HomeMy WebLinkAboutReso 1977-8670revised 6/9/77
RESOLUTION NO. 8670
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA
VISTA ADOPTING BONITA GLEN SPECIFIC PLAN
The City Council of the City of Chula Vista does hereby
resolve as follows:
WHEREAS, the City Council has heretofore on May 10, 1977,
and June 7, 1977 conducted public hearings to consider the specific
plan for the development of 8.7 acres on the south side of Bonita
Road between Bonita Glen Drive and I-805, and
WHEREAS, having taken evidence and hearing testimony, the
Council has approved said specific plan subject to certain conditions,
and
WHEREAS, the Environmental Impact Report has heretofore
been reviewed and certified in conjunction with the approval of the
rezoning and prezoning of said property.
Now, THEREFORE, BE IT RESOLVED by the City Council of the
City of Chula Vista that the specific plan for the development of 8.7
acres on the south side of Bonita Road between Bonita Glen Drive and
I-805 is hereby approved in accordance with Resolution No. PCM-77-4
adopted by the Planning Commission of the City of Chula Vista on the
20th day of April, 1977.
BE IT FURTHER RESOLVED that the City Council does further
find as the basis for adopting said specific plan the following:
1. The territory of the Bonita Glen Specific Plan, situated
at the gateway to the Bonita community, is virtually self-contained.
It has a natural capability to accommodate a sensitive, preplanned
combination of uses, through the application of the specific plan
process. This process is designed to promote higher levels of land
use innovation and design flexibility than the City of Chula Vista's
conventional zoning regulations.
2. The Bonita Glen Specific Plan embodies its own tailor-
made land use, bulk, height, offstreet parking, design, and signage
regulations, and therefore is self effectuating. These regulations
encourage coordinative planning on the part of the several owners of
the subject 8.74 acres, and promote the joint resolution of traffic,
parking, and environmental problems.
3. The Bonita Glen Specific Plan is designed to preclude
that piecemeal, haphazard pattern of growth which has too often domi-
nated the pattern of growth along the traffic arteries of American
cities. While the Bonita Glen Plan contains developmental incentives,
it also provides the City_of Chula Vista a better mechanism for the
promotion of the involved area's orderly growth and amenity.
4. The specific plan alternative to zoning is authorized
under Articles 8 through 10, Chapter 3, Title 7 of the Government Code
(Planning and Zoning Law), and Sections 19.06.020 through 19.06.050
of the Chula Vista Municipal Code.
5. Since the proposed specific plan`s implementation is de-
pendent upon the coordinative planning of several property owners, it
is essential that the subject lands be simultaneously governed by the
traditional zoning regulations. Under the companion proposal, PCZ-77-C,
the lands in question would be rezoned to C-C-P, which would become con-
trolling only in the event of the specific plan's failure to reach frui-
tion. Prior to its disestablishment by Council, the provisions of the
Bonita Glen Specific Plan would preempt the regulations of the Zoning
Ordinance.
Presented by Approved as to form by
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D . J . PeteY"son, Director of Georg ~ Lindberg, City Att _ 3`iey
Planning
ADOPTED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF
CHULA VISTA, CALIFORNIA, this 14th day of June
197._.2._, by the following vote, to-wit:
AYES: Councilmen Eadahl, Hobel, Cox, Hyde, Scott
NAYES~ Councilmen None
ABSTAIN: Councilmen None
ABSENT: Councilmen None
~~
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Mayor of the City
ATTEST ,
City Clerk
STATE OF CALIFORNIA )
COUNTY OF SAN DIEGO ) s s .
CITY OF CHULA VISTA )
Vista
I, JENNIE M. FULASZ, CMC, CITY CLERK of the City of Chula Vista, California,
DO HEREBY CERTIFY that the above and foregoing is a full, true and correct copy of
,and that the same has not been amended or repealed.
