HomeMy WebLinkAboutPlanning Comm Reports/1994/09/28 (9)
City Planning Commission
Agenda Item for Meeting of September 28, 1994
Page 1
2B. PUBLIC HEARING:
Consideration of Droposed amendments #12 and #13 to
the certified Chula Vista Local Coastal Prol!1"am and
Bavfront SDecific Plan
A. BACKGROUND
The following amendments to the certified Chula Vista Local Coastal Program are
proposed:
Amendment #12 entails changing the land use designation of approximately 32 acres of
undeveloped property from Industrial General to Commercial Thoroughfare subject to
the Central Commercial zoning criteria. Both the Land Use Plan and the Bayfront
Specific Plan will need to be modified. (Amendment#12 is attached as Exhibit A to the
ordinance. )
Amendment #12 has been prepared in conjunction with a rezoning and a General Plan
amendment for a proposal to develop about 32 acres of the Inland Parcel, Subarea 4 of
the Chula Vista Coastal Zone with the Channels ide Shopping Center. The amendment
will make the project consistent with the certified Chula Vista Local Coastal Program.
Environmental Impact Report EIR-94-02 of possible significant environmental impacts
was conducted by the Environmental Review Coordinator.
Amendment #13 consists of the reorganization and clarification of Land Use sections of
the Bayfront Specific Plan and associated sections of the Land Use Plan for consistency.
Amendment #13 is a Class 5 exemption from CEQA and does not require any additional
environmental review. (Amendment #13 is attached as Exhibit B to the ordinance.)
Amendments #12 and #13 will be presented to the City Council at a public hearing on
October 18, 1994. Subsequently, the amendments will be submitted to the Coastal
Commission for review. Amendment #12 will be scheduled for a public hearing before
the full Commission in early 1995. It is anticipated that Amendment #13 will be
accepted as a minor amendment which allows a determination by the Commission's
district staff with a report to the Commission.
B. RECOMMENDATION
It is recommended that the Planning Commission conduct a public hearing and adopt a
resolution:
City Planning Commission
Agenda Item for Meeting of September 28, 1994
Page 2
1) Stating that the Commission has fully complied with the California Environmental
Quality Act (CEQA) for the Channels ide Shopping Center (EIR-94-02) in
accordance with Planning Commission Resolution No. GPA-94-02/PCZ-94-C;
and,
2) Recommending that the City Council adopt an ordinance amending the certified
Chula Vista Local Coastal Program in accordance with Local Coastal Program
Amendments #12 and #13.
C. DISCUSSION
AMENDMENT #12
The Channels ide Shopping Center has been proposed to be developed on about 32 acres
of vacant property located within the Chula Vista Coastal Zone. The site is located south
and adjacent to Interstate 54, west of Broadway (National City Boulevard). (Locator
map attached.) This subarea of the coastal zone is removed from the Chula Vista
Bayfront and does not have direct coastal access. It is surrounded by urban development
although the Sweetwater River runs along the western edge of the property. There is
potentially sensitive habitat on the site which will be addressed with the specific
development project and coastal development permit.
The Local Coastal Program (LCP) determines the land uses allowed to be developed
within the coastal zone. The site is currently designated for Industrial General use in both
the Bayfront Specific Plan and the Land Use Plan (the two main documents of the LCP).
The Channelside Shopping Center project proposal consists of the development of a retail
commercial shopping center totaling over 200,000 square feet of floor area. The
proposed LCP Amendment #12 will change the current industrial land use to a
commercial designation which will be consistent with the proposed General Plan
amendment, rezoning, and shopping center project. In both the Bayfront Specific Plan
and Land Use Plan the land use designation is proposed to be changed to Commercial
Thoroughfare subject to Central Commercial zoning with a Precise Plan Modifying
District as described in Chapters 19.36 and 19.56 of the Chula Vista Municipal Code.
This land use classification will allow: retail stores, shops, services, financial institutions,
restaurants and related types of commercial uses. (For specific uses and development
criteria, see Sections 19.36 and 19.56 attached as Attachment I.)
