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HomeMy WebLinkAboutAgenda Statement 1985/12/10 Item 4 COUNCIL AGENDA STATEMENT Item 4 Meeting Date 12/10/85 ITEM TITLE: Public Hearing: Considering amendment #1 to the Chula Vista Local Coastal Program to designate a site for the Bayfront Nature Interpretive Center Resolution (ZA 75 Amending the Chula Vista Local Coastal Program and forwarding said amendment to the California Coastal Commission for review SUBMITTED BY: Community Development Directo /5ths Vote: Yes No x ) REVIEWED BY: City Manager The certified Chula Vista Local Coastal Program (LCP)--which includes both a Land Use Plan document and a Specific Plan document--provides for the development of a Nature Interpretive Center on the Chula Vista Bayfront. The Land Use Plan and Specific Plan documents currently designate three alternative locations for the Interpretive Center: 1 ) on Gunpowder Point at the former kelp boat mooring area adjacent to the San Diego Bay; 2) on Gunpowder Point at the terminus of the northern levee adjacent to Sweetwater Marsh; and 3) on the mid-bayfront at the beginning of the northern levee adjacent to the Sweetwater Marsh. Consultation with interested parties and the City' s Nature Interpretive Center Selection Committee, however, has resulted in the City's determination that the Center should be located at a greater distance from the Sweetwater Marsh than that offered by any of the three existing alternative sites. As a result, a location on the southeast portion of Gunpowder Point which affords the public, especially school children, the best opportunity to view and study the marsh complex with limited intrusion into the ecologically sensitive area has been recommended. The designation of this site for the Interpretive Center requires an amendment to the Chula Vista Local Coastal Program including both the Land Use Plan and Specific Plan. These amendments will be forwarded to the California Coastal Commission for consideration. In accordance with the California Environmental Quality Act, local environmental review is not required for this process since Coastal Commission Review has been certified as the functional equivalent to that of CEQA. RECOMMENDATION: That City Council adopt a resolution amending the Chula Vista Local Coastal Program as set forth in Exhibits A and B attached hereto. BOARDS/COMMISSIONS RECOMMENDATION: On December 4, the Planning Commission adopted Resolution PCM-86-8 (attached as Exhibit 1 ) and recommended that the City Council adopt the proposed amendments to the Chula Vista Local Coastal Program designating ' a specific ioration for the Chula Vista Nature Interpretive Center. g-/--/---4--e-7}-"-----z< _.. by the City Council of Chula Vista, California Dated 6Z L /. 1-915r---- Page 2, Item 4 Meeting Date 12/10/85 DISCUSSION: This LCP amendment consists of textual and graphic changes to the LCP' s Land Use Plan and Specific Plan. The substance of the amendment is to locate the Nature Interpretive Center on the previously disturbed Gunpowder Point uplands between the 100-foot Vener Pond wetland buffer zone on the east and the 8-acre Gunpowder Point Park on the west. This location will greatly reduce encroachment by the Center' s visitors into the more sensitive northern sections of Gunpowder Point and areas proposed for uplands restoration where the Center was originally proposed. In addition, this site will provide an excellent opportunity for the study of the marshlands and wetland ecosystem. The site plan and elevations for the Interpretive Center will be considered by the Design Review Committee on December 19, 1985, and the completed facility is scheduled to be dedicated on October 17, 1986, the City' s 75th birthday. It will consist of 10,300 sq. ft. of indoor space, including an auditorium, classrooms, library, exhibit hall and administrative offices. An observation tower, approximately 20 feet wide by 20 feet long, is proposed on the west side of the Center. Outdoor facilities will include a classroom area, a wood deck viewing area, a covered viewing pavilion, a scientific exhibit area, a trailhead, and a hard-surface deck area. It is anticipated that parking for the Center will be provided at the planned trolley station (due to open in October 1986) at "E" Street exit of I-5. Temporary parking for approximately 50 cars will also be provided in the midbayfront area until permanent parking is developed. Pedestrian access and shuttle service to the Center will be made available from the parking areas. A copy of the LCP's Land Use Plan and Specific Plan as presently certified are attached for your information as well as the proposed amendments to each document (see Exhibits A and B). All proposed modifications to the text are heavily underscored and deletions are dashed through. Graphics included in the amendment package display proposed changes; those in the base