - y 7: d ■D Y C \\NN II ." 1 p c F N ri,, , . t = t Cad a . V _ = a macco B I // pi/ r 1 t!,_, 1,i 1 1 IF] LI ; ,'', i+ ' /' \ / 0 rL.-_(„rs.clEi9_ __ I \ /I I . 1 H { /�f/J, ttEf r"—}_ _1 . CO �� jam— I i. �� CO■ � m � ' ' o 111111 c 0 a) -o U N ` I. l . fi , N L a l0 _ . / . 3 O LL +�. c t'•• / I j i- _ _— N U c Co - I a) a> c 12 t c / - ,.. .. A h +N. // it 't ' . -fir G I 3 — 2T'a minimized by limiting fill in the wetlands (less than 1/2 acre) to only that necessary for levee reinforcement or protection to adequately maintain the proposed roadway. The more critical pond side of the southern levee shall be screened with landscaping to reduce disturbance to marsh and water birds (Reference: Map 3, Section G). Pedestrian access shall be provided on the southern levee on the E Street Marsh side on the roadway. All access to the northern levee shall be prohibited except for emergency vehicles. (c) Proposed Restoration. Degraded or limited natural resources on Gunpowder Point shall be enhanced with a program of wetland and upland restoration. An interpretive center shall be developed for public use. 714/146ffkk IMP //df/'UNIiX/hv`iNd'VVf/e'/AM//AIf /' W dOAXXa// 0000 d 010l ///WIN ki5k4///la/s////af//I Oa*X151iid///, A14136/./////AWOrial i/v'd The location for the interpretive center is shown fdi on Map 6. The existing Frankenia palmeri population shall—be preserved- Adjacent lands shall be protected and the spread of the population encouraged. The berm around the lagoon in the southwest corner of Gunpowder Point shall be removed and it shall be restored to a healthy wetland. TlXd//ar,We//Nj 4Xdd//Ud//ens'ifalb'Vi/sl h'@'d'//a/s//A/ifdddk l/0//drld/M/l Oki/Alitki-ihth AXik//dk}VOAl Spoil from the wetland-upland mosaic in the northwestern corner shall be removed, and it shall be restored to wetland. The undeveloped portions of the upland shall be restored to a southern coastal scrub or other appropriate upland vegetation type(s) . A restoration program shall include: (1 ) removal of existing structures, spoil , and other remnants of human use; (2) grading to level spoil and fill borrow pits; (3) an approved revegetation design to establish a native and naturalized landscape community; and (4) a soil erosion design to control erosion of scarified areas into adjacent wetlands during revegetation operations. Section 19.88.05 - Subarea 3-Midbayfront (a) Proposed Wetland Buffer. The 100-foot-wide buffer to be acquired as part of the CalTrans/Corps of Engineers project mitigation requirements shall be configured to protect the existing marshes and pond. In addition, an adequate buffer to provide protection for wetland resources 1001f0df I ff¢d shall be provided around the F-G Street Marsh as illustrated in Figure 11 . #Wde'p'#1/MAYn'e'//tihY/kJx/iWHY/lf, ,dt W,Sul//1SfiAXNli4l/dli0d4014d4 wi'1!ii7'd/ //p/MeN/AthAi Adjacent to the existing industrial structure, the buffer will be as wide as space permits. All human and domestic pet access to Sweetwater Marsh, Vener Pond, the E Street Marsh, and the F-G Street Marsh shall be limited (Reference: Map 6, Sections J through 0 L) . Pedestrian and bicycle access to the inboard 50 feet of the buffer shall be limited. Visual access from the buffer into the wetlands shall be provided at points along the length of the buffer, as shown in Map 7. (b) Proposed Wetland Restoration. Degraded areas of former wetlands shall be restored to high-quality salt marsh or mudflat in areas adjacent to Vener Pond, the E Street Marsh, and the F-G Street Marsh. Additionally, 40 000101eW'afWY/A 1001 j1b4AN/VO//i/r/c/r)'YMV/AAA urbanized runoff into the wetlands will be controlled. As compensation for filling of less than 1 acre of existing wetland elsewhere in the Bayfront in order to achieve the necessary circulation improvements, filled or degraded margins will be restored as high-quality wetlands. - 31 - RESTRICTIVE COVENANTS -VISUAL SCREEN BUILDING MARINA PARKWAY PUBLIC PARK PUBLIC PROTECTED ENVELOPE R.O.W. ACCESS • HABITAT ORNAMENTAL LANDSCAPING .w.i 5' FENCE tLocatlor..t nronoomt In TO BE MAINTAINED BY C 3 V w oot+•r to•cr••n'dom.'.Ir.,..•u.na.l PRIVATE DEVELOPMENT w a C Z w _ < < MASS PLANTING FOR VISUAL D-0 I- -¢ SCREENING -5 (PROVIDE �'\ N Z a m OCCASIONAL VIEWS TO _-. _-' . (\yt <_ WC CLLL MARSH AREA)Ci,l`� �� f CC cc Y i _ NATIVE COASTAL SPECIES AS `�;-- r ,Y-I O C e= t 5i LOW SCALE TRANSITION > -10•• . . - .. - - ^ `. .-'t.. .' • • • _. - -y+5 DATUM 20' 8: ,5 PROTECT AGAINST `MIN. 50'MIN MARSH - GROUNDWATER . - SPECIES INTRUSION ___ 100'BUFFER PROPOSED FIGURE 11 SECTION J RESIDENTIAL BUFFER — MID—RISE MFD -RESTRICTIVE COVENANTS -VISUAL SCREEN BUILDING MARINA PARKWAY PUBLIC PARK PUBLIC ~� PROTECTED ENVELOPE R.O.W. ACCESS HABITAT • w ORNAMENTAL LANDSCAPING J 5'FENCEILo..tton.1 high Done n Q 3 U U butt.,to.cr...n...nor,wetlands/ TO BE MAINTAINED BY _LL LL MASS PLANTING FOR VISUAL PRIVATE DEVELOPMENT w o c Z D 0 1_ x¢ SCREENING :5' (PROVIDE to a c v: <m -OCCASIONAL VIEWS TO ' ' .'y w Z C n L_ MARSH AREA) w F,ti i, ��,}✓;�' ✓ ¢c r e w _ NATIVE COASTAL SPECIES AS -Y� LOW SCALE TRANSITION S -10'DATUM ' - .. . ---_. --S.5 DATUM TOWNHOUSE MIN:_. 8 15. 50'MIN. MARSH PROPOSED _ • SPECIES - .__ 100'BUFFER FIGURE 12 SECTION K RESIDENTIAL BUFFER — TOWNHOUSE 31a BUILDING PUBUC VISUAL PROTECTED HABITAT SETBACK ACCESS SCREEN ORNAMENTAL LANDSCAPING w 5p FEEN�CEE1�(Location from w�tianIn TO BE MAINTAINED BY PRIVATE DEVELOPMENT a w w MASS PLANTING FOR VISUAL w cn O U SCREENING 5' (PROVIDE IFixftz w 4 OCCASIONALt VIEWS TO ��m a a N �g MARSH AREA) z a m NATIVE COASTAL SPECIES IIj l'ilili I "� �¢G Y Q W O AS LOW SCALE TRANSITION r m x a cn MARSH SPECIES �� rail 1I�1iill1i1�IV!� J:Sy�::!S 1 I +�. � I 1 ,, +5'DATUM . I l°1 1`'i SETBACK VARIES 50' MIN. DEPENDING ON •LAN OF PROPOSED 1 DRAINAGE SWALE 100' BUFFER FIGURE 13 • SECTION L OFFICE PARK BUFFER 31b ` At the low-lying agricultural field north of the F-G Street Marsh, a stormwater detention facility shall be constructed to accept urban runoff from the Midbayfront. This facility shall be utilized to store runoff during peak storm periods and as a sediment trap. This storm detention facility shall be connected to the new freshwater pond at the F-G Street Marsh to provide a seasonal water supply to the wetland. Both the detention basin and the newly created freshwater marsh will receive dampened tidal action during the dry weather season. Procedures for assuring water quality standards shall include the following: 1 . Drainage shall be directed away from the faces of cut and fill slopes or any slope subject to erosion into approved drainage structures. 2. Where necessary riprap, check dams, etc. , shall be employed to control erosion. 3. All steep slopes shall be planted to reduce erosion, with approved irrigation and maintenance. 4. The maintenance of planted slopes, erosion control facilities, etc. , shall be the responsibility of the developer. Section 19.88.06 - Subarea 4-Marsh Areas (a) VV¢W¢4 Tidelands Avenue WOW00. Tidelands Avenue shall cross the Sweetwater Marsh in conjunction with improvements to the existing railroad causeway. This will include fill on degraded portions of the Marsh located on the western boundary of the existing causeway, with the area to be filled less than 1 acre. The existing railroad viaducts spanning the water channels connecting the portions of the Sweetwater Marsh on both sides of the railroad shall be rebuilt to increase the length of the span and thereby to improve existing tidal flow to the eastern portion of the Marsh. (b) Proposed Restoration. 700 Tidelands Avenue extension shall be a part of a restoration program for the railroad levee crossing of Sweetwater Marsh. To accommodate the wider cross-section required for the roadway without adversely impacting the marsh, the amount of existing bridging will be increased, fill removed, and wetlands restored to compensate for the fill required for the remaining portions of the roadway. An equivalent area of approximately 1 acre of high-quality wetland will be created for the amount of poor-quality (between eight- and nine-foot elevation) salt flats covered in the road widening. Additional areas of high ground adjacent to the west side of the road will be lowered in elevation to establish an improved salt marsh in that area. - 32 - 1 . Criteria Restoration (i .e. , reestablishment) and enhancement (i.e. , increase in density or diversity) of coastal habitats associated with the Chula Vista Bayfront Specific Plan involve the intentional planting of habitat-specific native plants in their appropriate ecological settings. Passive recovery is a minor aspect of the proposed restoration. The objective of restoration and enhancement for the several areas involved in the Bayfront Specific Plan is to replace non-native vegetation with native plants or substrate associations, which are of greater use to a wider range of native, particularly coastal dependent, animals. As a result, a reduction of erosion and increased biological productivity will be achieved. Preliminary site- and species-specific aspects of the Bayfront habitat restoration and enhancement plan are discussed below. 