The proposed commercial land use will be compatible with the existing and planned land
uses for the properties adjacent to the Inland Parcel. Currently, adjacent development
includes a stripe of small commercial and limited industrial uses along "C" Street to the
City Planning Commission
Agenda Item for Meeting of September 28, 1994
Page 3
mini storage, truss manufacturing, and warehouse offices, and a retail discount store
(Target) located to the south east. The National City Market Place, a retail commercial
shopping center also is planned adjacent to the east of the proposed Channels ide
Shopping Center. (See Figure 4.1.1 of EIR -94-02.)
Interstate 54 runs parallel to the Inland Parcel's northern boundary and the site is highly
visible from the freeway. The proposed land use change requires that the site
development be subject to a Precise Plan Modifying District which will insure design
control and appropriate review of density, opens space etc. at the City Council level.
And, although the site will be subject to traditional zoning development criteria, the site
will continue to be subject to the Bayfront Specific Plan and the Land Use Plan policies
which will insure consistency with coastal related issues.
Chanter 3 Findinl!s
The Inland Parcel is not located within the Chula Vista Bayfront. The Parcel is located
approximately 1/2 mile (north east) traveling distance from the Bayfront's main, "E"
Street entry. The land use designation of the Inland Parcel, therefore, will not directly
affect Bayfront "coastal resource" planning. The Inland Parcel does not have access to
coastal resources such as: the sea, the bay, or dry sand and rocky coastal beaches,
therefore, the change in land use designation will not affect such access. The Inland
Parcel has no oceanfront land suitable for water-oriented recreational activities or coastal
dependent aquacultural uses.
A portion of the Historic Sweetwater River is located along a portion of the western edge
of the Inland Parcel. This is considered potentially sensitive habitat and will be enhanced
and protected when development occurs on the Inland Parcel. The proposed Amendment
#12 is a change in land use only and will not affect the site's sensitive habitat designation
or the site's sensitive habitat. The Inland Parcel is visible from the north (I-54),
however, therefore no coastal views or vistas from or to the Inland Parcel. The land use
change will include a Precise Plan Modifying District which will require the development
of specific design and land development criteria to ensure the visual quality of the Inland
Parcel.
Amendment #13
Amendment #13 consists of corrections and administrative changes that make the
Bayfront Specific Plan and Land Use Plan documents easier to interpret and use. It does
not contain any substantive changes to the provisions of the LCP. For instance, Exhibit
3 - Land Use lists three types of commercial land uses within the coastal zone: CV, CV-
H, CPo The graphic portion of the exhibit shows four types of commercial uses: C-V,
City Planning Commission
Agenda Item for Meeting of September 28, 1994
Page 4
CV-H, CP, and CT. The text of the Bayfront Specific Plan (page 29) has a land use
definition for CT but no land use definition for CV-H. The exhibit was corrected by
deleting the CT designation shown on one small parcel located at the south east corner
of Bay Boulevard and "E" Street and replacing it with CV-H. Then the text was
amended by renaming the Thoroughfare Commercial designator to Commercial
Visitor/Highway. As a result, the two land uses have been combined into one
(Commercial Visitor/Highway) with consistent references throughout the Local Coastal
Program. Since both land uses carried the same definition, no change to the actual land
uses occurred.
LCP Amendment #11 (approved by the Coastal Commission May 1993) relating to
Educational and Child-Care services and certain uses in the Inland Parcel were never
incorporated into the LCP document. They are now being incorporated into the text.
In addition, several typographic errors from the 1993 LCP resubmittal are being
corrected (i.e. Table 3-2, Bayfront Specific Plan pages 36, 69, 84 & 87, and Table VII-
I).
Appendix B of the LCP is entails the Bayfront Sign Program for the Coastal Zone.
Specific sign criteria will be developed for the Midbayfront subarea. The changes to the
sign criteria submitted to the Coastal Commission in the 1993 resubmittal appear to be
in conflict with the Bayfront Sign Program. The Coastal Commission staff has indicated
that Appendix B is the parent sign criteria, therefore, deletion of the conflicting
regulations starting on page 38 of the Bayfront Specific Plan is recommended.
Appendix A, Use Classification system-Administrative Guidelines has been alphabetize
for ease of use. Also, lists of specific land uses for the three industrial land use
categories have been added. These lists were taken from the former certified Chula Vista
Local Coastal Program and had not been transferred with the 1993 LCP resubmittal.