DATED
(seal)
City Clerk
CC-660
BONITA GLEN SPECIFIC PLAN
Chu1a Vista Planning Department
June~ 1977
r'11
,1
Introduction
i/iA. The 8.74 acres constituent to the site of the Bonita Glen Specific Plan
are located on the southerly si de of Bonita Road, betvleen Bonita Gl en Ori ve and
.eJ~805/Bonita Road interchange. This territory is designated "Retail Commercial"
"er the Chul a Vi s ta Genera 1 Pi an, but has been vari ous 1y zoned (E-l, R- 1, R-3,
C~C-D) under the zoning plans of the City of Chula Vista and the County of
~iego. The predominant zone of the site is the C-C-O, Central Commercial Zone.
zone is oriented towards retail conmercial and compatible uses which are
~cterized by a strong emphasis upon qualitative community design. The C-C-D
esare those which are suited to the East Chula Vista-Bonita area and are the
undation of the Boni ta Gl en SpecHi c Pl an.
B. The factors discussed in the above paragraph, indicate that the rezoning
the entire nine acres in Bonita Glen to C-C-P would probably constitute sound
Mplanning. ~Jhile this conclusion is supportable, there is a preferable
rnative--the specific plan process. The territory of Bonita Glen, situated
he gateway to the BonHa Community, and virtually self contained, has a natural
bili~ to accommodate a sensitive, prep1anned combination of uses., through
pplication of the specific plan process. This process is designed to promote
rlevels of land-use innovation and design flexibility than the City.s
ntional zoning regulations.
rc. The specific plan alternative to zoning is authorized under Articles 8,
~hd 10, Chapter 3, Ti tie 7 of the. Government Code (Planni ng and Zoning Law),
nd'sections 19.06.020.through 19.06.050 of the Chula Vista r'1unicipal Code.
~following outline succinctly describes the structure of the Bonita Glen
peqific Plan.
Introduction
The Text of the Bonita Glen Specific Plan
A. Summa ry
1 . Goa 1 s
2. General Objectives
3. General Description of the Specific Plan
B. Standards and Regulations
C. Pian Amendment, Effectua ti on, and Adlllinis tration
1. Process and Procedure for the Amendment of the Specifi c Pl an.
2. Process and Procedure fOl' the Approval and Adoption of Project Pl a ns .
3. Process and ProcedUl'e fClr the Amendment of Project Plans.
4. Process and Procedure fOl' the !'1odi fi cation of Project Plans.
D. Conclusion
page 2
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The Graphics of the Bonita Glen Specific Plan
A. Graphic Description of the Project Area (Exhibit A).
B. The Conceptual Plan (Exhibits Bl and B2).
C. "Suggested Elevation" (Exhibit C).
D. "Suggested El evation" (Exhi bit D).
The Text of the Bonita Glen Specific Plan
A. Goals & Objectives
. Section 1. Goals. The implementation of the Chula Vista General Plan and
its several elements, and the promotion of the orderly growth, development and
topservation of the Central Chula Vista and Bonita Communities are the goals
of this specific plan.
,',I
. Section 2. General Objectives. The following subparagraphs embody the
~eneral objectives of the Bonita Glen Specific Plan.
a. The establishment of standards and regulations for the planned
development of a certain 8.74 acres of land generally bounded
by the I-80S/Bonita Road interchange, Bonita Road, Bonita Glen
Drive and Vista Drive, and graphically described on Exhibit A,
attached llei'etu.
b. The encouragement of the development of an integrated residential-
commercial project based upon special standards and regulations,
and a predetermined conceptual plan, which is graphically depicted
,on Exbi bit B, attached hereto.
c. The ellcouragement of higher levels of design freedom and land-
planning innovation than those which could be achieved through
the application of conventional zoning provisions.
d. The establishment of procedures for the administration and amend-
ment of the Bonita Glen Specific Plan.
