HomeMy WebLinkAboutAgenda Statement 1985/03/21 Item 5 1 0
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AGENCY/COUNCIL AGENDA STATEMENT •
Item 5
Meeting Date 3/21/85
ITEM TITLE: Resolution 11/ 270 Approving the Otay Valley Road
Redevelopment Project Area Implementation Plan/Design Manual
Addendum to the Redevelopment Plan
SUBMITTED BY: Community Development Directo 44W4.5ths Vote: Yes No X )
ii*
REVIEWED BY: City Manager
Staff has been working with the Project Area Committee over the past four
months to develop the Implementation Plan/Design Guidelines to guide
development in the Otay Valley Area. This document will be an addendum to the
Otay Valley Road Redevelopment Plan and work in concert with the General Plan
designation for the area in controlling proposed land uses and project design
to ensure that the Otay Valley Area develops as a high-quality, light
industrial area without negative impacts on adjacent residential areas. This
plan has been approved by the Project Area Committee, reviewed and approved by
the Planning and Community Development Department staffs. The City Planning
Commission held a public hearing on the Implementation Plan/Design Guidelines
on Wednesday, March 13, 1985, and also subsequently approved the plan.
RECOMMENDATION: That the Redevelopment Agency and City Council adopt the
resolution approving the Otay Valley Road Project Area Implementation
Plan/Design Manual as an addendum to the Redevelopment Plan.
BOARDS/COMMISSIONS RECOMMENDATION: The Otay Valley Road Project Area
Committee approved the Implementation Plan/Design Manual at their meeting of
February 11 , 1985. The report was subsequently reviewed and approved by
Planning and Community Development Department staffs. The report with
revisions proposed by staff was resubmitted to the Project Area Committee and
approved on February 25, 1985. The plan was also reviewed and approved by the
City Planning Commission at their meeting of March 13, 1985, with several
minor textural changes.
The Implementation Plan/Design Manual received a Negative Declaration from the
Environmental Review Coordinator on March 1 , 1985.
DISCUSSION:
The Otay Valley Road Redevelopment Plan was approved by the City Council on
December 30, 1983. This plan calls for the revitalization of approximately
770 acres of territory situated on the north and south side of Otay Valley
Road east of Interstate 805. Subsequent to the adoption of the Redevelopment
Plan, the entire Otay Valley Road area was designated "Research and Limited
Industrial" on the plan diagram of the Land Use Element of the Chula Vista
Page 2, Item 5
Meeting Date 3/21/85
General Plan. The lands to the south of Otay Valley Road were prezoned I-L-P,
Limited Industrial , but the lands on the north side of the artery were not
reclassified from their existing I-L-P and I-P (General Industrial zoning).
The City Planning Commission, in accordance with recommendations of the City
Planning and Community Development Departments, recommended that the zoning
arrangement on the northerly side of Otay Valley Road be retained in order to
promote a maximum of land use flexibility and economic opportunity. The
Commission also based its recommendations upon the need to protect viable
General Industrial uses which were already located within the Project Area.
The Planning Commission also determined that the existing I-L-P and I-P zoning
would be consistent with the Project Area's Research and Limited Industrial
General Plan designation, provided that strong and protective land use and
urban design guidelines were adopted to implement the Redevelopment Plan.
They had also found that these guidelines would be essential to the promotion
of the orderly development of the Project Area, as well as the protection of
adjacent residential areas.
The City Council deferred action on the City-initiated proposal to rezone all
of the lands on the northerly side of Otay Valley Road to I-L-P, pending
review of the Draft Implementation Plan/Design Manual Addendum. The
consultant firm of Community Systems Associates, Inc. under contract with the
Redevelopment Agency completed the first draft of the Implementation Plan/
Design Manual in October 1984. This draft, which reflected input from the
Planning and Community Development Departments, has been studied by the Otay
Valley Road Project Area Committee. The text before the Agency embodies all
the substantial changes made by the Committee as well as technical refinements
and additions prepared by the City Planning Department.
On March 13, 1985, the City Planning Commission held a public hearing to take
testimony on the proposed Implementation Plan/Design Manual . Over 300 notices
were sent out to area-wide residents and property owners advertising this
hearing. At the conclusion of the public meeting, the Commission approved the
proposed guidelines with several minor modifications, and recommended their
submission to the Redevelopment Agency and City Council for final approval .
These modifications include changes to the flow chart (Section B) on page 21 ,
revisions of Section 4.2(5) on page 10 and Section 3.5(4) on page 6.
The Implementation Plan component of the draft guidelines states land use
regulations. All uses which are permitted in the I-L zone are permitted
within the Otay Valley Road Project Area. Those uses which are either I zone
in character, but not I-L; and, all uses which require conditional use permits
according to the Municipal Code, are permitted upon procurement of "special
permits.
Uses which are prohibited in either the I-L or I zone are precluded from the
Project Area.
The proposed land use guidelines were intentionally designed to form a bridge
between the Chula Vista General Plan and Otay Valley Road Redevelopment Plan,
and a regulatory linkage between this City's zoning regulations and the
Implementation Plan/Manual Addendum.
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Page 3, Item 5
Meeting Date 3/z1/85
The Implementation Plan also stresses performance standards and utilizes those
embodied in the City's zoning regulations. With respect to noise control , the
plan utilizes the provisions of the City's noise ordinance, but, where ambient
noise is involved, provides that the Noise Element of the General Plan shall
be accepted as the "guiding principles," and that the subject matter "shall be
fully addressed under the environmental assessment process."