Several lists of land use categories have been deleted because their related parent land
use classification is no longer relative to the LCP. These categories are: Animal sales,
Animal Services, Funeral and Internment Services Medical Services, Crop Raising, Small
Animal Raising, Large or Specialty Animal Raising, Agricultural Supplies and Services,
and Essential Services.
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LOCATOR MAP
ATTACHMENT 1
CHAPTERS 19.36.010 THROUGH 19.56.290 OF MUNICIPAL CODE
ATTACHMENT 1
Chapter 19.36
C-C - CENTRAL COMMERCIAL ZONE
Sections:
19.36.010 Purpose.
19.36.020 Permitted uses.
19.36.030 Conditional uses.
19.36.040 Sign regulations.
19.36.050 Height regulations.
19.36.060 Area, lot coverage and yard requirements.
19.36.070 Enclosures required for all uses-Exceptions.
19.36.080 Setbacks from residential zone-Landscaping required.
19.36.090 Landscaping.
19.36.100 Employee activity restrictions.
19.36.110 Site plan and architectural approval required.
19.36.120 Off-street parking and loading facilities.
19.36.130 Trash storage areas.
19.36.140 Outdoor storage.
19.36.150 Wall requirements.
19.36.160 Performance standards.
19.36.010 Purpose.
The purpose of the C-C zone is to stabilize, improve and protect the commercial
characteristics of the major community business centers. The C-C zone designation
shall only be applied in the general location of such centers as designated in the Chula
Vista general plan. (Ord. 1212 ~ 1 (part), 1969; prior code ~33.509(A)).
19.36.020 Permitted uses.
Principal permitted uses in the C-C zone are as follows:
A. Stores, shops and offices supplying commodities or performing services for
residents of the city as a whole or the surrounding community such as
department stores, specialty shops, banks, business offices, and other financial
institutions and personal service enterprises;
B. Restaurants, cocktail lounges and night clubs (Dance floors subject to the
provisions of Section 19.58.115 and Chapter 5.26);
C. Bona fide antique shops, but not including secondhand stores or junk stores;
D. Parking structures and off-street parking lots, subject to the provisions of
Section 19.58.230;
E. Electrical substations and gas regulator stations, subject to the provisions of
Section 19.58.140;
F. Any other retail business or service establishment which the commission finds
to be consistent with the purpose of this title and which will not impair the
present or potential use of adjacent properties;
G. Accessory uses and buildings customarily appurtenant to a permitted use and
satellite dish antenna in accordance with the provisions in Section
19.20.030F.1-9.;
H. Agricultural uses as provided in Section 19.16.030.
(Ord. 2273 ~5, 1988; Ord. 2108 ~1 (part), 1985; Ord. 1356 ~1 (part), 1969; Ord.
1212 ~1 (part). 1969; prior code ~33.509(B)).
19.36.030 Conditional uses.
Conditional uses in the C-C zone include:
A. Car washes, subject to the provisions of Section 19.58.060;
B. Skating rinks, subject to the conditions of Section 19.58.040;
C. Signs in excess of maximum as established in Section 19.36.040 of this
chapter;
D. Automobile rental and towing service;
E. Billiard parlors;
F. Bowling alleys, subject to the provisions of Section 19.58.040;
G. Social and fraternal organizations (nonprofit). subject to the provisions of
Section 19.58.100;
H. Trailer rentals;
I. Veterinarian clinic, subject to the provisions of Section 19.58.050;
J. Unclassified uses, See Chapter 19.54;
K. Automobile service stations, subject to the provisions of Section 19.58.280;
L. Card rooms;
M. Roof-mounted satellite dishes subject to the standard set forth in Section
19.30.040.
N. Recycling collection centers, subject to the provisions of Section 19.58.340.
O. Mixed commercial-residential projects, subject to the provisions of Section
19.58.205.
(Ord. 2295 ~1 (part), 1989; Ord. 2252 ~5, 1988; Ord. 2233 ~5, 1987; Ord. 2160
~1 (part), 1986; Ord. 2152 ~2 (part), 1986; Ord. 2108 ~1 (part). 1985; Ord. 1757
~1 (part), 1977; Ord. 1746 ~1 (part), 1977; Ord. 1571 ~1 (part), 1974; Ord. 1356
~1 (part), 1971; Ord.1212 ~1 (part), 1969; prior code ~33.509(C)).