documents are as originally certified. FISCAL IMPACT: Not appliable. WPC 1967H . , AMENDMENTS TO LCP LAND USE PLAN 1•,-1 7 8, (7;1!!,7 7941 it, a Li , ...,, . _ Although the Jones and Stokes analysis indicates that there is only a limited portion of upland directly related to the wetland wildlife habitat, the Land Use Plan has adopted a conservative approach to this issue. The Plan provides for a limited building envelope to be located in the southwest zone of the island adjacent to the open Bay. A total of fourteen acres of the total 40.9 acres of upland, (34 percent) will be developed as a destination resort hotel . The remaining area is devoted to wetland buffer, an eight acre public park and 9.6 acres to be regraded and revegetated for use as an upland wildlife habitat. The land use provisions of the Plan permit a floor area ratio of 0.5 over the 14 acre site. This intensity will permit the construction of a hotel with approximately 400 rooms with conference facilities and commercial support for the hotel and conference visitors. The location and scale of the permitted development will not impact the critical ecotone mapped by Jones and Stokes, nor interfere with the observed flight patterns of bird species. Confining the development to 34 percent of the upland area will provide for an extensive upland reserve. This provision contrasts with the 1979 LCP where up to 80 percent of the upland was to be devel oped. The detailed site and development design provisions included in Chapter IV provide for an 8 story structure, conditionally up to 12 if it can be shown • that the increased height will result in a superior solution visually and environmentally. The permited height of the hotel structure is the result of the primary objective to reduce the projects land coverage. To maximize public education and understanding of wetlands and Bayfront natural resources, a Nature Interpretive Center shall be sited upland of the 100-foot buffer zone on the eastern side of Gunpowder Point near Vener Pond and the terminus of the southern levee access road. Vehicular access to Gunpowder Point is accommodated by allowance for a two-lane, controlled access road on the south levee. Pedestrian access is also provided for on the south levee by a boardwalk adjoining the roadway. Parking on the island is limited to the minimum necessary to serve the hotel/conference facility and the Nature Interpretive Center. Hotel Parking is encouraged off the island at a remote facility in the Midbayfront for staff use and for guest use beyond the permitted 220 surface parking spaces. The combination of these provisions will minimize the traffic impact on the adjacent wetland wildlife. LEAST TERN PROTECTION One of the unresolved issues identified in the environmental documents prepared for the joint Caltrans/Corps of Engineers project was the permanent protection of the habitat for the endangered Least Tern utilizing the D Street Fill area. Denial of the 1979 Bayfront Plan LCP was partially based on the opinion that about 66 acres of the D Street Fill should have been, but was not, set aside as a least tern nesting site. The review of the literature and file data (Jones and Stokes, March 1983) indicates that size per se is not the key to a successful California least tern nesting reserve, but rather one of a combination of interacting factors. II-4 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 bonly 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 nature interpretive facilities and community and neighborhood parks adjacent to the natural resources of the Bayfront should exist to increase public access to the waterfront consistent with the need to protect fragile natural resources from overuse or other adverse effects. 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 1-5. 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: 41 .1 acres (5.2 percent). III-3 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: 23.4 acres (3.0 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 (0.5 percent). 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, Nature Interpretive Center, 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 within the buffer zone at one of three alternative locations 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 restoration, enhancement, and minor scientific or educatiohal uses. The Upland Revegetation Zone on Gunpowder Point will be accessible to pedestrians $df//159W/Xu11 t0044 and visitors and staff of the Nature Interpretive Center, but will not be otherwise 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 recreational 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: 39 acres (4.9 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 Bayfront 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. A Nature Interpretive Center not to exceed 30 feet in height and an associated viewing tower up to 45 feet in height