2. Coastal Salt Marsh The restoration of Coastal Salt Marsh habitats will involve (1 ) the restoration of tidal action to presently non-tidal areas; (2) the production of transplantable-sized plant propagules either by nursery growing or translocation; (3) planting the various plants at species-appropriate densities and elevations; (4) monitoring of the rate of success of re-seeding efforts, stolon advance or stem-rooting ; and (5) replacement or investigation and remedial action to achieve recovery of problem sites. The plants to be included in this restoration will be Salicornia virginica, S. subterminalis, S. bigelovii , Spartina foliosa, Suaeda esteroa, Distichlis spicata, Honanthochloe littoralis, Triglochin maritima, Jaumea carnosa, Lirnonium californicum and Batis maritima. Coastal Salt Marsh restoration sites on the Bayfront are: a. the east side of Vener Pond (by the Corps of Engineers) ; b. the southOja and east portions of the "E" Street Marsh (by the Corps of Engineers) ; c. the west and east sides of the "F-G" Street Marsh (by the Bayfront Conservancy Trust/ State Coastal Conservancy) ; d. the 9.6-acre channel east of the least tern sanctuary on the "D" Street Fill (by CalTrans) ; and, e. levee removal as part of Tidelands Avenue extension ( by CalTrans and the City of Chula Vista) . The excavated channel at the least tern island sanctuary shall conform to Section H, page III-30 of the certified Bayfront Land Use Plan and shall be designed to utilize tidal flushing to maintain channel depth, to minimize maintenance requirements, and to provide an adequate barrier against access to the island by humans, dogs, and cats. - 37 - 3. Freshwater Marsh Habitat The restoration of Freshwater Marsh is to be accomplished with freshwater runoff collected sites in the vicinity of the F & G Marsh and the area south and east of Marina Parkway. The plants involved with creation of this habitat include Scirpus acutus, S. olneyi , Juncus acutus, J. balticus, Typha dominguensis, T. larifolia and Eleocharis marcostachya. Open water habitat is an important aspect of Freshwater Marsh development, especially if water fowl use is to be encouraged. Some excavating for open water deeper than 4 feet will be useful to avoid Typha inundation. Use of the siltation basin will require periodic maintenance of this habitat to remove accumulated sediments. Freshwater Marsh restoration on the Bayfront will occur: 41 OAl its!AW /kAAkl/df//7V7/ AVEA41/f0 X44100/last!/00/ls0l►10~10WA a. The "remnant" marsh area north of Lagoon Drive will be replaced by + 3.2 acres of newly created freshwater marsh north and east of the F-1; marsh. Approximately 1-1 .5 acres of the "remnant" marsh area will be retained for use as a desiltation basin. b. on the Will north side of the "F-G" Street Marsh (by the Bayfront Conservancy Trust. ) 4. Upland Habitat (a) Maritime Sage Scrub: Gunpowder Point/Vener Farms: The upland habitat is associated with Maritime Sage Scrub, a community including Artemisia Californica, Eriogonum fasciculatum, Isocoma veneta, Encelia californica, Mimulus puniceus, Dudleya edulis, Frankenia palmeri and Lycium californicum. Restoration of this community will require removal of upland debris at various locations on Gunpowder Point and the mainland agricultural fields. Most of this debris is agriculture-associated and some re-contouring of the land will be required. Re-seeding, using hydro-mulches, is the most effective means of establishing the basic foundation plants. Selected planting of liner- or container-grown plants will be the chief means of creating habitat diversity within the main vegetation foundation. Timing of the planting is important to ensure that no long season irrigation is needed and that ambient rainfall is well utilized. - 38 - (b) Least Tern Nesting Island: "D" Street Fill : On the proposed California least tern nesting island, the development of a vegetative cover is incompatible with the goal of tern nesting. Rather than covering by shrubs, the site will be contoured to assure a gentle runoff slope, with covering of the standard light colored sand and crushed shell mixture associated with tern nesting sites. No fences shall be constructed on the least tern island sanctuary, to minimize predation and all restoration or enhancement work shall be performed during months when the least terns are absent from the site. 5. Tidal Flow Augmentation The natural flow of tidal waters into the F & G Marsh and Vener Pond has been retarded by the placement of road crossings. (a) F & G Marsh-11441WWW000 Marina Parkway crossing: The realignment of 7J$ Y ao%//aIWrNO Marina Parkway in this area would allow excavation and replacement with a larger culvert or bridge structure. 0Y/A44/1/00A1/000YOWf/I/o4,1/,6A// MAX//vYMt MO/AWV/VVY/4fi1/ 'e`/I At011/ /9f/AVn/YOW/WIWAY/000 /aktkal/W/tOtA `d/AAWV/V, /bNVIciitt'i4A41/110101 This structure would be expected to maintain the existing tidal regime as the F-G marsh currently receives tull tidal action. Caretully placed protection of the pipe ends may be necessary to prevent erosion. (b) Tidelands Avenue northerly extension over the (former) Sweetwater River channel : The partial removal of existing railroad levees at this site, and their replacement as roadway foundation by pilings, may increase tidal flows. The Corps of Engineers has agreed to provide facilities to transfer adequate amounts of freshwater from the Sweetwater Flood Control Channel to the Sweetwater Marsh down the former Sweetwater River Channel . (c) Gunpowder Point - South Causeway: The small corrugated pipe culvert through the south dike that connects Vener Pond with Vener ("E" Street) Marsh shall be removed and replaced with a water control structure that will facilitate the management of water in Vener Pond. Detailed engineering is being completed by the City of Chula Vista for this principal access to Gunpowder Point on the existing levee road. Less than one acre of fill is permitted for the roadway, but excavation below lower tidal limits may be required for placement of a property-sized water control structure to provide tidal flow into Vener Pond and assure salinity levels comparable to San Diego Bay waters provided such restoration is determined in consultation with the Department of Fish and Game to be the preferred alternative. All - 39 - setback of 100 feet from Sweetwater Marsh or Vener Pond. The Center shall be available for public use and shall include adequate space for exhibits and other wetlanas interpreUtive materials, a meeting room that accommodates at least 75, office space for Bayfront Conservancy Trust staff, and appurtenant facilities such as restrooms, telephones, showers, etc. c. This subsection provides wildlife habitat restoration and enhancement standards and objectives for the 188-acre Sweetwater Marsh mitigation property (that is required to be dedicated to the Department of Fish and Game) in addition to the requirements of the Bayfront Land Use Plan and other applicable sections of the Bayfront Specific Plan. The principal restoration and enhancement goals for the 188-acre Department of Fish and Game property shall be the maintenance and enhancement of wetland habitat. The Sweetwater Marsh complex shall be maintained, restored, and enhanced as a complex of marsh habitats that include freshwater, brackish, and saltwater marshes. Water control facilities necessary to achieve habitat protection, restoration, or enhancement and/or wetland maintenance and monitoring activities may be permitted consistent with the applicable sections of the Bayfront LCP. Section 19.88.60 - Bayfront Conservancy Trust Maintenance and Monitoring Programs The following additional maintenance and monitoring programs are included: 1 . Maintenance (funded per Section "Revenue Sources" above) . a. Trails (i ) Erosion damage due to normal use (ii ) Weed removal b. Sediment Removal (i ) Culvert blockage removal (ii ) Open channel constriction or blockage, especially at Least Tern sanctuary (iii ) Siltation basin clean-out c. Interpretive/Public Access Signs (i ) Weathering (ii ) Vandalism - 41 - � . _1 ` � fN.< W CL U Y I 1 - /�1 0 Q0 Q u 0 1 / , - _ , i ail,f p000000000000, 0 �" al 4" - ` N 1 / I 5® oa I' LT] L II }} I- V Q '- • ► 111 c it a® a ots oi 111;1:11 o I , : •x:•1:1_,:'_• —mss — 0 \ �\ 9 111- - - II., e ^•i II�II�m U1 I:: 4 _,n\ ,-\ _...„,,,i, , : ,- - 1,11 11..... ,„, . 111 n. o CL I\. .°• . n.n11 u 1 •o. \ - o elllunu ` o ii M11111111 . CC ° j, X11111111 (. a } 00 j h ull - 1 ° II IIW 111111111 0 0 • 11111 111111111: ° — .• A; ill 11:11 IIIIINIa1 0 i W ' 1311' a --.r_,, C c1 I H.