19.36.040 Sign regulations.
See Sections 19.60.020 and 19.60.030 for permit requirement and approval
procedure.
A. Types of signs allowed: Business (wall and/or marquee and a freestanding
sign) subject to the following:
1. Wall and/or marquee: Each business shall be allowed a combined sign
area of one square foot per lineal foot of building frontage facing a
dedicated street or alley; however, the sign area may be increased to a
maximum of three square feet per lineal foot of building frontage
provided the sign does not exceed fifty percent of the background area
on which the sign is applied, as set forth in Section 19.60.250.
Each business shall also be allowed signs facing on-site parking areas for
five cars or more and walkways ten feet or more in width. Such signs
may contain an area of one square foot per lineal foot of building
frontage facing said area; however, the area may be increased to two
square feet per lineal foot of building frontage provided the sign does not
exceed fifty percent of the background area on which the sign is applied,
as set forth in Section 19.60.250. The maximum sign area shall not
exceed one hundred square feet.
2. Freestanding (pole): Each lot shall be allowed one freestanding sign
subject to the following:
a. Signs are restricted to those lots having a minimum frontage of
one hundred feet on a dedicated street. In the case of corner lots
or through lots only one frontage shall be counted,
b. The sign may contain one square foot of area for each lineal foot
of street frontage but shall not exceed one hundred fifty square
feet. In the case of corner lots or through lots, only the frontage
the sign is oriented to shall be counted toward the allowable sign
area,
c. Maximum height, thirty-five feet,
d. Minimum ground clearance, eight feet,
e. The sign may project a maximum of five feet into the public
right-of-way,
f. The sign shall maintain a ten-foot setback from all interior property
lines,
g. Corner parcels containing five acres or more shall be allowed one
freestanding sign on each street frontage on a major or collector
street and shall be spaced at intervals of not less than five
hundred feet apart. Such signs shall not face the side of any
adjoining lot in an R district,
h. Only the name of the commercial complex and four tenant signs,
or a total of five tenant signs, may be displayed on the sign.
Where the pole sign is used to identify the name of the complex
or the major tenant, the sign shall be designed to identify all
proposed tenants up to the maximum number allowed herein. The
minimum sign area allocated for each tenant shall be not less than
ten square feet,
i. Freestanding pole signs less than eight feet in height are restricted
to a maximum sign area of fifteen square feet and shall maintain
a minimum setback of five feet from all streets;
3. Ground (monument): A low-profile ground sign may be used in lieu of
a freestanding pole sign. The sign shall be subject to the following:
a. Maximum height, eight feet,
b. Maximum sign area, fifty square feet,
c. The sign shall maintain a minimum setback of five feet from all
streets and ten feet from all interior property lines,
d. The sign structure shall be designed to be architecturally
compatible with the main building and constructed with the same
or similar materials.
B. Other signs: See Chapter 19.60 for the following signs: Window
(Section 19.60.270); canopy (Section 19.60.280); temporary construction
(Section 19.60.290); temporary promotional (Section 19.60.300); public and
quasi-public (Section 19.60.310); sign boards and buildings
(Section 19.60.330); directional (Section 19.60.340); warning and instructional
(Section 19.60.350); service station price signs (Section 19.60.360); directory
(Section 19.60.370); real estate (Section 19.60.380); unclassified uses
(Section 19.60.400); signs on mansard roofs (Section 19.60.410); signs on
pitched roof, (Section 19.60.420); business (Section 19.60.430); signs on
architectural appendages (Section 19.60.440); and theater marquee (Section
19.60.450);
1. Signs on screening walls or fences: In lieu of a freestanding sign, a sign
may be applied to a wall or fence used for screening of parking areas.
The sign shall be subject to the following:
a. The sign may only denote the name of the principal business or
the name of the commercial complex,
b. Maximum sign area, twenty-five square feet.
C.
Other regulations: All signs are subject to
Sections 19.60.040 through 19.60.130 and
Sections 19.60.140 through 19.60.210.
the regulations of
the standards of
D. Nonconforming signs: See Sections 19.60.090 through 19.60.120.
E. The design review committee may reduce sign areas below those authorized
above based on the sign guidelines and criteria contained in the design manual.