is permitted on the eastern side of Gunpowder Point upland from the Vener Pond buffer zone. (See also Environmental Management section and Form and Appearance section. ) Office Park Focus. Taller structures are encouraged in order to provide a clear center of focus for the office park complex, to identify the location of the specialty retail center serving the entire Bayfront, and 11I-8 J 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 Nature Interpretive Center 1 .1 NA Subarea III--Midbayfront 109.6 Residential 22.1 15 to 30 du/acre Commercial--Office/Park and 52.0 FAR 0.5 Specialty Retail Commercial--Highway-Related 20.3 FAR 0.25 Landscaped Parking Bonus Provisions3 Subarea IV--Industrial Area 26.2 Commercial--Highway-Related 3.1 FAR 0.25 Industrial/Utilities 14.2 Per Existing Zoning4 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. III-11 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 hotel 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 Midbayfront. 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. Two handicapped and five staff parking spaces will be provided in conjunction with the Nature Interpretive Center. (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 Tidelands Avenue, D Street, E Street, F Street 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 sma ler 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 in close proximity 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 • Avoid placement of development directly adjacent to Sweetwater Marsh or Vener Pond; maintain a minimum 100 foot buffer to provide for a refuge within the ecotone. (See Section 1. ) . Confine buildings to the southwest portion of the point directly adjacent to the Bay. There is not an existing marsh or mudflat adjacent to this site and consequently, it is the area of least wetland and water bird activity. The northwest corner of E Street Marsh appears to .have the lowest wetland bird use of any wetland in the Sweetwater and adjacent marshes. (Jones and Stokes Associates, 1983. ) Site the nature interpretive center on Gunpowder Point near the entry of the southern levee road and Vener Pond, and upland of the 100-foot wetlands buffer, to maximize nature observation opportunities and minimize public intrusion into the protected restored uplands and to provide adequate building setbacks from the wetlands. • Maintain the largest open space area consistent with the development program. Minimize parking and building footprint coverage rather than building height. Provide approximately 50% of the hotel serving parking in the midbayfront area. . Maintain a maximum building height of 8 stories in order to minimize coverage. Conditionally permit up to a maximum of 12 stories if it can be shown that increasing open land area will benefit the natural resource values. Limit the nature center to 2 stories (30 feet) in height above existing average grade. Proposed Wetland Buffer and Levee Access. 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. Access to Gunpowder Point shall be via the south levee with emergency access via the north levee. (See Figures 6 and 11 . ) . Limit all human and domestic pet access to Sweetwater Marsh, Vener Pond, and E Street Marsh. Incorporate a hidden fence into a graded drainage 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 to wildlife from use of the southern levee 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. . Screen the more critical pond side of the southern levee with landscaping to reduce disturbance to marsh and water birds. (See section G in the Circulation provisions of the plan. ) . Provide for pedestrian access on the southern levee on the E Street Marsh side of the roadway. . Deny all access to the northern levee except for emergency vehicles. III-43 Proposed Restoration. Degraded or limited natural resources on Gunpowder Point are to be enhanced with a program of wetland and upland restoration. . Develop an nature interpretive center for public use. Locate the center in the area upland of the 100-foot wetland buffer near Vener Pond and the entrance of the southern levee road, as shown in Figure 11 . The center can be located in areas of high wildlife use if carefully screened (e.g. , developed as a photographic blind). Alternative locations , for the interpretive center are shown in Figure 11 . . 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. (This area could be established as a focus of one of the alternative interpretive centers.) . Remove spoil from the wetland-upland mosaic in the northwestern corner and restore to wetland. . 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 operations. 