-- I ° ,QOO. , I ( �9 9 9�1� ��L L O m E D)� 000 1 }, NN , - B3 a I a3i 2,m t m w >, 1= N , ., H icielq- FIB.1E1 .s.3 4-' CD '''' 4 I mac - . = G Q _a IL ;� li[ ., 1 \(// , ik(i, li\\ I - ---� 1�-� / ,it'_ It _ 11111 I 1I =�` , ;�� A 1111 . i, G [� . c c IP ' ( = c c a c ' : 1 1i , d d Cl) C LIIJ .; V a N F' To %' eat _ 0) 03 O d O qua d d [5 U c la v IL j c r �_ y ,-E cu E 3 d - ,.. 1 'c rte.. . ! 1 J a. C u_ C7 d "441414 0:.k L 1 I I3P0-_-2- t3 45a Section 19.89.06 - Formal Street Tree Planting All areas designated Formal Street Tree Planting in Map 7 have been designated for the major circulation spines of the Bayfront. The planting should be in regularly spaced intervals using species with predictable form characteristics to achieve strong linear avenues that guide views and establish perspective. Representative Characteristics Location ▪ 40' to 60' height . 74404MA/WAAN Marina Parkway, Lagoon Drive . Crown shaped form E Street and D Street . Evergreen . Bay Boulevard and Marina Edge on D Street Section 19.89.07 - Gateways Special consideration shall be given at Gateways (see Map 7) to roadway design, including signing and lighting, landscaping, and siting and design of adjoining structures to allow for design treatment which conveys an entry character. Section 19.89.08 - Architectural Edges The development shall comply with the following conditions in the specified areas: 1 . Habitat Protection. Structures shall be sited a sufficient distance from natural habitat areas to protect the natural setting and prevent interference with wildlife. 2. Pedestrian and Bicycle Access. Structures shall be sited at a sufficient distance from the water' s edge or marsh edge to ensure unencumbered pedestrian and bicycle access. 3. Privacy. Structures shall be designed so that the uses which take place in a structure or private space adjoining the structure do not detract from, or prevent appropriate public use of, adjoining public open spaces. Reciprocally, the public areas shall be designed and their use regulated in a manner which does not diminish the intended use of adjoining developed lands. 4. Firm Edges. Firm Edges as shown in Map 7, are required 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 should be formed by buildings, but also may be achieved by use of earth berms or mass plantings. - 47 - 5. Irregular Building Edges. Irregular building edges are required 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 penetration between areas, and variation in the spatial experiences and qualities in these areas. 6. Building Base Screened by Earth Berm. In areas so indicated on Map 7, an earth berm shall be built up so that the base of the building shall not be visible from beyond the berm. Section 19.89.09 - View Points Development of the Bayfront shall ensure provision of three types of views: 1 . Views from the Freeway and Major Entry. Ensure a pleasant view onto the site and establish a visual relationship with the bay, marshes, and bay-related development. 2. Views from Roadways Within the Site (particularly from 7100'4 Ai¢00¢ Marina Parkway, to the marshlands, bay, parks and other bay-related development). Locations shall preserve a sense of proximity to the bay and marshlands. 3. Views from the Perimeters of the Bayfront Outward. Views which are primarily pedestrian-oriented, stationary and more sustained should be experienced from parts of the open space and pathway system and enable viewers to renew visual contact at close range with the bay and marshlands. - 48 - SUBAREA SITE SPECIFIC DEVELOPMENT AND DESIGN PROVISIONS Section 19.90 Section 19.90.01 - Bayfront Gateway View Sequence Policy The corridor view sequence policy shown in Map 8, Sequence of Views Along the Bayfront Gateway, shall be pursued by adhering to design requirements corresponding to the indicated number. 1 . Street Entry. A dense canopy of trees shall be provided on both sides of E Street to obscure views of SDG&E power lines and focus views on the immediate landscape of the street. The street trees shall be closely spaced and in a regular rhythm to achieve this objective. Immediately west of the freeway, future buildings on the north side shall be sited and designed to reinforce the sense of entry created by the street trees and existing building mass. Map 9, Landscape Concept at E Street Gateway, conveys a conceptual plan. 2. Bay Boulevard Entry. A similar sense of entry should be created on the southbound freeway entrance to the Bayfront (Figure 14) (along Bay Boulevard) . A canopy of trees WAX should be provided along both sides of Bay Boulevard to screen the power lines and transmission towers from view and direct motorists to the E Street intersection. The intersection should be enhanced with landscaping, signage, lighting, paving and other features which will identify it as a pedestrian and vehicular gateway to the bayfront. AtI/llb /'kkk// 'dVI y/FWWW1000d 0000000bl/s'ra'a'W/4 //4440 0440411VIWOfilhkY/041/r`00.4 3 115N0dl/k, k/100 k 4X$01/a+iOY/0400 410A/ANI AO/fa/dOdiftt`i/oAWVIII AiWY1X11/10!/1"131 aWcJt/VIA0 XXXOittA Xff¢/9W0rl1 (See Figure 14 for additional details. ) 3. E Street/Bay Boulevard Intersection. WO6i When approaching and crossing Bay Boulevard, the continuation of street trees and landscaping will create a view corridor to the project focal point at the intersection of Marina Parkway and Tidelands Avenue. NYIW Y/kik r/fAkif `iWlXjll k)10 0017 vl0/M VIOVkAWa'rMla/ IWOV W0WilIl khkll ANWINVVI A4AQVI X146014 1601 kA /11Nl4501110 l/ttiA/51l01 X 0411 h l/aNVrhWIWIA/ft/otOh',/ 00001 h111000 0 Y`tIVAXIAAWYINAVOIOV/a IVOlOVi 01 170 1AAA //Wf MAYI Y/006ifttO /fih>/X1410 (6600 00041114WV11011/<fi/clYl/a OV//af 00001 Special attention will be required to ensure that substantial building setbacks include consideration or stepping sill ding hel9 is to retain proper sca e wit the landscaping and views to the Bay. In general , building setbacks from the public road shall be equal to or greater than the building height. 4. Marina Parkway/Tidelands Avenue Intersection. V//l$bY`OOb/XX OXAvi, 10tOti.OW4I1111AAitWAYrldsisTri gUYX00X4v0i1AhkhG lAildWOOValkAklvl/nlYO►iht PO 1, V u'd000/WWW4ON/bre'IOWAWW/614,6 l5AWAWldf/l XhWi hifilkAWAOSIIA41WY/VrAieNlif00104,11W/tVicAllabdIAMAANVIMVANIAWO #0y/ % i Views will be focused within this area to enhance the sense - 49 - of arrival at the center of urban activity. Special attention should be given to plazas, planting and other landscape features to reinforce the area as a focal point. An architectural focal point such as a tower, dome or other vertical form reaching a height of 70 feet will be permitted in the office park north of Marina Parkway. The vertical element will be a visual landmark identifying the core area of urban activity. 5. Intersection of Marina Parkway and Gunpowder Point Drive. To the west of the Marina Parkway/Tidelands Avenue intersection, views will open up to the bay, park and wetlands. The residential area on the south and east side of Marina Parkway marks the urban edge of the bayfront and helps direct views towards the open spaces. Street trees and landscaping along the parkway will also direct and frame views. $1 6. Views to Vener Pond. The above views should be followed by panoramic views of Vener Pond, Gunpowder Point and San Diego Bay. Major massing of trees should be avoided along the shoreline to protect this view. 0/ 7. Views along Levee. From the roadway linking the Midbayfront and Gunpowder Point views should be focused on the hotel complex. 71 8. Hotel Complex Entry. Upon arrival on the island the view of the hotel complex should be temporarily interrupted by veering the roadway to the right as it passes through the earth berms surrounding the hotel grounds. This should then be followed by an abrupt shift in the roadway and a closeup view of the hotel entryway. - 49a - GUNPOWDER POINT SAN DECO BAY VENER MARSH ( 7 0 I VENER POND (DO • 01.40 •OA0 $ u0 30 • a.0 00000• U • a, BAY BLVD. 0001 . •© 00• •• • • 00 1-5 W ° QC) PROPOSED MAP 8 SEQUENCE OF VIEWS ALONG THE BAYFRONT GATEWAY 50a •O •• • • i•Q• '•• •1� O• =ll. i ::eo• or•= =ti! ': ,ws,S. VIEW OF OVERHEAD POWER ��"�1 '0• UNES OBSCURED BY .107.-;-_--;=_=. 4,07 \\ •• TREE CANOPY �- € . WM : .- 111 `w, FUTURE 1 BUILDING SITE EXISTNG RESTAURANT • ~O '. S • ��' • ...•, POWER LINES,TOWERS AND PARKING LOTS SCREENED BY THE STREET TREES DEFINED PEDESTRIAN ROUTE 1-5 ;2 4,L t ! . • TROLLEY STATION • • • • • i p(...I PROPOSED MAP 9 LANDSCAPE CONCEPT AT E-STREET GATEWAY 50b i. Within the entry zones (approach, roadway and parking area) large scale trees, planted in an irregular, informal pattern shall visually define the approach to the hotel , screen view of the parking from the upper floors of the hotel , and in conjunction with ground covers and change in elevation, conceal parking from view of arriving and departing hotel guests. Additionally this landscaping will serve to further visually separate the hotel/conference complex from the adjoining upland. ii . If illumination is provided for outdoor recreational facilities, a combination of low mounted luminaires and intervening tree masses should be used to reduce night-time intrusion of light into the adjoining upland habitat. iii. A large-scale south-oriented outdoor area shall be provided for users of the hotel/conference complex. (Reference: Map 10. ) Within this area a wide variety of landscape materials are permissible and a highly contrasting appearance with other open spaces on Gunpowder Point is desirable. An abrupt change in appearance with this ornamental landscape adjacent to the hotel shall be provided along the south facing shoreline by revegetation of a 100-foot strip with native vegetation. 