Section 3. General Descr~tion of the Specific Plan. The Bonita Glen
Specific Plan prepared in accordance with Section 65450, eta seq., of the State
Planning and Zoning Law, and Section 19.06.020, et.' seq., of the Chula Vista
Municipal Code, proposes the development of a residential-retail commercial pro-
ject(s) on 8.74 acres of land in the Central Chula Vista/Bonita Area. The plan
is based upon special standards and generalized site utilization plans, and is
designed to promote innovative and imaginative project plann'ing. The text of
the specific plan provides land use, bulk, height, setback, urban design,
parking, landscaping, and sign control standards and regulations.
page 3
B. Standards and Regulations
"
ill:?). The following land uses, when consistent with the adopted conceptual plan,
.I:i.9nd when approved under the project plan process and procedure, pursuant to
Section 6.2, are permitted within the project area of the Bonita Glen Specific
"'i"Plan.
a. Book, stationery, clothing, shoe, variety, and jewelry stores.
b. Pharmacies, saddle shops, cycleries, travel agencies, and restaurants.
c. Specialty food stores, markets, antique shops, and dry cleaning agencies.
d. Small theatres and artists' studios.
e. Banks, savings and loan offices, insurance offices, general business,
professional, and real estate offices.
f. Apartments, condominiums, residential hotels, motels, motor hotels.
g. Other reta'il stores and services approved by the Planning Commission.
2~ The standards and regulations contained herein represent the policy of the
Planning Commission and City Council with regard to development in the Bonita
area. It is intended that the standards be considered as more than guide-
but that they not be as inflexible as ordinance standards. The, Planning
ssion, upon the recommendation of the Zoning Administrator, may adjust
standards and regulations upon finding that said adjustment will not ad-
y affect the nature, character, design, order, amenity or intent of the
ta Glen project or Specific Plan. An appeal from the action of the Planning
ssion may be filed with the City Council, provided it is filed within ten
of the Planning Commission's action.
The following bulk, height, setback, parking, landscaping, urban design, and
control regulations shall apply to all uses and structures established and
tructed within the project area of the Bonita Glen Specific Plan.
a. Bulk Requirement~
Maximum building coverage: 40% of the net area of the site.
Minimum d'istance betvJeen buildings: As determined by the Zoning Admin'is-
trator, who shall use the height, location, length, and occupancy load
of the in olved building as governing criteria.
b. Height Regulations
Maximum building height: 30 feet (two stories).
Maximum height of clock towers, spires, cupolas, belvederes and
architectural features: 45 feet.
c. Setback R~iL~rerne~t~
All buildings and structures shall be set back a mlnlmum of 25 feet from
the street right-of-v/ay \",hich abuts upon the Retail Commercial Area.
d. Offst.reet Parking ~eguirements
Retail stores o.nd dry cleaners: 1 offstreet parking space per 200 sq. ft.
of gross floor area.
Offices: 1 offstreet parking space per 300 sq. ft. of gross floor area.
Studios: 1 offstreet parking space per 400 sq. ft. of gross floor area.
Theatres: 1 offstreet parking space per 3.5 fixed seats.
Residential apartments: Same as zoning regLt'lations, see Section 19.62.050
of the Chula Vista Municipal Code.
Restaur'allts: 1 offstn~et Pdl'ldng slJdCe far' each 2.5 seats.
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page 4
Residential hotels: 1 offstreet parking space per guest room or suite.
Other uses: To be determined by the Planning Commission.
e. Landscaping Requirement
A minimum of 15% of the net area of the project area of the Bonita Glen
Specific Plan shall be devoted to landscaping, which may take the form
of planted areas, architectural flooring, plazas, fountains, open enclo-
sures, ponds, and mall furniture.
f. Urban Design Requirements
The design of each proposed land use, building, structure, sign, parking
area, and site plan shall be reviewed by the Director of Planning, and
shall be subsequently referred to the Planning Commission for its consid-
eration and action. The Commission shall consider each proposed design
from the standpoint of its consistency with the nature, character, and
design quality of the Bonita Road-Bonita Glen Drive area, and the Bonita
community at large. The applicant, within ten days after the date of
Commission action, may file an appeal from the decision of the Planning
Commission with the City Council.
g. Sign Control Regulations
A maximum of one square foot of sign area per each lineal foot of building
frontage, but not more than 50 sq. ft. of sign area shall be permitted for
each land use in the p,oject area. Said sign shall be located parallel to,
and attached to the front of, the use it advertises or represents.