3. Subarea 3--Midbayfront. Critical Factors. . The existing use of the main portion of the Midbayfront is farming. Over time the E Street Marsh and the F-G Street Marsh have been reduced in size with their margins encroached upon by spoil deposition and farming operations. . A low-lying agricultural field north of the F-G Street Marsh has been identified as a seasonal fresh water pond and is sometimes referred to as a remnant marsh. . Existing upland wildlife is limited to those species tolerant of farming and adjacent industrial operations. • Wetland wildlife similar to that using the Sweetwater Marsh and Vener Pond have been observed on the E Street Marsh. Seasonal use by migratory species of the remnant marsh has been reported. Some wetland wildlife use, including a light-footed Clapper Rail (a state and federal endangered species) , has been reported for the F-G Street Marsh although the marsh has been seriously impacted by fill , potentially degraded water quality, and directly adjacent human use. III-44 Recreation. Recreation facilities primarily for hotel guests including swimming pools, tennis courts, and racquet and squash courts and related clubhouse facilities. Education. Nature interpretive center. The level of use shall be limited to a floor area ratio of 0.5 based on a developable land area of 14 acres. The nature interpretive center shall be limited to an area of 1 acre. 3. Parking. The parking provided for the hotel/conference complex shall be 440 spaces. A reduction in this requirement may be granted if vanpool or limousine service is provided by the hotel operator. A maximum of 220 surface parking spaces may be provided on Gunpowder Point with the remaining balance located in structures over the surface parking, beneath the tennis courts or located remotely in the Midbayfront. Up to 7 additional surface parking spaces, including a minimum of two handicapped spaces, may be located upland of the Nature Interpretive Center. 4. Building Height and Form. Building height shall be limited to eight stories with conditional approval of 12 stories if it can be demonstrated that the increase in height produces a visually and environmentally superior solution. Linear slab or cruciform structures of a uniform height should be avoided; stepped building forms should instead be used to provide a better visual fit with the land form of Gunpowder Point. The building form should envelop a south facing public outdoor space as shown in the design and development guidelines and illustrative plan, Figure 15. The building height of the Nature Interpretive Center shall be limited to 2 stories (30 feet above average grade). 5. Landscaping. The landscaping of Gunpowder Point consists of three major (1 ) natural habitats to be protected and enhanced; buffering landscaping between restored upland habitat and hotel complex; and (3) internal landscaping of the hotel complex. Natural habitat protection and enhancement required are specified in Chapter III, Environmental Management. Conditions governing the latter two are set forth below. Buffer Zone Between Hotel/Conference Complex and Upland Habitat. An earth berm, with an elevation 5 to 7 feet higher than the adjoining upland habitat, should surround the hotel/conference complex on the east, north and west side. The berm should be designed to screen the parking, recreation facilities, landscaped hotel grounds and lower portions of the hotel structure from the revegetated upland reserve. The outward facing surfaces of the berm should be planted with the southern coastal scrub or other appropriate upland vegetation to provide for its visual integration with the adjoining uplands. Internal Landscaping of Hotel/Conference Complex. Within the area surrounded by the earth berm a greater variety of landscape materials may be employed. The following guidelines should be observed. IV-4 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 0 development on Gunpowder Point will be limited to $0 approximately 14 acres ifyW 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 Cal trans/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 seasonal freshwater supply will be increased and urbanized runoff into the wetlands controlled. V-8 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. (This area could be established as a focus of one of the alternative interpretive centers.) Remove spoil from the wetland/ upland mosaic in the northwestern corner and restore to wetland. Develop an interpretive center for public use. 7140/A 04"//¢‘ri/h /l'i6ci iG id/fM 400ig/,( //0g 1WAXAWANYINWAA WAVANI , YAllXV/ONe'dY1111 011 4644, ►,6,3,W/// .i//4// oNo r/ i/c///13XX0Ar! The Nature Interpretive Center shall be located upland of the 160 wet oot af er of Vener Pond and near the terminus of the southern levee road at Gunpowder Point, as shown in Figure 11 . Alternative locations for the interpretive center are 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 Legend I EARTH BERM ENCLOSING APPROXIMATELY 14 ACRES. 2 APPROXIMATE SITING OF HOTEL/CONFERENCE STRUCTURE. STEPPED BUILDING FORM TO BE USED TO VISUALLY INTE- GRATE STRUCTURE WITH NATURAL SETTING. BUIDING I-EIGHT LIMITED TO 8 STORIES WITH CONDITIONAL APPROVAL UP TO 12 STORIES. 