6. Public Access. Public access shall be provided to Gunpowder Point via the pedestrian boardwalk incorporated into the south levee roadway. A series of publicly accessible outlooks shall be provided to allow visual access to the wetland habitat areas with minimal intrusion. Outlooks shall be designed similar to photographic blinds. Visitors shall be encouraged to park in the Midbayfront. Section 19.90.03 - Subarea 4 - Midbayfront Specific design and development guidelines for the Midbayfront reflect the following objectives: (1 ) provision of a pedestrian system integrating all the activities of the Midbayfront and linking the area with contiguous areas of the Bayfront and the proposed E Street trolley station; (2) provision of a system of open space which serves as a major recreational resource, a means of enhancing the visual appearance and image of the area and a method for integrating and unifying development throughout the area; and (3) establishment of visually and functionally satisfying relationships between buildings, open space and roadway and parking areas. 1. Pedestrian Continuity. Internal pedestrian circulation shall regularly connect with the main perimeter circulation along the wetland buffers. Architectural facades adjacent to the shoreline shall be broken frequently to allow for ground level circulation. A major pedestrian link shall be included in the public open space linking the shoreline with the interior storm detention facility. Provision shall be made for pedestrian continuity across or beneath 114040WA00000 Marina Parkway. - 51 - I • I �um 1 1 - ��o000000 e 1 oo�000000 00000 • •00•0. • °o° 0.. 'it*. " fti"•• ::'1 N . . . In:If...... 0 • . . • • 4111. ,k•‘.0./11N14 i .00o0 4 1 o.�4i1 . . 1 on NE mil low um g rr,..t_r„ 41:00 0; _ 1r...1-I 0 .. ..... • o loo ° ° 11 1 ° o I ` .0% illi„\_4 t 0 : ` �`, •• \�� onn non_o_0000 \O O ` ••0000 • O O°O ` ■ 0 0 ONO O • O O 00 1 O• 0 0 ° 0 0 0 0 o 1O O ._ O N et e r.6611 FACETED BUILDING FRONTAGE / 7' PANORAMIC VIEWS TO BE RETAINED AND ENHANCED STEPPED BUILDING FORM RESTRICTED AUTO ACCESS En VERTICAL BUILDING FORM (APPROXIMATE HEIGHT 70 FEET) ` ACCESS TO PARKING-LIMIT POINTS OF INGRESS AND E GRE SS BUILDINGS SITED TO DEFINE MAJOR PUBLIC SPACES AND/OR ENTRANCES © MAJOR PARKING ARE AS MQBAYFRONT OPEN SPACE SPINE-DESIGN MAJOR PEDESTRIAN LINKS TO OTHER BAYFRONT/ FOR INTENSIVE USE CITY AREAS CDSDG 8 E CORRIDOR-PARKING AND INTENSIVE C, DETENTION POND-DEVELOP AS PERMANENT LANDSCAPING �) WATER FEATURE. USE AS CENTRAL LANDSCAPE ELF ME NT. 000000 LARGE SCALE,REGULARLY SPACED STREET TREES ivwayLANDSCAPE MASKING OF VISUALLY DISCORDANT STRUCTURES PARK SPACE U,,, 4 PROJECT FOCAL POINT T. i PROPOSED MAP 11 MIDBAYFRONT DESIGN AND DEVELOPMENT GUIDELINES MID - BAYFRONT DESIGN BUILDING PUBLIC ACCESS ENVELOPE .•\• • ' i' ° e` o • ••o � If` �I . o J ° o ----- 0 ° I BOLLARDS(TYP.) ii i STEPS / MIN.3'WATER AT ALL TIMES r 1 ' i +5' +3' 1 r + PROPOS D -3' LANDSCAPING (where occurs) t30' I *_10' 1 ISLAND REFUGE FIGURE 15 SECTION N (Prototypical) f I ! 0 S' 10' TYPICAL HARD EDGE DETAIL AT DETENTION POND OUTDOOR PUBLIC ACCESS ACTIVITY AREA . • \' i .,:,',/y, ;NI 1111 / t _`7 ... .:. , !i Lla 1 ��i` o _ PEDESTRIANS ONLY RIP RAP w �7 iijkli ,- HIGH WATER LEVEL -v- e e, 55' �ii, VERIFY PROPOSED i' FIGURE 16 30' 50' 30'MiR. /MIN. 3'WATER SECTION O (Prototypical) AT ALL TIMES TYPICAL SOFT EDGE DETAIL AT DETENTION POND f f f 0 10' 20' 52b "Coastal Development Permit" means a letter or certificate issued by the City in accordance with the provisions of this chapter, after the applicant has submitted all necessary supplementary documentation required to satisfy the conditions precedent in the notice to issue a coastal development permit. "Conditional Use" means any use which requires a public hearing. "Development" means, on land, in or under water, the placement or erection of any solid material or structure; aischarge or disposal of any dredged material or of any gaseous, liquid, solid, or thermal waste; grading, removing, dredging, mining, or extraction of any materials; change in the density or intensity of use of land, including, but not limited to, subdivision pursuant to the Subdivision Map Act (commencing with Section 66410 of the Government Code), and any other division of land, including lot splits, except where the land division is brought about in connection with the purchase of such land by a public agency for public recreational use; change in the intensity of use of water, or of access thereto; construction, reconstruction, demolition, or alteration of the size of any structure, including any facility of any private, public, or municipal utility; and the removal or harvesting of major vegetation other than for agricultural purposes, and help harvesting. As used in this section, "structure" includes, but is not limited to, any building, road, pipe, flume, conduit, siphon, aqueduct, telephone line, and electrical power transmission and distribution line. "Development Permit Procedures" means access, open space, and conservation requirements. Wherever reservation of an interest in land for public access, open space, or conservation is required by the LCP, it shall be a condition of the coastal development permit. "Emergency" means a sudden, unexpected occurrence demanding immediate action to prevent or mitigate loss or damage to life, health, property, or essential public services. Legal Instruments Required. Prior to issuance of a coastal development permit where a public accessway, or open space or conservation restriction on land is required by this Local Coastal Program, each applicant shall record one of the following legal documents as specified in the conditions of approval : (i ) Irrevocable Offer of Dedication. The applicant shall submit a preliminary title report and record an irrevocable offer to dedicate the access, open space, or conservation easement or to convey such interest in property in fee the accessway, as aescribed in the permit conditions, free of prior liens or encumbrances, except for tax liens. This offer can be accepted within 21 years by a non-profit organization or governmental agency subject to approval by the executive director of the Coastal Commission. Until this offer is accepted or until the landowner allows, the public has no right to use the accessway, provided that the lanaowner shall not interfere with established existing public use. - 59 - (ii ) Outright Grant of Fee Interest or Easement. If the project is important in and of itself for public access, open space, or conservation needs, and the size and scope the proposed development is such that an out-right conveyance interest is appropriate, or there is an accepting agency approved by the Executive Director of the Coastal Commission available to accept the easement or fee interest, it can be required prior to issuance of the permit. Until such a grant is accepted or until the land-owner allows, the public has no right to use the accessway, provided that the landowner shall not interfere with established existing public use. Required Information. As a condition of the of a permit, title information and all necessary subordination agreements shall be required. Title insurance may also be required when extensive interests inland are being granted. "Emergency Development" means work done to resolve problems resulting from a situation falling within the definition of "emergency." "Local Coastal Program" means the City's land use plan, zoning ordinances, zoning maps, and other implementing actions certified by the Coastal Commission as meeting the requirements of the California Coastal Act of 1976. "Notice to Issue Coastal Development Permit" means a letter or certificate issued by the City in accordance with the provisions of this chapter, approving a development subject to fulfillment of conditions prior to issuance of a coastal development permit, but if such conditions are fulfilled, as being in conformance with and adequate to carry out the Local Coastal Program. "Permitted Use" means any allowed by right which does not require a public hearing, but does require a discretionary or non-discretionary permit (e.g. , building permit) to be issued by the approving authority. "Other Permits and Approvals" means permits and approvals, other