Section 3.5 of the Implementation Plan fully addresses the matter of the use
and handling of hazardous materials in the Project Area. This section
identifies those uses which are potential generators of hazardous waste, and
prescribes their special review by the City of Chula Vista, and the County
Health Department's Hazardous Materials Management Unit. The text of the
section further provides that the Redevelopment Agency should utilize
established County programs, such as the Hazardous Waste Surveillance and the
Hazardous Materials Disclosure Programs, where practical .
The Design Manual Addendum component of the proposed guidelines provides for
parkway landscaping, riverway improvements, street furniture, buffers, and the
overall townscape planning of the Project Area.
The manual moves from general requirements to specific site development
requirements including minimum 2-acre building sites, limiting building
coverage to 45% of the parcel , and prescribes special building setbacks along
Otay Valley Road as well as front, side, and rear yard requirements.
Section 4.2 covers setbacks within the sensitive impact boundaries which are a
special feature of the draft guidelines. The sensitive impact boundaries are
called for under Section 3.1 of the Implementation Plan. This section
establishes such boundaries where industrial sites abut upon existing or
planned residential areas. In referring to the sensitive impact boundaries,
the text reads:
"Within these areas, the Agency may apply special land use, environmental ,
or noise controls, and may require the procurement of a special permit as
a condition precedent to the establishment of any land use therein."
The sensitive impact boundaries are generally 400' in width and are depicted
on page 11 of the proposed guidelines. The building setback lines within the
sensitive impact boundaries vary, but within undeveloped areas, are generally
200' for residential lot lines or undeveloped residential parcels.
The Design Manual Addendum limits the amount of each site devoted to open
(uncovered) storage to 20% of the gross building area. It also calls for 20%
of each site to be landscaped.
On the matter of signage, the Manual Addendum goes into considerable detail .
The general criteria suggests graphics and logos in lieu of commercial signs,
and urges that the signage throughout the Project Area be coordinated in order
to avoid confusion and conflict. The sign guidelines cover type, number,
area, and placement of signs. These guidelines, for the most part, are
Page 4, Item 5
Meeting Date 3/2l/8b
similar to those contained within the sign regulations of the Municipal Code.
However, with respect to the number and square footage of permitted signs, the
guidelines are substantially more stringent.
The last section of the proposed guidelines covers plan implementation and
effectuation including the roles of the Redevelopment Agency, Project Area
Committee, and Design Review Committee. The Project Area Committee, for
example, is responsible for advising the Agency on matters of City planning
significance, while the Design Review Committee's role commences with, and is
confined to, post planning project design. The chief planning officer of the
Project Area- is the Director of Planning of the City of Chula Vista.
The City Planning Commission is a principal advisory body to the City Council
and Redevelopment Agency on the redevelopment plan in its totality and any
amendments proposed to the redevelopment plan's text, boundaries, or basic
land use. The Commission's jurisdiction also covers the subdivision of land
within the Project Area. The chart on the last page of the proposed
guidelines covers the processing of projects through the several , involved
governmental bodies.
In conclusion, the Draft Implementation Plan/Design Manual would foster the
orderly and economic growth and development of the Project Area. It would
also protect the environmental quality and amenity of adjacent residential
developments. While the proposed guidelines set forth requirements, land use,
bulk, height, design, signage, landscaping and basic townscape planning
guidelines, these controls are for the most part couched in permissive
language which provides the Redevelopment Agency and Project Area Committee a
broad operational latitude. This latitude should enable the City to encourage
developers to produce high quality, imaginative projects.
The proposed "special permit" process, similar to conventional zoning's
conditional use permit process, is design to encourage flexible land use
patterns within the Project Area which are consistent with the goals and
objectives of the Redevelopment Plan. This process recognizes that certain
General Industrial uses could add character and substance to the Project Area,
without adversely affecting internal environmental quality, or the peripheral
residential areas.
The proposed Implementation Plan/Design Manual is presented to the
Redevelopment Agency and City Council this evening for final approval and
incorporation as an addendum to the Otay Valley Road Redevelopment Plan.
Following approval , all new projects in the Otay Valley Road Area will be
reviewed in accordance with the guidelines set forth in this document.
FISCAL IMPACT: Not applicable. .._..,
WPC 1454H
OTAY YKLLEY ROAD REDEVELOPMENT PROJECT AREA
IMPLEMENTATION PLAN/DcSIGN MANUAL ADDENDUM
d^1T
1^" l
" MARCH 1985
PREPARED BY:
COMMUNITY SYSTEMS ASSOCIATES, INC.
203 South Brea Boulevard
Brea, California 92621
(714) 529-7888
OTAY VALLEY ROAD PROJECT AREA COMMITTEE
CHULA VISTA COMMUNITY DEVELOPMENT DEPARTMENT
CHULA VISTA PLANNING DEPARTMENT
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TABLE OF CONTENTS
PAGE
INTRODUCTION 1
GOALS, OBJECTIVES, POLICIES 2
SPECIFIC LAND USE CONTROLS 4
3.1 - Land Use Map 4
3.2 - Land Uses Permitted in Project Area
3.3 - Special Land Use Requirements in Sensitive
Impact Boundary 6
3.4 - Land Use Standards of Performance 6
3.5 - Land Use Consideration Involving the Use and Handling
of Hazardous Materials 6
3.6 - Compliance with Regulations of Other Public Agencies7
DESIGN OBJECTIVES 8
4.1 - Townscape Planning 8
4.2 - Site Design 9
4.3 - Building Design 14
4.4 - Circulation and Parking 15
4.5 - Signs 16
ADMINISTRATIVE FUNCTIONS 19
5.1 - Redevelopment Agency Coordinating Role 19
5.2 - Project Area Committee (PAC) 19
5.3 - Planning and Design Responsibility Within the Project Area 20
5.4 - Amendment of the Implementation Plan/Design Manual 20
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INTRODUCTION
It is with considerable pleasure that the City of Chula Vista and the Chula
Vista Redevelopment Agency present the Otay Valley Road Redevelopment
Implementation Plan of the City of Chula Vista to citizens and prospective
developers within the municipality.