3 SOUTH ORIENTED PUBLIC SPACE DESIGNED FOR INTENSIVE USE. 4 HOTEL/CONFERENCE PARKING LIMITED TO 220 SPACES. 5 LIMITED PEDESTRIAN ACCESS. 6 16.8 ACRE REVEGETATED UPLAND HABITAT. 7 EMERGENCY ACCESS ROUTE. 8 APPROXIMATELY SIX ACRES OF LANDSCAPED COMMUNITY PARK WITH PASSIVE RECREATION IMPROVEMENTS. 9 NATURE INTERPRETNE CENTER 10 SHORELINE TRAIL ZONE FOR LIMITED PUBLIC ACCESS AND WILDLIFE OBSERVATION. 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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 (I) 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. i ■ v i \ , I ./ GO :;a J 6 , �O, �'sv'a'-/ ,* ---- / , ,,,,,y-._ � - i //IDi. A# . 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FIGURE 5 /: 2 Story Maximum CHULA VISTA LOCAL COASTAL PROGRAM // 4 Story Maximum RECOMMENDED I * Special Condi on (see text) BUILDING HEIGHTS ® 8 Story Maximum SEDWAY COOKE ASSOCIATES (12 story conditional-see text) ® i i" uow 10 III-10 AMENDMENTS TO LCP SPECIFIC PLAN ivw ofi,,,;21AL Custom Industrial Essential Service Civic Parking Services Civic Community Assembly Civic Special Signs Development Signs Realty Signs Civic Signs Business Signs Section 19.84.10 - Public Open Space Permitted Uses The following uses shall be permitted within any lands designated as Public Open Space on Map 1 , Land Use Controls: Non-Assembly Cultural Civic Community Recreation Civic Non-Assembly Scientific Civic Special Signs Nature Interpretive Center Section 19.84.11 - Wetlands and Buffers The following uses shall be permitted within lands designated as Wetlands and Buffers, on Map 1 , Land Use Controls: Restoration or enhancement of wetlands areas, with development or construction limited to interpretive facilities which will preserve natural resource or habitat values. Section 19.84.12 - Industrial : General Permitted Uses All lands designated on Map 1 , Land Use Controls, as Industrial : General shall be permitted to accommodate the following use classifications: Food Service Commercial Convenience Sales and Service Commercial Business and Communication Service Commercial Retail Business Supply Commercial Research and Development Commercial General Wholesale Sales Commercial Transportation and Warehousing Commercial Automotive Fee Parking Commercial Custom Industrial Light Industrial General Industrial Essential Service Civic Special Signs Development Signs Realty Signs Civic Signs Business Signs - 21 - f ._. 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 50% 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 Tidelands Avenue, D Street, E Street, F Street 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. Up to seven additional parking spaces, including a minimum of two handicapped-accessible spaces, shall be provided in association with the Nature Interpretive Center. 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 in close proximity 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 - (b) Proposed Upland Conversion of Wetland. 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. This new wetland shall be used to create a channel separating the least tern sanctuary from the developed portion of the D Street Fill to increase feeding areas directly east of the proposed sanctuary. (c) 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 Sweetwater Marsh edge and the proposed new wetland. Pedestrian access to the inboard 50 feet of the buffer shall be limited. Visual access from the buffer shall be provided into the wetland at regular and appropriate points along the length of the buffer. Section 19.88.04 - Subarea 2-Gunpowder Point (a) Proposed Building Envelope. The maximum FAR in the developable portion of the designated site shall be 0.5. Hotel V development on Gunpowder Point will be limited to an approximately 14-acre area within a zone farthest removed from environmentally sensitive natural habitats. Buildings shall be located at least 300 feet away from the northeast and northwest corners of Gunpowder Point to minimize possible influence on flight paths of some bird species. Placement of development directly adjacent to Sweetwater Marsh or Vener Pond shall be avoided by a minimum building setback of 200 feet. A minimum 100-foot buffer shall be maintained to provide for a refuge within the ecotone. Hotel $ buildings shall be confined to the southwest portion of the Tint directly adjacent to the bay and the Nature Interpretive Center shall be located upland of the 100-foot Vener Pond wetlands buffer near the entrance of the southern levee road to Gunpowder Point. Placement of the Nature Interpretive Center building will be outside the 100' buffer. Viewing areas including walks, and observation decks may encroach into the 100' buffer, up to a maximum of 20' of the upland side of the buffer. The largest open space area consistent with the development program shall be maintained. Parking and building footprint coverage shall be minimized rather than building height. Hotel-employee-serving parking shall be provided in the Midbayfront area. A maximum building height of 8 stories shall be maintained in order to minimize coverage and a maximum of 12 stories shall be permitted if it is shown that increasing open land area will benefit natural resource values and other requisite findings are made. The maximum height of the Nature Interpretive Center shall be 2 stories (30 feet above average grade) . (Note: The Nature Interpretive Center is proposed to include a nature viewing tower not to exceed 45' in height. ) (b) Proposed Wetland Buffer and Levee Access. 