than a coastal development permit required to be issued by the approving authority before a development may proceed. Section 19.92.03 - Applicability Except as provided in Section 19.92.04 below, any applicant wishing to undertake a development in the coastal zone shall obtain a coastal development permit in accordance with the provisions of this article, in addition to any other permit required by law. Development undertaken pursuant to a coastal development permit shall conform to the plans, specifications, terms and conditions approved in granting the permit. The procedures prescribed herein may be used in conjunction with other procedural requirements of the approving authority, provided that the minimum requirements as specified herein are assured. Section 19.92.04 - Exemptions The following shall be considered exemptions: a. Repair and maintenance activities which do not result in an addition to or enlargement or expansion of the object of such activities, except as otherwise specified by the Coastal Commission in Subchapter 7, Title 14, California Administrative Code, and any amendments thereafter adopted. - 60 - b. Activities of public utilities as specified in the Repair, iiaintenance and Utility Hook-Up Exclusion adopted by the Coastal Commission on September 5, 1978. c. Occupancy permits. d. Improvements to single-family residences, except as otherwise specified by the Coastal Commission in Subchapter 6, Title 14, California Administrative Code, and any amendments thereafter adopted. e. Improvements to any structure other than a single-family residence or a public works facility, except as otherwise specified by the Coastal Commission in Subchapter 7.5, Title 14, California Administrative Code, and any amendments thereafter adopted. (I¢ZJ00/7 Jn%OS// Notice of Exempt Development Notice of Exempt Development shall be as follows: A permit issued by the City for a development which is exempt from the coastal development permit requirements shall be exempt from the notice and hearing requirements of this article. The City shall maintain a record for all permits issued for exempt developments which shall be made available to the Coastal Commission or any interested person upon request. This record may be in the form of any record of permits issued currently maintained by the City provided that such record includes the applicant's name, the location of the project, and a brief description of the project. Section 19.92.05 - Emergency Development Permit Application for and issuance of an Emergency Development Permit shall comply with requirements set forth in Article 2, Sections 13329, 13329.1 , 13329.2, 13329.3, and 13329.4 of the California Administrative Code. An application and permit form prepared in compliance with said Article shall be adopted by the City of Chula Vista. Section 19.92.06 - Notice of Appealable Developments Within ten (10) calendar days of accepting an application for an appealable coastal development permit or at least seven (7) calendar days prior to the first public hearing on a development proposal , the City shall provide notice by first class mail of pending application for appealable development. This notice shall be provided to each applicant, to all persons who have requested to be on the mailing list for that development project or for coastal decisions within the City, to all property owners and residents within 100 feet of the perimeter of the parcel on which the development is proposed, and to the Coastal Commission. The notice shall contain the following information: 1 . a statement that the development is within the coastal zone; 2. the date of filing of the application and the name of the applicant; 3. the number assigned to the application; - 61 - 4. a description of the development and its proposed location; 5. the date, time, and place at which the application will be heard by the local governing body or hearing officer; 6. a brief description of the general procedure of local government concerning the conduct of hearing and local actions; and 7. the system for local and Coastal Commission appeals, including any local fees required. Costs of notice which are not reimbursed to local governments through grants or SB90 reimbursement pursuant to Public Resources Code Section 30353. Section 19.92.07 - Public Hearing on Appealable Developments At least one public hearing shall be held on application for an appealable development, thereby affording any persons the opportunity to appear at the hearing and inform the City of the nature of their concerns regarding the project. Such hearing shall occur no earlier than seven (7) calendar days following the mailing of the notice required in Section 19.92.05. The public hearing may be conducted in accordance with existing local procedures or in any other manner reasonably calculated to give interested persons an opportunity to appear and present their viewpoints, either orally or in writing. Section 19.92.08 - Notice of Local Government Action Where Hearing Continued If a decision on a coastal development permit is continued by the City to a time which is neither (a) previously stated in the notice provided pursuant to Section 19.92.06 nor (b) announced at the hearing as being continued to a time certain, the City shall provide notice of the further hearings (or action on the proposed development) in the same manner, and within the same time limits, as established in Section 19.92.07. Section 19.92.09 - Notice of Non-Appealable Developments that Require a Public Hearing: Conditional Uses Notice of such developments shall be given at least ten (10) calendar days before a hearing in the following manner: 1 . Notice in the manner prescribed in Section 19.92.06 above; or 2. Notice as prescribed herein: a. If the matter is heard by the planning commission, notice shall be published in a newspaper of general circulation or (if there is none) posted in at least three public places in the local jurisdiction; b. Notice by first class mail to any person who has filed a written request therefor; c. Notice by first class mail to property owners within 300 feet of the proposed project; - 62 - CONDITIONS OF APPROVAL (cont'd) (6) Parkland adjacent to the desiltation basin and residential area shall be increased by 1 acre to compensate for the acre of parkland lost for Vener Marsh enhancement if more than 99 acres of developable land are available at the time of Midbayfront subdivision. (7) The Bayfront Developer shall prepare a feasibility study regarding the construction and location of a pedestrian overpass for pedestrian access between the residential property and Bayside Park. The study shall be submitted with the Facilities/ Financing Plan required for Midbayfront Subdivision Map processing. (8) If the open drainage swale is utilized within the office park development area this facility will remain the responsibility of the private owners including maintenance and flooding liability. (9) An alternative drainage system such as an underground facility shall be utilized within public parkland to ensure no reduction in usable public parkland results from construction of drainage facilities. If this alternative to the open swale is not feasible, the developer shall dedicate additional parkland to replace the acreage lost to the swale, slope, and land graduation to the swale. WPC 2461H LCP Amendment #2 ATTACHMENT D CONDITIONS OF APPROVAL a. Graphics (1 ) Provide a revised grading and drainage graphic. (2) Revise cross sections (diagrams in the Land Use Plan and Specific Plan) that include the drainage swale. (3) Increase the park acreage adjacent to the residential area by 1 acre to compensate for the acre of parkland incorporated into the "E" Street/I-5 on/off-ramp. (4) If during the subdivision stage more than 99 acres of developable land is available in the Midbayfront, then the first additional acre will be required as a parkland dedication to compensate for the acre of parkland lost for Vener Marsh enhancement. This acreage will be located adjacent to the desilatation basin and residential area. b. Text Approve text subject to: (1 ) Any alternative to the proposed drainage facility must include measures to ensure that silt, oil , and/or chemical leakage does not enter the protected wetlands. (2) To ensure that the proposed storm drainage system for the entire Midbayfront subarea functions adequately, a HEC study shall be prepared for drainage areas which have been modified from the original LCP design prior to any grading or subdivision approval . (3) When the traffic circulation on "E" Street between Bay Boulevard and Woodlawn Avenue declines to a Level of Service D as determined by the City's Traffic Engineer, the "E" Street bridge must be widened to 7-9 lanes. (4) The applicant shall be required to prepare a feasibility study of the widening of the "E" Street bridge to accommodate 7-9 lanes and include that study in the facilities/financing plan that is required concurrent or prior to the Midbayfront Tentative Subdivision approval . (5) Parkland adjacent to the desiltation basin and residential land use shall be increased by 1 acre to replace loss of park acreage adjacent to "E" Street/Bay Boulevard/I-5. 