The Otay Valley Road Project Area is a newly adopted Redevelopment Project
Area that was approved by Ordinance No. 2059 by the Chula Vista City Council
on December 20, 1983. The Project Area entails 771 (+) acres of land within
the City municipal boundaries and the adjoining County lands. This area is
more specifically located between Interstate 805 and the eastern City limits
of Chula Vista and is bisected, from east to west, by the Otay Valley Road
(See Study Map Attached) . This relatively lineal strip of territory is
designated by the General Plan for limited-industrial and open space uses.
The area is now slated for revitalization as an industrial district, and is
preplanned, under the text of the Otay Valley Road Redevelopment Plan, to
accommodate industrial uses within an open, low-intensity park like
environment.
The Project Area is surrounded to the north by new and orderly residential
developments, and is bounded to the south by the Otay River and floodplain,
which empties into a natural reserve area at the southern end of the San Diego
Harbor. Otay Valley road, which is the primary roadway in the project area,
will also serve as a future and important major gateway to the City of Chula
Vista from the Otay Mesa and Tijuana metropolitan areas. For the reasons
stated above, and the industrial environment envisaged by the Redevelopment
Plan, a need is established for special emphasis on urban design of future
developments, land use design and land use controls. Without a strong
emphasis by the Implementation Plan on such physical and operational
activities, redevelopment of the Otay Valley road Project Area could foster
chronic land use frictions and adverse environmental side effects from
unscreened industrial uses.
The Otay Valley Road Implementation Plan was prepared for the purpose of
meeting those special urban design, environmental and land use control needs
identified in the above paragraphs. The Implementation Plan identifies a
proposed land use arrangement which is reflective of the market conditions for
industrial activity within the South Bay area and is also sensitive to land
use patterns adjacent to and surrounding the Project Area. Land use controls
have been recommended which will effectively reduce environmental liabilities
to surrounding man-made and natural environments. As a townscape guideline,
the Implementation Plan stresses the importance of the visual and functional
relationships of people and their Physical environment, and the
interrelationship of order (methodical arrangement) and amenity (beauty and
pleasantness) in the City building and rebuilding process.
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2.0
GOALS, OBJECTIVES AND POLICIES
The Otay Valley Road Redevelopment Implementation Plan will serve three (3)
purposes:
1 . Land use controls: serve to effectuate General Plan policies and
zoning standards by directing their application within the Project
Area.
2. Design guidelines: serve as an addendum for the Design Manual of
the City of Chula Vista by incorporating specific design criteria
for development in the Project Area.
3. Goals and objectives: promote their achievement and direct the
6tay Valley Road Redevelopment effort.
GOALS AND INTENT
The overall goal of the Redevelopment Implementation Plan is the elimination
of blight in the Otay Valley Road Area and the furtherance of the area's
orderly growth, conservation, amenity and economic development.
OBJECTIVES
Certain objectives have been established as a means of directing the ultimate
achievement of the overall goal for the Project Area. These objectives are as
follows:
1 ) The establishment of land use controls to guide future developments in
the Otay Valley Road Project area and to safeguard against adverse
environmental side effects;
2) Agency coordination with zoning permit business license application
process to alert Agency and other authorities of any proposed land
uses requiring precautionary environmental and land use controls;
3) The focusing of performance standards toward regulating industrial
land use activities and operations;
4) The establishment of urban design policy which would include buffering
and beautification techniques for the Otay Valley Road Redevelopment
Project Area;
5) The development of an effective circulation system, free from
hazardous vehicular, pedestrian, and bicycle interfaces;
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6) The fostering of cooperation and communication between the developers of
the Project Area and the adjacent residents, workers, and property owners;
7) The promotion of effective, on-going enforcement of land-use and design
standards.
STATEMENT OF POLICY
1 ) The Otay Valley Road Implementation Plan should be regarded as the
principal statement of the City's urban design guidelines for the Project
Area.
2) The Otay Valley Road Implementation Plan is a supportive, companion plan
of the zoning regulations, and includes performance standards of the City
of Chula Vista.
3) The Otay Valley Road Implementation Plan is consistent with the goals and
objectives of the Project Area Redevelopment Plan which are also
incorporated and made a part of this document by reference.
4) The Implementation Plan establishes environmental controls which should be
actively enforced and pursued to reduce environmental liabilities related
to industrial developments to a safe and acceptable level .
5) All of the "Statements of Policy" and all of the "Principles and
Standards" of the Design Manual of the City of Chula Vista shall be
applicable to development proposed by the Otay Valley Road Project Area,
except in those cases where statements, principles, or standards apply
solely, expressly, and are exclusively confined to residential development.