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. Access to Gunpowder Point shall be via the south levee with emergency access via the north levee. All human and domestic pet access to Sweetwater Marsh, Vener Pond, and E Street Marsh shall be limited. A hidden fence shall be incorporated into a graded drainage swale to control - 30 - access to the wetland without interfering with distance views (Reference: Map 6, Section I). Public attention shall be directed to specific controlled viewing locations along the south and east perimeter of the Point. Disruption to wildlife from use of the southern levee shall be 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. itA A nature interpretive center shall be developed for public use and shall be located as shown in Figure 11 . The center may be located in areas of high wildlife use if carefully screened (e.g. , developed as a photographic blind). Alternative locations for the interpretive center are shown in 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. This area may also be established as a focus of one of the interpretive centers. 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, a 100-foot buffer shall be provided 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. 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 M). 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, seasonal freshwater supply will be increased and urbanized runoff into the wetlands controlled. As compensation for filling of less than 1 acre of - 31 - Section 19.90.02 - Subarea 2 - Gunpowder Point The following design and development conditions are required in Subarea 2 and are illustrated in Map 10, Gunpowder Point Hotel Illustrative Plan. 1. Siting. The hotel complex shall be sited in the southernmost portion of the island to avoid conflicts with sensitive natural habitats. The land area to be altered for hotel and conference facility use shall be limited to approximately 14 acres, leaving a balance of nearly 27 acres for restored upland natural habitat, wetland buffers and passive use parklands. 2. Permitted Uses. Permitted uses on Gunpowder Point are specified in Section 19.84.08 relating to the Commercial : Hotel designation. 3. Parking. The parking provided for the hotel conference complex shall be 440 spaces. A reduction in this requirement may be granted if vanpool or limousine service is provided by the hotel operator. A maximum of 220 surface parking spaces may be provided on Gunpowder Point with the remaining balance located in structures over the surface parking, beneath the tennis court or located remotely in the Midbayfront. A maximum of seven additional parking spaces, including at least two handicapped- accessible spaces, shall be provided in association with the Nature Interpretive Center. 4. Building Height and Form. Hotel building height shall be limited to eight stories with conditional—approval of 12 stories, if it can be demonstrated that the increase in height produces a visually and environmentally superior solution. Linear slab or cruciform structures of a uniform height shall be avoided; stepped building forms shall instead be used to provide a better visual fit with the land form of Gunpowder Point. The hotel building form should envelope a south facing public outdoor space as shown in the design and development guidelines on Map 11 , Mid-Bayfront Specific Design and Development Guidelines. A Nature Interpretive Center not to exceed 30 feet in height (associated viewing tower not to exceed 45 ft. in height) is permitted on the eastern side of Gunpowder Point upland from the Vener Pond buffer zone. (See also Environmental Management Section and Form and Appearance Section. ) 5. Landscaping. The landscaping of Gunpowder Point shall consist of three major elements: (1 ) natural habitats to be protected and enhanced; (2) buffering landscaping between restored upland habitat and hotel complex; and (3) internal landscaping of the hotel complex. Natural habitat protection and enhancement requirements are as follows: a. Buffer Zone Between Hotel/Conference Complex and Upland Habitat. An earth berm, with an elevation 5 to 7 feet higher than the adjoining upland habitat, shall surround the hotel/conference complex on the east, north and west side. The berm shall be designed to screen the parking, recreation facilities, landscaped hotel grounds and lower portions of the hotel structure from the revegetated upland reserve. The outward facing surfaces of the berm shall be planted with southern coastal scrub or other appropriate upland vegetation to provide for its visual integration with the adjoining uplands. b. Internal Landscaping of Hotel/Conference Complex. Within the area surrounded by the earth berm a greater variety of landscape materials may be employed. The following guidelines shall be observed. - 50 - i � � , 0. 