4. Within 30 days of issuance of this emergency permit, the permittee shall apply for a regular Coastal Permit to have the emergency work be considered permanent. If a regular permit is not received, the emergency work shall be removed in its entirety within 150 days of the above date unless waived by the Director. For Emergency Shoreline Protection Projects: 5. If rock is used in the emergency work, only clean, large rock shall be used. No fill materials or construction spoils shall be used. The rock installation shall be properly engineered to provide adequate protection and to minimize the possibility of rock becoming dislodged and deposited on the beach. 6. In exercising this permit the applicant agrees to hold the City of Chula Vista harmless from any liabilities for damage to public or private properties or personal injury that results from the project. 7. This permit does not obviate the need to obtain necessary authorization and/or permits from other agencies. 8. OTHER: Condition #4 indicates that the emergency work is considered to be temporary work done in an emergency situation. If the property owner wishes to have the emergency work be a permanent development, a Coastal Permit must be obtained. A regular permit would be subject to all of the provisions of the California Coastal Act and may be conditioned accordingly. These conditions may include provisions for public access (such as an offer to dedicate sandy beach) and/or a requirement that a deed restriction be placed on the property in recognition of the hazard from storm waves. If you have any questions about the provisions of this authorization, please call . EMERGENCY PERMIT APPROVED: Date: Paul G. Desrochers Director of Community Development WPC 2090H Page 3 of 4 EMERGENCY PERMIT ACCEPTANCE FORM Emergency Permit No. • Instructions: After reading the attached emergency permit, please sign this form and return within 5 working days. I hereby understand all of the conditions of the emergency permit being issued to me and agree to abide by them. I understand that the emergency work is temporary and a regular Coastal Permit is necessary to make it a permanent installation. Signature of property owner or authorized representative Name Address WPC 2090H Page 4 of 4 EMERGENCY PERMIT EP # Name Date Location of Emergency Work Work Requested Dear Applicant: This letter when signed by the authorizing signature, Director of Community Development, constitutes approval of the emergency work you or your representative have requested to be done at the location listed above. I understand from your information and our site inspection that an unexpected occurrence in the form of requires immediate action to prevent or mitigate loss or damage to life, health, property or essential public services. The Director hereby finds that: a. An emergency exists because and requires action more quickly than permitted by the procedures for an ordinary permit and the development can and will be completed within 30 days unless otherwise specified by the terms of the permit; - b. Public comment on the proposed emergency action; has been reviewed has not been reviewed because time did not allow. c. The work proposed is consistent with the requirements of the certified Local Coastal Program. The work is hereby approved, subject to the following conditions: 1. The enclosed form must be signed by the property owner and returned to our office within 5 days. 2. Only that work specifically requested as described above and for the specific property listed above is authorized. Any additional work requires separate authorization from the Director. 3. The work authorized by this permit must be completed within 30 days of the above date. Page 2 of 4' APPLICATION FOR EMERGENCY PERMIT FOR WORK WITHIN THE CHULA VISTA BAYFRONT COASTAL BOUNDARIES The following form must be completed fully and submitted to the City of Chula Vista Community Development Department when applying for an emergency permit to undertake work within the Chula Vista Bayfront Coastal Zone. Name of Applicant: Address: Signature: Date: 1 . Nature of Emergency: 2. Cause of Emergency: 3. Precise location of emergency (incl . relationship to wetlands, sensitive areas, or protected areas) : 4. Proposed remedial , protective, or preventive work to be undertaken to deal with emergency: 5. State circumstances during the emergency that appeared to justify the course of action taken, including the probable consequences of failing to take action: 5 COUNCIL AGENDA STATEMENT Item 2a, b Meeting Date 9/18/86 ITEM TITLE: Public Hearing - Proposed Amendments to the Certified 'Local Coastal Program and the Bayfront Specific Plan a. Resolution/all.5' Amending Chula Vista Local Coastal Program b. Ordinance Amending the Chula Vista Ba rant Specific Plan SUBMITTED BY: Community Development Director Director of Planning (i Director of Public Works/City Engineer REVIEWED BY: City Manager j6'1; (4/5ths Vote: Yes No X ) Santa Fe Land Improvement Company is the major landowner of property located in the Chula Vista Bayfront north of "F" Street. Santa Fe has combined with Watt Industries to form Chula Vista Investment Company (CVIC) for the purpose of developing Chula Vista bayfront lands. Since the adoption of the Chula Vista Local Coastal Program, CVIC has been evaluating potential development for the Midbayfront subarea (property located west of Interstate 5, north of "F" Street, south of the Sweetwater Marsh and east of the San Diego Bay) . As the company' s engineers reviewed the area in detail , it became apparent that soils conditions along the bayside would constrain development, particularly roadways and residential use, if not create a cost prohibitive situation. Alternative construction techniques were analyzed as well as land use and circulation reconfiguration to find a financial and planning solution to development problems. As a result of the studies, CVIC requested modifications to the Midbayfront subarea of the Bayfront Specific Plan and Land Use Plan. These modifications constitute the need for the amendment of the Bayfront LCP which consists of both the Land Use Plan and Specific Plan. This amendment requires public hearings by the Planning Commission and City Council prior to review by the State Coastal Commission. A supplement to the Bayfront Master EIR also was prepared to address the additional potential environmental impacts which could occur due to development as proposed by the LCP amendments. The following items have been included in the members' packets. These items are available for public review at the Community Development Department. The discussion section of this agenda statement includes a staff summary of the amendments for your information and consideration: 1 . FEIR-85-1 , 2. Supplemental FEIR-86-1 , 3. Copies of the Certified Chula Vista Local Coastal Program, and 4. Proposed textual and graphic LCP amendments. RECOMMENDATION: That Council : 1 . Adopt a resolution: a. Certifying that FEIR-85-1 and Supplemental FEIR-86-1 have been prepared in accordance with CEQA and the Environmental Procedures of the City of Chula Vista and that the City Council has reviewed these documents; and Page 2, Item 2a, b Meeting Date 9/18/86 b. Amending the Chula Vista Local Coastal Program as set forth in Attachments A, B, and C of the attached resolution subject to conditions listed in Attachment D of the attached resolution. 2. Enact an ordinance amending the Chula Vista Bayfront Specific Plan as set forth in Attachment A, B, and C subject to conditions listed in Attachment D. BOARDS/COMMISSIONS RECOMMENDATION: On August 18, 1986, the Resource Conservation Committee voted to recommend that the Planning Commission accept the proposed amendments to the Local Coastal Program subject to incorporation of the alternative that would eliminate the above-ground drainage swale by placing storm drain structures underground as described in Supplemental EIR-86-1 . On September 17, the Planning Commission is scheduled to consider the amendments to the LCP and the Bayfront Specific Plan. The Commission' s action will be reported verbally. DISCUSSION: The following amendments to the Local Coastal Program (LCP) have been requested by Chula Vista Investment Company. They include realignment of roadways, changes in right-of-way design, reconfiguration of parkland and residential uses, modification of grading and redesign of some storm drainage facilities. In addition, the City has included several general text, graphic and technical corrections to clarify land uses and ensure consistency within the Local Coastal Program documents. Resolution Attachment A contains all textual and graphic changes to the Bayfront Land Use Plan and Attachment B contains the amendments to the Specific Plan. Attachment C entails the addition of an emergency permit process to Section 19.92 of the Specific Plan. Most text changes are minor; the graphic changes are more significant. The following analysis provides a synopsis of the amendments. 