6) The Agency should not authorize any approvals or permits or make
recommendations in support of any development or land activity, which
fails to conform substantially to the controls and guidelines of the Otay
Valley Road Implementation Plan/Design Manual Addendum.
7) Notwithstanding the guidelines, criteria, or regulatory provisions of this
plan, proposed changes and additions to buildings, structures, and
building sites shall be permitted within the Project Area, where such are
specifically required for health or safety reasons by State of California
or Federal legislation. These changes and additions shall be reviewed by
the Design Review Committee, which may require additional landscaping or
urban design features to ameliorate their environmental or visual impact,
pursuant to the goals, objectives, and statements of policy of this plan.
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3.0
SPECFIC LAND USE CONTROLS
The specific land use controls designated in this document must comply with
the City of Chula Vista General Plan. Pursuant to any future General Plan
land use amendments affecting the Project Area, the Otay Valley Road
Redevelopment Plan and corresponding guidelines of this Implementation Plan
shall be automatically amended to comply with the Chula Vista General Plan.
It is the intent of the Otay Valley Road Redevelopment Plan and its
Implementation Plan and Design Manual Addendum to guide and promote the
development of well-designed, well-ordered, and economically sound industrial
parks and land uses. The land uses envisaged by the plan include light
manufacturing facilities, warehouses, distribution centers, research
institutions, and product-development plants. As a general rule, the said
plans and addendum contemplate and encourage the establishment of indoor or
enclosed operations.
3.1 Land Use Map
1 ) Land use classifications within the Project Area are designated on the
Otay Valley Road Implementation Plan Land Use Map and are consistent with
the General Plan of the City of Chula Vista and Otay Valley Redevelopment
Plan.
2) The Otay Valley Road Implementation Plan Land Use Map shall designate
"sensitive impact boundaries" as areas where industrial and residential
land uses abut one another. Within these areas, the Agency may apply
special land use, environmental , or noise controls, and may require the
procurement of a special permit as a condition precedent to the
establishment of any land use therein.
3.2 Land Uses Permitted in the Project Area
1 ) Industrial activities in the Otay Valley Road Project Area should include
all land uses permitted in the underlying zones, as consistent with the
General Plan except as otherwise restricted herein.
2) The special permit process shall be used to adequately guard against the
establishment of inappropriate land uses.
3) The Design Review Committee review process shall be used to foster sound
urban design, orderly development and environmental quality.
4) The following shall be subject to Design Review Committee approval
whenever located or proposed within the Otay Valley Road Project Area:
Building and structural heights exceeding two stories or thirty-five
feet (35 feet) .
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Building or structural heights within the Sensitive Impact Boundary
and exceeding two stories or twenty-five feet (25 feet) .
Outdoor storage yards, service yards and building materials sales
yards, and truck and equipment sales yards which exceed twenty
percent (20%) of the gross floor area of all enclosed main and
accessory buildings on site;
Any deviations from the standards of the Implementation Plan must be
authorized by the Redevelopment Agency upon recommendation by the Design
Review Committee
5) the establishment or expansion of land uses within the Project Area shall
be governed by the following provisions.
a) Permitted Uses
All land uses permitted under the I-L, Limited Industrial zone shall
be permitted in the Project Area.
b) Uses Permitted by Special Permit
All land uses permitted in I-L zones through the conditional use
process; all land uses permitted in the I Industrial Zones but not
the I-L zones; and, all land uses permitted in the I zones through
the conditional use process shall be permitted within the Project
Area upon the procurement of special permits from the Agency.
c) Prohibited Uses
All land uses prohibited by the I-L or I regulations shall be
prohibited in the Project Area.
d) Special Permit Process
The Project Area Committee shall review requests for special permits,
and shall report its findings and recommendations to the Agency. An
application for a special permit may be approved, conditionally
approved, or denied by the Agency.
The Committee shall make all of the following findings prior to its
recommendation that a special permit be approved or conditionally approved
by the Agency.
- The proposed project would not constitute a substantial detriment to
the Project Area or adjacent areas.
- The proposed project would promote the orderly physical and economic
development of the Project Area.
- The proposed project would be consonant with the townscape-planning
and urban-design objectives of the Implementation Plan/Design Manual
Addendum, and would contribute to the amenity of the Project Area.
3.3 Special Land Use Requirements in Sensitive Impact Boundary
1 ) Industrial activities permitted in the sensitive impact boundaries should
be those which are not obtrusive, incompatible or a nuisance to the
surrounding residential developments.
2) Any land use generating unmitigated hazardous waste, as defined within the
State Statutes of the State of California Health and Safety Code, will be
prohibited.
3.4 Land Use Standards of Performance
1 ) Performance standards embodied in the zoning regulations of the City of
Chula Vista (see Appendix for references) shall govern the Otay Valley
Road Redevelopment Project Area.
2) The noise standards established by the Chula Vista Noise Ordinance shall
also govern land uses and operating activities in the Otay Valley Road
Redevelopment Project Area.
3) With respect to ambient noise, the provisions of the Noise Element of the
General Plan shall be accepted as the guiding principles. The matter of
ambient noise, furthermore, shall be fully addressed under the
environmental-assessment process.
3.5 Land Use Consideration Involving the Use and Handling of Hazardous
Materials
1 ) Certain proposed land use activities involving the use of or generation of
hazardous materials need to be adequately reviewed and monitored to guard
against the improper handling or disposal of such materials and the unsafe
exposure of the public to such potential risks.