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I� I h� ,y,�.lr� (S\3,` �c`r .�. r , xyval�k fx' 4, ` / �sl I f�ti} 1I1 {!f `a 2 qs „¢ `s ..: .: `�<<. �• �.a't.°"` ;,:i.1t�. ;\ %!(fl 11U ,ri11�1 LEGEND ....I.1 h f r'>-< 5 UMITED PEDESTRIAN ACCESS. : 1 EARTH BERM ENCLOSING APPROXIMATELY 14 ACRES • . 6 UPLAND RESERVE 16.8 ACRES REVEGETATED HABITAT. 2 APPROXIMATE SITING OF HOTEL/CONFERENCE STRUCTURE. STEPPED BUILDING FORM TO BE USED TO VISUALLY 7 EMERGENCY AC(FSS ROUTE. INTEGRATE STRUCTURE WITH NATURAL SETTING. BUILDING HEIGHT LIMITED TO 8 STORIES WITH CONDITIONAL APPROVAL UP TO 12 STORIES. • • 8 APPROXIMATELY SIX ACRES OF LANDSCAP ED COMMUNITY PARK wm PASSIVE RECREATION IMPROVEMENTS. 3 SOUTH ORIENTED PUBLIC SPACE DESIGNED FOR INTENSIVE USE. .9 NATURE INTERPRETIVE CENTER • 4 HOTEL/CONFERENCE PARKING LIMITED TO 220 SURFACE 10 S RELINE TRAIL ZONE FOR UMITED PUBLIC ACCESS AND SPACES AND 4 40 SPACES TOTAL. • WILDLIFE OBSERVATION. MAP 10 GUNPOWDER POINT HOTEL ILLUSTRATIVE PLAN 50c RESOLUTION NO. PCM-86-8 RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION RECOMMENDING TO THE CITY COUNCIL THE ADOPTION OF AN AMENDMENT TO THE CHULA VISTA LOCAL COASTAL PROGRAM TO SPECIFY THE SITE OF THE NATURE INTERPRETIVE CENTER WHEREAS, the City' s Nature Interpretive Center Selection Committee recommended that the Center should be located at a greater distance from the Sweetwater Marsh than any of the three existing alternative sites designated in the Chula Vista Local Coastal Program, and WHEREAS, the Planning Commission set the time and place for a hearing on said amendment and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the city at least ten days prior to the hearing, and WHEREAS, the hearing was held at the time and place as advertised, namely 7:00 p.m. , December 4, 1985, in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and said hearing was thereafter closed, and WHEREAS, in accordance with the provisions of the California Environmental Quality Act, local environmental review is not required for this amendment since Coastal Commission Review has been certified as the functional equivalent to that of CEQA. NOW, THEREFORE, BE IT RESOLVED THAT FROM THE FACTS PRESENTED AT THE HEARING, THE PLANNING COMMISSION recommends the adoption of amendments to the Chula Vista Local Coastal Program to specify the site of the Nature Interpretive Center as set forth in Exhibits A and B attached hereto and made a part hereof. That a copy of this resolution be transmitted to the City Council . PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA, this 4th day of December, 1985, by the following vote, to-wit: AYES: Commissioners Carson, Tugenberg, Green, Guiles and Grasser NOES: None ABSENT: Commissioners Cannon and Shipe 9k62 Mic ael A. Green, Vice Chairman ATTEST: c9--�arc-n-r Rath M. Smith, Secretar,yv E X H I B I T_ 1 WPC 2361P :yr/ • 7r- NOTICE OF AVAILABILITY OF THE REVIEW DRAFT OF AMENDMENT TO THE CHULA VISTA CERTIFIED LOCAL COASTAL PROGRAM NOTICE IS HEREBY GIVEN that a draft of proposed amend- ments to the certified Local Coastal Program of the City of Chula Vista is available for review at the Department of Community Development in the Public Services Building, 276 Fourth Avenue, Chula Vista, California 92010. The propos- ed amendments provide for the location of the Gunpowder Point Nature Interpretive Center, make related textual, map, and policy changes, and technical corrections.The Plan- ning Commission of the City of Chula Vista will hold a Public Hearing on these amendments on December 4, 1 985 at 7:00 p.m. and the Chula Vista City Council will hold a Public Hear- ing on these amendments on December 10, 1985 at 7:00 p.m. Both Public hearings will be held in the Chula Vista Coun- cil Chambers, Public Services Building, 276 Fourth Avenue. All interested persons are in- vited to appear and be heard at the Hearing.Copies of the pro- posed Local Coastal Program amendments are available at the I counter of the Community Development Department, Public Services Building, 276 Fourth Avenue, beginning at 1:00 p.m. on October 28, 1985. For further information, please contact Pamela Buchan at the Community Development ij Department,691-5047. Paul G.Desrochers Community Development Director . CV 20971 __,10/27/85