1 . Circulation Freeway Ramps and "E" Street Bridge The proposed amendments include the relocation of the 1-5 southbound on/off ramp at the "E" Street/I-5 interchange to a location aligned with Bay Boulevard. (CalTrans is in the plan approval stage for this on/off-ramp re-configuration. ) Relocation of these on/off ramps and construction as a loop-ramp would eliminate the westbound to southbound turn conflict now existing on the "E" Street bridge and would lengthen the storage capacity of the eastbound to northbound turn lanes on the bridge. (This ramp location and loop configuration is similar to the option-one ramp design discussed in the adopted LCP. ) Page 3, Item 2a, b Meeting Date 9/18/86 Also, relocating the southbound 1-5 off-ramp eastward to align with Bay Boulevard would allow the restriping of the existing "E" Street overpass to provide for a total of 6 travel lanes including two through lanes in each direction and dual left turn lanes. This restriping will be an interim solution for the increase in the traffic due to the Bayfront development. The major change to the "E" Street freeway interchange from the adopted LCP is that the widening of the "E" Street bridge is not proposed. Widening of the bridge would provide additional capacities at the ramp intersections that are projected to be congested and possibly reduced to a Level of Service D in the future due to Bayfront development. In addition, trips generated by the new "E" Street Trolley Station east of the bridge also have the potential to add to the "E" Street congestion. MTDB have reviewed the potential for additional traffic congestion. They recently evaluated headway times (4 trains per hour versus 6 trains per hour) and concluded that by adding one car to the existing three car trains, no change in headway was needed. Ultimately, ridership increase could dictate the need for additional trains. MTDB is also reviewing a proposed fail-safe system which would eliminate the need for the trolley line crossing arm to be lowered when passengers are loading at "E" Street or the other stations adjacent to road crossings. Success of such a system would reduce the arm "downtime" by 50% thus reducing backup traffic conditions on the public street. Because of the potential for serious traffic impacts at the "E" Street/I-5 bridge and interchange, it is recommended that when the traffic circulation on "E" Street between Bay Boulevard and Woodlawn Avenue declines to a Level of Service D as determined by the City' s Traffic Engineer, the "E" Street bridge must be widened to 7-9 lanes as originally designed in the current certified LCP. Also, a feasibility study of the widening should be required of the Bayfront developer and should be included in the facilities/finance plan that will be required for the Midbayfront Subdivision Map processing. If the bridge widening is found to be feasible, a monitoring program should be implemented to determine when the bridge width needs to be increased. Marina Parkway (Formerly Tidelands Avenue) In the existing LCP, Tidelands Avenue traverses the Midbayfront from the southwest to the northeast and continues northward (from "E" Street) to National City. The roadway section is 120' with 6 travel lanes and bike lanes separated from the street by a 9' landscape strip. The right-of-way is planned to narrow to two lanes at the Sweetwater Marsh crossing to the "D" Street Fill . Page 4, Item 2 a, b Meeting Date 9/18/86 The amendments propose to realign Tidelands Avenue (renamed Marina Parkway) to sweep northeast from "F" Street and to link up directly with "E" Street at Bay Boulevard. The new street section would have two through lanes in each direction, left-turn lanes, bike lanes, a raised, landscaped, median and "No Stopping Anytime" restrictions within a minimum 95' right-of-way. The street would widen at "E" Street to three through lanes in each direction, left-turn lanes, raised median, and "No Stopping Anytime" restrictions within a minimum 108' right-of-way. The new Marina Parkway alignment would: 1 ) provide continuous direct visual access to the waterfront from a major public right-of-way, 2) allow the creation of a continuous linear waterfront park which is separated from private development, and 3) allow consolidation and reconfiguration of residential areas into one parcel that had previously been separated by Tidelands Avenue (Marina Parkway). The northern extension of Tidelands Avenue is proposed as a link between Marina Parkway and the "D" Street fill . The roadway section would have six lanes at Marina Parkway and would reduce to the planned two lanes at the Sweetwater Marsh crossing. The primary function of this roadway would be to provide access to the highway commercial properties at the northwest quadrant of Interstate 5 and Marina Parkway and the "D" Street fill . Lagoon Drive Section In the adopted plan, the "F" Street extension includes a 100-foot right-of-way with two travel lanes in each direction, a left turn lane, a sidewalk adjacent to the roadway (separated by a curb), a separate bike path, and landscaping. The proposed revisions to the "F" Street extension, renamed Lagoon Drive, include a right-of-way reduction to the 95-foot roadway section. The provision of a landscaped median would be positive from an aesthetic standpoint because it would provide visual continuity with Marina Parkway, the other major bayfront thoroughfare. The changes would result in a roadway that would be adequate to handle the anticipated traffic. Bay Boulevard In the traffic analysis for the adopted plan, railroad abandonment was assumed east of Bay Boulevard, allowing for right-of-way expansion. In the traffic analysis for the revised project, the roadway width was assumed to be constrained by the railroad right-of-way to the east because railroad abandonment is not foreseen in the near future. Bay Boulevard between "E" and "F" Streets was calculated to operate overcapacity when the bayfront is completely developed due to the dedicated right-of-way constraint. This is not seen as a significant traffic impact because of the limited area that is projected to operate overcapacity, and the amount of vehicle traffic that would be effected. Also, the potential exists for a future expansion of Bay Boulevard into the railroad right-of-way at a later date if abandonment can be accomplished. Page 5, Item 2a b Meeting Date 9/18/ 86 2. Land Use Development parcels within the Midbayfront have been reconfigured based on soils limitations and the revised circulation system. Total acreage per land use has, however, not been modified significantly. (Acreage changes are shown on page 11I-4 of the Land Use Plan. ) The most notable changes on the Land Use Plan are within parklands and the residential area. The existing LCP indicates that a major park will be located at the foot of Lagoon Drive (formerly "F" Street) adjacent to the waterfront. It also designates parkland area adjacent to the Vener Marsh and Pond, adjacent to the eastern edge of the residential area and north of the highway commercial site at Bay Boulevard and "E" Street The amended plan proposes reconfiguration of parkland adjacent to bay and marsh areas into a consolidated, larger, linear park along the bay and marshlands from the foot of Lagoon Drive extending to Gunpowder Point Drive. This modification would open the waterfront views along Marina Parkway and increase public access to the coastal area which is a prime objective of the coastal program. In addition, reconfiguration of the +3.0 acre salt marsh to be recreated adjacent to the "E" Street Marsh is proposed to reflect the City' s enhancement planning study for this area. Residential parcels in the existing LCP are segmented by Tidelands Avenue (renamed Marina Parkway) . The most westerly residential area has the potential to limit public views and access to the bayside. By consolidating the residential uses onto the east side of Marina Parkway, as proposed in the amendments, private views of the waterfront would be preserved and public access and enjoyment of the coastal resource would be increased. In addition, this consolidation would allow a larger and more usable park adjacent to all residential properties on the east side of Marina Parkway. The proposed amendments include a provision allowing transfer of development rights from the office park area south of Marina Parkway to the office park area north of Marina Parkway. This transfer would allow a floor area ratio (FAR) of .65 on portions of the office park area north of Marina Parkway and reduce the FAR on parcels of equal size south of Marina Parkway to .35 to maintain the existing overall FAR of .5. To ensure that this intensification of use north of Marina Parkway does not result in a bulky appearance, the following provision was included in the amended text, "Special attention will be required to ensure that substantial building setbacks include consideration for stepping building heights to retain proper scale and views to the Bay. In general , building setbacks from the public road shall be equal to or greater than the building height." 