2) Proposed businesses utilizing or generating hazardous materials or wastes,
as defined by the State Health and Safety Code, should receive more
extensive consideration beyond the normal plan review process.
3) Specific identified land use activities should be subject to the
performance standards review procedures established in the Zoning Code and
this Implementation Plan, and also similar review and permit procedures
through the County Health Department-Hazardous Materials Management Unit.
4) The business license review and plan review process should serve as a
mechanism to alert the Community Development Director and Project Area
Committee of businesses involving hazardous material or wastes within the
Otay Valley Road Project Area. The business license review process,
however, shall not be used as an enforcement mechanism.
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5) The Agency should make all efforts to utilize County programs, undertaken
by the County Health Department-Hazardous Materials Management Unit, to
assist the Agency in fulfilling its underlying responsibility to monitor
land uses involving hazardous wastes and materials in the Otay Valley Road
Project Area. In addition, the Agency should, to the extent possible,
utilize established County programs, such as the Hazardous Waste
Surveillance and Hazardous Material Disclosure Programs, and professional
staffing skills employed by these services.
6) The following land use activities are identified by the County Hazardous
Materials Management Unit as potential generators of hazardous waste; this
list should be used as a guideline (not all inclusive) for special
consideration under City and County programs:
• Automotive repair and/or service related facilities, i.e. radiator
shops
Chemical , medical and photo finishing laboratories;
Construction operations and maintenance sites;
• Dry cleaning plants and industrial cleaning operations;
Electroplaters;
▪ Manufacturing industries including: wood products, textiles
furniture, paper, chemicals, rubber leather, plastics, building
materials, machinery, electronics and instruments;
• Mining, extraction, and refining of ore and petroleum product
fabricators;
Platers and metal fabricators;
Printers and print shops;
▪ Research and development sites; and
▪ Other uses as may be added to the County's Hazardous Materials
Management Unit list or as established by the State of California or
the Federal Government.
3.6 Compliance With Regulations of Other Public Agencies:
Notwithstanding said Zoning Code provisions and the provisions of this
Implementation Plan, additions, deletions and modifications may be made to
non-conforming buildings, establishments and land uses when required by public
health, safety and welfare regulations imposed by other public agencies.
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4.0
DESIGN OBJECTIVES
Where either the planning regulations or the design guidelines criteria are in
conflict, the more restrictive shall supersede.
4.1 Townscape Planning
The Otay Valley Road Project Area should include a strong emphasis upon
landscape and landscape design. Buffers between industrial sites and adjacent,
non-industrial land uses should be established and maintained.
1 ) Parkway Landscaping
Landscaping within the public parkways and setbacks provide plant
materials which establish a sense of continuity throughout the Project
Area.
Where feasible drought-tolerant trees should be preserved and planted as a
continuous townscape element.
Landscaping should form a continuous open space element consistent with
standards and planting cross-sections as designated by the City Landscape
Architect.
Intersection corner landscape design treatments at major intersections
within the Project Area should be pursued which make effective use of
public parkway and/or private setback areas to create highly aesthetic
landscaping, Project Area logo markers and other identifying devices for
the traveling public, yet maintain safe visibility for vehicular movement.
2) Riverway Improvements
Flood control improvements should utilize construction materials, such as
breakwall or rock groin fortification of the riverbanks, which are more
conducive to the natural environment associated with riverway and
marshland habitats.
Flood control improvements should include measures to maintain the
floodway in a natural state and preserve the natural habitat through the
selective elimination of invasive Salt-Cedar trees, planting of native
Willow, Sycamore, and Cottonwood trees, encouragement of natural ground
water recharge, and the removal of debris and abandoned vehicles from the
floodplain.
The Otay River floodway should serve as a passive recreational open space
providing visual amenities to individuals working or living in the area.
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Riverway improvements should include treatment of the open space strip
adjacent to the floodway to accommodate passive recreation needs of the
local vicinity.
3) Street Furniture
Use of street furniture such as lighting, seating, and trash receptacles
should be uniform in order to complement other townscape features within
the public right-of-way.
The street furniture selected for use should complement the design of
buildings within an industrial environment and is encouraged to manifest a
tone of architectural design, but need only be located where found
necessary to accommodate pedestrian traffic, pedestrian activities or
special needs, or as determined by the Agency.
4) Underground Utilities
The improvement of the Otay Valley Road townscape and effective use of
street furniture therein should be partially dependent upon the
undergrounding of public utility lines. Such undergrounding efforts
should be gauged to redevelopment of the Project Area and directed along
Otay Valley Road as a priority consideration.
5) Points of Entry
Island medians or other landmark devices should be used to signify entry
into the Project Area and City boundaries. Such entry devices should
utilize a uniform logo or structural devices which can be readily equated
with the City or Otay Valley Road Project Area.
Island median improvements or other landscaped treatments at the entrance
of residential developments should be used to effectively denote a
separation between industrial and residential traffic flows.
6) Buffers
Buffers are strips of land usually landscaped which are established to
separate and protect one type of land use from another. They are often
used as a screen to noise, smoke, and visual aspects of industrial areas
which are located in adjacency to residential neighborhoods.
In the Otay Valley Road Project Area, buffers should be utilized for the
reduction of land-use friction, and the creation of a well-ordered and
pleasant work environment.
4.2 Site Design
The site design of all development projects should permit various physical
components within an improved property, such as parking, vehicular and truck
movements, building location, loading areas, landscaping and setbacks, to
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function without conflict or adverse affect on adjoining land uses.