In addition to the above signs, the entire project area may be represented
" by one 25 ft. high, freestand-jng sign. The said sign shall not exceed
100 sq. ft.
The Planning Commission may permit, in addition to the above signs,
external directories and graphics.
h.
Access and Circulation
Access to the site shall be as generally shown on Exhibit B. The iccess
drive to Bonita Road shall be considered as a "trial" access point
permitting left turns into and out of the site. Should traffic problems
develop as a result of future use or be anticipated when the particular
use of the site is known, the City ca n be expected to reduce Ol~ e 1 i mi na te
the problems by eHher constructing a raised center -island median or by
requiriny a future developer to do so. This access may be closed by the
City at such time as the City Council finds that the following conditions
exist:
1)
2)
The use of the drive\vay adversely affects the movement
on Bonita Road; and
Adequate access to the center is available from Bonita
and Vista Drive.
of traffic
Glen Drive
In order to provide an adequate onsite circulation system and offstreet
parking area, nonexclusive access easements shall be provided for the
benef"it of all property o\'mel~S in the area.
Pl an A~ler~c!~len t, Ef~~~tua ti o~~~~dlJli n is iTa ti Q.Q.
Process and Procedure for the Amendment of the Specific Plan.
" .
process and procedure for the amendment of the text or graphics of the
page 5
~pecific Plan are provided in Sections 19.06.030 and 19.06.040 of the Chula
!Vista r~unicipal Code.
2, Process and Procedure for the Approval or Amendment of Project Pl ans.
N6'land use shall be established, and no stl'ucture shall be constructed in
the absence of its approval under the project plan process and procedure,
Or through the amendment or modification of an approved project plan.
t
All proposed project plans and proposals for the amendment of project plans
shall be submitted to the Planning Commission for its review and action.
Jf the proposed project plan or amendment substantially conforms to the
Specific Plan, the Planning Commission shall approve or conditionally approve
the said plan or amendment. If the Conrnission cannot make this finding, it
;hall deny the proposed project pl an or amendment.
~n appeal from the action of Planning Commission may be filed with the City
;ouncil, provided such appeal is filed \'Jithin 10 days after the date of said
lction.
I. Process and Procedure for the 140di fi ca ti on of Project Pl ans.
lodifications to project plans may be approved by the Director of Planning.
Inappeal from the Directm"s decision may be filed at any time with the
~anning Commission.
~r the purposes of this Specific Plan, a modification to a project plan is
~fined as a minor change which does not affect the project plan's nature,
haracter, or design.
. Conclusion
he Specific Plan for Bonita Glen is designed to effectuate the Chula Vista
eneral Plan. Less rigid and parochial than the zoning regulations, the said
pecific Plan is predicated upon special, fle: ible parameters and conceptual
ormulation. Since the Specific Plan is not founded upon firm local zoning
egislation, it must be anticipated that changes and refinements to its standards,
egulations and conceptual p"lan will occasionally be proposed by the project
~veloper, residents of the Central Chula Vista and Bonita communities, and/
r. City staff.
le Graphi cs of the Bonita Gl en Speci fi c Pl an
le pian sho\\ln on Exhibit "[3" should be considered to be schematic in nature.
t is not intended to show the location of buildings with regard to existing
lrcels.
: is recognized that the il)'ea covel-cd by the Bonita Glen Specific Plan
II1sists of 13 pal'cels under' four o\'illcrships. Undel~ these conditions, the
lified development of a commel'cial/residential complex may be d-ifficult. The
Jell Oil Company Q\'mership at the corner of 130nita Glen Dl~ive and 80l1ita Road
j' be especli'll'v difficuH in this regal'c1. \~ith the possible except"ion of
,e Shell property, it is the intent of this Specific Plan to a11o\'J the various
'Opert i es to develop i ndi vi dUel 11.1 but in accol'dance \'Ji th an ovel'a 11 plan. If
e Shell property is not J.cquij'(~d by a party hJ.vin~l a lal'ger interest in the
'erall 8.74 acre area, it Illay be uppropriate to allow a separate freestanding
e on the site.
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