3. Grading and Drainage The grading plan for the Midbayfront has been revised to allow for the realignment of Marina Parkway and to decrease the amount of imported fill required for adequate building pad elevations. Page 6, Item 2a, b Meeting Date 9/18/86 CVIC has requested that the grading/filling/and drainage plan be modified to reduce the amount of import originally estimated for the entire Bayfront at one million cubic yards. The 1-1 .5 acre desiltation basin north of Lagoon Drive would be retained. This desiltation facility would connect to the newly created freshwater marsh adjacent to the F-G Marsh to provide a seasonal freshwater supply. This freshwater pond has been expanded to the east of the F-G Marsh to provide +3.2 acres of freshwater habitat. Both the desiltation basin and the newly created freshwater marsh would receive dampened tidal action during the dry weather season. This dampened tidal action would compensate for the loss of the seasonal freshwater supply from the reverse osmosis operation at the foot of Lagoon Drive that was included in the certified plan. The idea for utilizing this seasonal freshwater supply was dropped from consideration following inquiries by the City' s enhancement planning consultant about the reliability and long-term availability of this water source. Areas south of Marina Parkway will drain as originally planned. However, the area north of Marina Parkway now is planned to drain west via an open/naturalized swale into the bay. This grading change will reduce the amount of import needed for filling to approximately 400,000 cubic yards. This grading and drainage amendment, as proposed, creates several problems. The open swale, as designed, would run parallel to the Vener Pond and Marsh within the areas designated for office park and public parkland. During and following storm events, park use would be impeded by runoff and wet soils conditions. In addition, the entire length of the drainage swale would require constant maintenance to provide an acceptable appearance and unrestricted water flow. The Final SEIR discusses two additional drainage alternatives both of which utilize underground drainage facilities. The incorporation of the proposed open swale within public parkland would result in less usable public space adjacent to the coastal area due to the land area necessary to create the swale, slopes and land graduation to the swale. A primary objective of the LCP is to provide public access and recreation to coastal areas. The open swale, as proposed, would restrict the viability of the acreage to be devoted to public use. Therefore, an alternative drainage system, such as underground facility, should be utilized within the park area. If this alternative is not feasible, additional usable parkland should be dedicated and developed to fulfill the intent of the coastal program provisions for public access and recreation opportunities adjacent to coastal resources. If the applicant wishes to incorporate the drainage swale into the office park, the applicant should be responsible for ongoing drainage swale maintenance. A tentative agreement has, however, been reached between staff and the applicant to implement Project Alternative 2 which includes the following drainage provisions. An underground drainage system would be located in approximately the same location as the swale. Inlets for drainage would Page 7, Item 2a, b Meeting Date Y/18/8b be provided along the length of the underground pipe. A +1 .5 foot berm would be located west of the inlets to the underground pipe to ensure that urban runoff, from storm events up to the 100-year storm, does not enter Sweetwater Marsh, Vener Pond, or Vener Marsh. This alternative would require importation of approximately the same amount of fill as the proposed project. 4. Physical Form and Appearance The applicant has revised the "E" Street/Marina Parkway Gateway format to create a "project focal point" at the Marina Parkway/Tidelands Avenue intersection. Once past the gateway, traveling west on Marina Parkway, views would be focused at the Midbayfront' s center of urban activity. Building heights on the south and north sides of the parkway will be stepped to a maximum of 4 to 5 stories respectively to provide architectural edges. Special attention will be given to plazas, planting and other landscaped features. An architectural focal point such as a tower, dome or other vertical form reaching a height of (up to) 70 feet would be permitted in the office park north of Marina Parkway. This vertical element would be a visual landmark identifying the core area of the Midbayfront. This proposal follows the basic design intent of the existing plan. However, due to the realignment of Marina Parkway and relocation of the residential and parkland areas to the west of the gateway, the new proposal provides a more dynamic entry to the Midbayfront and sense of arrival . Once west of the focal point the views to the marshlands and waterfront open-up dramatically. 5. Consistency Amendments The City of Chula Vista proposes to make the following amendments to the Land Use Plan and Specific Plan to ensure consistency within the LCP documents. a. Specialty Retail The Specialty Retail (SR) designation on the Land Use Control Map #1 of the Specific Plan should be changed to Office Park and a note indicating "4 acres of Specialty Retail to be integrated within the office park use" in accordance with the text of the Certified Land Use Plan. Also, an addition to the text on page III-7 of the Land Use Plan requires that the specialty retail high volume activities be located a minimum distance of 200' back from the wetland buffers to avoid disturbance to the high use wildlife areas. b. The Industrial Business Park designation for approximately 21 acres within the Midbayfront appears as Office Park on Figure #4 of the Land Use Plan. Specific land uses allowed within the Industrial Business Park of the Specific Plan are very similar to those allowed Page 8, Item 2a, b Meeting Date 9/18/86 under Office Park. Industrial Business Park uses at this location would provide a good transition from existing General Industrial Development south of "G" Street to the proposed Office and Highway Commercial uses north of "F" Street. Therefore, the Midbayfront Office Park designation south of "G" Street on Figure 4 of the Land Use Plan is proposed to be changed to Industrial Business Park in accordance with Map 1 of the Specific Plan. c. When the Coastal Commission reviewed the City' s LCP, Section 19.85.01 of the Specific Plan included a special condition to allow a maximum height of 44 feet at the northeast quadrant of Bay Boulevard and "E" Street provided that the structure was at least 400 feet north of "E" Street and did not contain more than 20% of the allowed FAR of the total site. At the time of its adoption, the Land Use Plan failed to address this condition, therefore, it was deleted, to be addressed through a future amendment. The Commission's condition has been re-evaluated and considered appropriate and consistent with physical form and appearance criteria set forth in the Specific Plan and Land Use Plan. Therefore, the condition as described above is being proposed to be included in the Land Use Plan. This would bring the Specific Plan and Land Use Plan into conformance. d. At this time the City is utilizing the general provisions within Article 2, Sections 13329 through 13329.4, of the California Administrative Code for issuance of emergency coastal permits. Since it is desirable to have specific procedures and a consistent format for such permits, a new section is proposed to be added to Section 19.92 (Coastal Development Procedures) of the Chula Vista Specific Plan, Section 19.92.05-Emergency Development Permit. A copy of the Emergency Development Permit Application and Permit is attached as Attachment C. e. When the LCP was certified, the street names were tentative. The City has approved permanent names as follows: Existing LCP New "E" Street west of I-5* Marina Parkway "J" Street west of I-5* Marina Parkway Tidelands Avenue south of "E" Street* Marina Parkway "F" Street west of I-5 Lagoon Drive Gunpowder Point access road Gunpowder Point Drive "J" Street west of Tidelands Avenue Marina Way *The first three street sections will connect as a "loop" street. FISCAL IMPACT: Not applicable. WPC 2458H