Furthermore, the element of townscape uniformity should be reflected among
individual site designs through continuity in design criteria. Consistent
application of the following site design criteria by the various reviewing
bodies and the Design Review Committee will sustain an industrial park
environment throughout the Otay Valley Road Project Area. The following site
design criteria also applies to developments within the Sensitive Impact
Boundary of the Project Area, unless otherwise specified herein.
1 ) Lot Size and Frontage
The minimum lot size which may be developed should not be less than two
(2) acres in area.
Each lot should have a minimum public street frontage of 200 lineal feet.
The above guidelines may be waived by the Design Review Committee or other
Reviewing Body, where such body determines and finds, at a public hearing,
that such waiver is consistent with the goals and objectives of the
Redevelopment Plan.
2) Lot Coverage
The maximum site coverage by all main and accessory buildings footprints
should not exceed 45% of total gross area.
3) Grading
All grading within the Project Area shall be sensitive to surrounding land
uses, developments, and drainage patterns.
4) Setbacks
Along Otay Valley Road, between I-805 and the easterly project line,
exterior building setbacks should be no less than forty (40) feet from the
property line.
Building setbacks in all other areas shall be no less than twenty-five
(25) feet from the front yard and exterior side yard property lines.
Building setbacks from interior side yard property lines should be twenty
(20) feet minimum.
Building setbacks from rear yard property lines should be fifty (50) feet,
except that the rear set back may be reduced to a minimum of twenty-five
(25) feet when industrial sites are platted rear-to-rear, or rear-to-side.
5) Setback Within The Sensitive Impact Boundary (SIB)
Where a building site within the Project Area is adjacent to a residential
lot or unsubdivided residential area, the minimum setback between a
building constructed upon the said building site and the closest property
line of the said residential lot or unsubdivided area should be 200' ,
unless a reduced setback is depicted upon the following diagram.
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-1,�-
Drive lanes, parking, trash enclosures and other fixed improvements should
be setback a minimum of thirty (30) feet from any property line adjoining
a residential development or zone. This may be increased where
environmental considerations require such.
6) Landscaping
A minimum of twenty percent (20%) of each developed lot should be
permanently landscaped and irrigated. Perimeter landscaping along all
Property lines establishing the front yard and exterior side yard should
be provided with the following widths as a minimum landscaped separation
between driveways, parking stalls, loading spaces, trash enclosure or
other fixed improvements and the respective property line:
40 feet - Along Otay Valley Road between I-805 and the easterly
project line.
25 feet - Along all other segments of Otay Valley Road.
30 feet - Along Brandywine between Otay Valley Road and residential
devel opments.
20 feet - At all other locations within the Otay Valley Road Project
Area.
The landscaping of the project area should not be confined to plant
material. Textured flooring, hardscape, masonry, graphics, and exterior
furniture shall also constitute landscaping within the purview of this
manual .
All interior side yards should have a minimum ten (10) foot wide landscape
strip, except when joint access drive lanes or parking areas are used
between properties to reduce the total number of driveway approaches
devel oped.
All areas in excess of one hundred (100) square feet and not utilized for
parking, open storage areas, loading or on-site circulation should be
landscaped or maintained in a natural state consistent with the
topographic character of the area. The area required in this provision
shall not be in excess of the 20% minimum requirement.
A conceptual landscape plan shall be submitted to the City Landscape
Architect for advice and recommendation prior to the review of such
conceptual landscape plan by the Design Review Committee or other
reviewing body prescribed by the Zoning Code.
All landscaping shall be installed pursuant to a professionally prepared
plan, and maintained in accordance with accepted horticultural practices
as determined by the City Landscape Architect.
- 12 -
S
All irrigation proposals shall meet the requirements of the City Landscape
Architect.
The plantation of drought-resistant grasses, native plant materials and
specimen trees, and the practice of water economy should be encouraged.
The use of artistically designed and arranged hardscape should also be
suggested.
The guidelines and criteria of the City of Chula Vista's Landscape Manual
are hereby incorporated into the guidelines of this addendum by reference.
7) Outdoor Storage and Equipment Parking
a. Outdoor storage and sales areas should not exceed twenty percent (20%)
of the total gross floor area of the main and accessory buildings and
must be approved by the Agency with the recommendation of the Design
Review Committee. Enclosure requirements will be determined by the
Design Review Committee.
b. Commercial vehicles, trucks and trailer equipment used in conjunction
with the primary business operation may exceed the enclosure height
when such parking area is not located in the front yard or exterior
side yard of the site upon approval by the Design Review Committee or
other reviewing bodies required by the Zoning Code. The 20%
limitation is not applicable to equipment parking provisions.
8) Utility Services
All utility services, including electrical , telephone, gas and other
services, such as transformers, telephone switching boxes, gas meters or
other devices, shall be placed underground or screened as a part of the
site design.
9) Loading Spaces
Each loading space should be located to provide direct loading into an
enclosed structure.
Where a loading space faces a street, there should be a minimum sixty-
five (65) foot building setback to the loading doors measured from the
required landscape setback of the respective yard area.
No loading space should enter directly into the street within 150 feet of
a residential development or zone.
Each loading space should have sufficient turning area to permit safe
maneuvering of trucks and trailers without obstructing parking spaces or
encroaching into landscaping setbacks.
- 13 -
4.3 Building Design
A set architectural theme is not prescribed or recommended within the Project
Area, but a design emphasis on structural amenities and aesthetic quality in
roof designs and exterior walls of buildings is strongly suggested. The
building design criteria should serve to evoke an industrial park-like
environment within each individual building site and throughout all developed
lots within the Project Area.
The City Design Manual guidelines and criteria for commercial buildings should
apply as a general rule to such development proposals within the Otay Valley
Road Project Area.
1 ) Building Heights
Building heights should comply with restrictions embodied in Section 3.2
(Land Uses Permitted in the Project Area) .
2) Roof Design
All parapets, offsets, mansard roofs and other roof treatments should be
integrated with an overall building design, and should be adequate in size
to screen or enclose any roof mounted equipment or devices.
Recessed downspouts should be encouraged where feasible but should, at a
minimum, match exterior building design and color when not recessed.
The configuration and location of roof equipment and associated screening
shall be designed so as to maintain architectural consistency and should
also be subject to Design Review Committee approval .
Solar devices designed and installed upon a roof structure should be
placed in a location to maintain the architectural quality of the
building, as well as, operating efficiency of the unit.
All other roof mounted ducts, cyclone blowers and other mechanical devices
should be strategically located to preserve the architectural quality of
the building and screened and painted to match the surface to which
attached.
Because of the topographic differential between the project area and
adjacent residential districts, the amenity of the top view of the roof-
mounted equipment should be stressed.
3) Building Openings
Bay door openings and other large openings providing direct access to
interior work areas should be directed towards the site interior or other
industrial uses and should not open directly towards adjacent residential
developments.
- 14 -
Primary customer, employee or office entrances should be used as a focal
point of the building design and located for greater visibility from
vehicular traffic.
4.4 Circulation and Parking
The following guidelines are designed to accommodate increased vehicular
traffic resulting from the Project Area development and growth in the
surrounding subregion. The guidelines are also designed to provide for the
wide variety of transportation modes that will be utilized in the Otay Valley
Road Project Area.
1 ) Transit
The Chula Vista Redevelopment Agency should coordinate public transit
requirements with the respective transit company and, as appropriate,
should require bus turn-out pockets within the Project Area.
Street furniture should be used to identify bus stops and provide for a
bus service directory of the greater South County area.
2) Passive Recreational Activity
A linear open space park should be provided in conjunction with floodway
improvements along the Otay River for passive recreational activity.
The passive recreational open space should be improved as a lineal park
with limited facilities for use by employees from surrounding development
and residents adjacent to the Project Area.
3) Bicycle Linkages
The Redevelopment Agency should encourage the development and maintenance
of bicycle linkages between the Project Area and surrounding territories.
4) Parking
On-street parking shall be prohibited within the Project Area at any time
for all types of vehicles, including cars, tractor trailers, and similar
transportation vehicles.
5) Driveway Locations
Driveway entrances and exits should be located in such a manner as to
create the least number of traffic flow interruptions as possible.
Therefore, driveways serving industrial developments should be discouraged
along higher volume roadways and encouraged within secondary and loop
roadways.
- 15 -
Driveways should not be encouraged along Otay Valley Road where alternate
access locations are possible. Driveways should not be permitted closer
than two-hundred fifty (250) feet apart for those lots having only one
access alternative along Otay Valley Road.
Development projects extending beyond a single parcel should undertake
joint access arrangements to reduce the total number of driveway entries
onto a public street.
No driveway access onto a public street should be located closer than
one-hundred fifty (150) feet from the nearest residential development or
zone.
4.5 Signs
General Criteria
a. Signs should be designed as supportive elements to land use. They should
be used primarily to identify businesses, professional offices and public
and quasi-public facilities.
b. Signs should be compatible with the nature, character, and design of the
locale and land uses they serve.
c. Good townscape planning requires that signs manifest artistic order and
taste. Offensive or obtrusive signing should be avoided.
d. In their selection of signs, property owners and tenants should place
considerable emphasis upon color, harmony, size, shape, texture,
materials, and character.
e. Signs should be characterized by restraint. Where practicable, artistic
graphics, logos, or fine art displays should be used in lieu of
"commercial-type" signs. Signs which depict "prices" or the special
features of products would be inappropriate within the Project Area.
f. No sign shall be located within the Project Area without the prior
authorization of the Design Review Committee, or upon appeal , the
Redevelopment Agency.
1 ) Sign Types
a. Two (2) distinct sign types should characterize the appurtenant,
identification sign environment in the Project Area:
Primary Signs - should identify the development project, building or
primary tenant of a complex with visual orientation toward vehicular
traffic.
- 16 -
Secondary Signs should identify individual tenants with building
frontage in a complex or building, and should be oriented to
pedestrian and vehicle circulation on the project site alone.
2) Number of Signs
As a general rule:
a. One (1 ) primary sign per building, or one (1 ) primary sign per
building within a complex, should be permitted to identify the entire
development project site.
b. One (1 ) secondary sign to identify the business establishment should
be permitted for building tenants having street or court-yard lineal
building frontage and an integrally designed main business entrance on
the ground floor.
c. Primary leasehold tenants on the second floor or in the interior court
of a building or building complex, should be permitted one (1 )
directory sign space within the building directory.
d. One (1 ) sign directory per building for the identification of second
story and interior court businesses should be permitted.
3) Sign Area
As a general rule:
a. Primary signs may have a total area of one (1 ) square foot for every
lineal foot of building frontage with a maximum sign area of one
hundred fifty (150) square feet.
b. Secondary signs may have a total area of one-half (1/2) square feet
for every lineal foot of business frontage with a maximum sign area of
thirty two (32) square feet.
c. Individual business directory sign spaces should have a total
permissible area of one (1 ) square foot within the building directory.
d. Building directory signs should be limited in total area as is
reasonably necessary to identify each building tenant and display a
directional map for pedestrian use.
4) Placement of Signs
a. Primary signs should be placed on the primary building face or wall in
a manner consistent with the building design and may be oriented
toward vehicular traffic movements.
b. Secondary signs should be located on the first level of the building
face or wall area for each respective business establishment
identified in Paragraph 5 (b) and should be oriented toward pedestrian
and parking lot circulation.
c't - 17
c. Secondary signs may also be located underneath building galleries or
colonnades and similar locations upon approval of the Design Review
Committee.
d. Directory signs may be placed as appropriate at the main entrance or
Primary pedestrian passage to the interior or upper spaces of a
building(s) .
e. No roof signs should be permitted in the Project Area.
f. No attached building signs should extend higher than the roofline of
the building or structure.
5) Freestanding Signs (Monument)
a. Pole signs should not be permitted in the Project Area.
b. One (1 ) monument type sign may be permitted as a primary sign for each
developed site having a minimum of two (2) acres and a minimum
frontage of two hundred (200) feet along the primary roadway used for
placement of such sign.
c. The monument sign area should not exceed a maximum permitted sign area
of fifty (50) square feet as measured from a single side of the sign
copy.
d. Monument signs should be mounted on a base or pedestal and should not
exceed eight (8) feet in height, and shall be located a minimum of ten
(10) feet from all property lines.
e. All design standards applying to primary signs should also apply to
monument signs.
6) Sign Amortization
The amortization and abatement of any non-conforming signs within the
Project Area shall comply with the provisions embodied in the Sign
Regulations of the Zoning Ordinance, as adopted in 1975, and thereafter
amended.
- 18 -
5.0
ADMINISTRATIVE FUNCTIONS
Although the text contained within this Project Area Plan/Design Manual
Addendum establishes a framework and coordinating process for effective
redevelopment, such goals, objectives and tasks must be pursued and fulfilled
by the administrative bodies responsible for successful implementation.
Without active implementation of such coordinating tasks, land use controls
and design guidelines, the Otay Valley Road Project Area will continue to
experience sporadic development which is inefficient, uncoordinated and, more
than likely, adverse to surrounding land uses. Through persistent
coordinating and development efforts by the Agency and other administrative
offices having the understanding of land use goals and objectives established
by this document, the Otay Valley Road Project Area will become a well
ordered, pleasant industrial complex which serves as an economic benefit to
the City of Chula Vista and provides a large measure of protection to nearby
residents.
5.1 Redevelopment Agency Coordinating Role
1 ) The Agency should utilize its coordinating capacity to fulfill and
preserve the land use objectives and design guidelines promoted by the
Otay Valley Road Implementation Plan/Design Manual Addendum.
2) The Agency should utilize the Design Review Committee as the primary agent
for reviewing development proposals and maintaining the goals and
objectives of the Design Manual Addendum.
5.2 Project Area Committee (PAC)
1 ) The Project Area Committee shall be an advisory body composed pf seven
members, appointed by the Mayor, with the consent of the City Council .
The membership of PAC shall reflect representation from the residential
areas adjacent to the Project Area; the ownership or management of the
lands or businesses within the Project Area; and, the general interests of
the Chula Vista Planning Area.
2) The PAC shall review all major proposals for the development, platting,
conservation, circulation, or public service of the Project Area, and
shall report its findings and recommendations to the Redevelopment Agency,
Design Review Committee, or referring body.
3) The PAC may, on its own volition, advise the Redevelopment Agency on
matters of pertinent, City planning significance and may submit to the
said Agency such reports on the state of the revitalization of the Project
Area as it may consider necessary.
- 19 -
4) The PAC shall utilize the public notice period to review such proposals
and prepare statements of recommendation to the Design Review Committee or
Redevelopment Agency for their consideration in a public forum prior to a
final decision.
5.3 Planning and Design Responsibility Within the Project Area
1 ) The Project Area Committee shall be responsible for advising the
Redevelopment Agency on matters of City and townscape planning
significance. The advisory jurisdiction of the Committee shall include
conceptual development, project, and subdivision plans.
2) The Chula Vista Design Review Committee (DRC) shall be responsible for
advising the Agency on matters of urban-design, or post-planning
significance. On minor projects, the action of the Design Review
Committee may be final , subject to appeal to the Agency. The Committee's
jurisdiction with respect to minor projects shall be specifically governed
by a policy resolution of the Agency, which may be amended at any time.
3) As a general rule, the PAC shall review major projects prior to their
review by the DRC and Agency, and shall submit pertinent recommendations
to those bodies. A major project for the purposes of this section is
defined as a proposal which requires an Owner Participation Agreement
(OPA) entered into by the Agency.
4) The Chief Planning Officer of the Project Area shall be the Director of
Planning of the City of Chula Vista.
5.4 Amendment of the Implementation Plan/Design Manual
The Implementation Plan/Design Manual Addendum may be amended by the Agency in
order to refine, update, or improve its provisions, or to foster the
methodical effectuation of the Redevelopment Plan. Proposed amendments shall
be referred to the Planning Commission and the Project Area Committee for
their review and recommendations.
WPC 1382H
- 20 -
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