(Ord. 2309A ~8, 1989; Ord. 1575 ~1 (part), 1974; Ord. 1356 ~1 (part), 1971; Ord.
1295 ~1 (part), 1970; Ord. 1251 ~1 (part), 1969; Ord. 1212 ~1 (part), 1969; prior
code ~33.509(D)).
19.36.050 Height regulations.
None, except that no building shall exceed three and one-half stories or
forty-five feet in height when located adjacent to any C-O or residential zone. (Ord.
1356 ~1 (part), 1971; Ord. 1212 ~1 (part), 1969; prior code ~33.509(E)).
19.36.060 Area, lot coverage and yard requirements.
The following minimum area, lot coverage and yard requirements shall be
observed in the C-C zone, except as provided in Sections 19.16.020 and 19.16.060
through 19.16.080 and where increased for conditional uses:
Setbacks in Feet
Lot Area
(Sq. Ft.)
5,000
Front & Ext. *
Side Yards
25'
Side
None, except when
abutting an R district,
then not less than
fifteen feet
Rear
None, except when
abutting an R district,
then not less than
required for said R
district
*or not less than that specified on the building line map shall be provided and
maintained. The setback requirements shown on the adopted building line map for
Chula Vista shall take precedence over the setbacks required in the zoning district.
(Ord. 1356 ~1 (part), 1971; Ord. 1251 ~1 (part), 1969; Ord. 1212 ~1 (part), 1969;
prior code ~33.509(F)).
19.36.070
Enclosures required for all uses-Exceptions.
All uses in the C-C zone shall be conducted wholly within a completely enclosed
building, except for outdoor restaurants, service stations, off-street parking and
loading facilities, and other open uses specified under conditional use permits as
determined by the planning commission. Permanent and temporary outside sales and
display shall be subject to the provisions of Section 19.58.370. (Ord. 1436 ~ 1 (part),
1973; Ord. 1212 ~1 (part), 1969; prior code ~33.509(G)(1)).
19.36.080 Setbacks from residential zone-Landscaping required.
In any C-C zone directly across a street or thoroughfare (excluding a freeway)
from any R district, the parking and loading facilities shall be distant at least ten feet
from said street, and the buildings and structures at least twenty feet from said street
and said space permanently landscaped. (Ord. 1212 ~ 1 (part), 1969; prior code
~33.509(G)(2)).
19.36.090 Landscaping.
The site shall be landscaped in conformance with the landscaping manual of the
city and approved by the director of planning. (Ord. 1356 ~ 1 (part), 1971; Ord. 1212
~1 (part), 1969; prior code ~33.509(G)(3)).
19.36.100 Employee activity restrictions.
In the C-C zone, not more than five persons shall be engaged in the fabrication,
repair and other processing of goods in any establishment, except when permitted by
conditional use permit. (Ord. 1212 ~ 1 (part), 1969; prior code B3.509(G)(4)).
19.36.110 Site plan and architectural approval required.
Site plan and architectural approval are required for all uses in the C-C zone, as
provided in Sections 19.14.420 through 19.14.480. (Ord. 1212 ~1 (part), 1969;
prior code ~33.509(G)(5)).
19.36.120 Off-street parking and loading facilities.
Off-street parking and loading facilities are required for all uses in the C-C zone,
as provided in 19.62.010 through 19.62.140. (Ord. 1356 ~1 (part), 1971; Ord.
1212 ~1 (part), 1969; prior code ~33.509(G)(6)).
19.36.130 Trash storage areas.
Trash storage areas shall be provided in the C-C zone, subject to the conditions
of Section 19.58.340. (Ord.1356 ~1 (part), 1971; Ord.1212 ~1 (part), 1969; prior
code ~33.509(G)(7)).
19.36.140 Outdoor storage.
Outdoor storage of merchandise, material or equipment shall be permitted in the
C-C zone only when incidental to a permitted or accessory use located on the
premises, and provided that:
A. Storage area shall be completely enclosed by walls, fences, or buildings, and
shall be part of an approved site plan;
B. No outdoor storage of materials or equipment shall be permitted to exceed a
height greater than that of any enclosing wall, fence or building.
(Ord.1212 ~1 (part), 1969; prior code ~33.509(G)(8)).
19.36.150 Wall requirements.
Zoning walls shall be provided in the C-C zone subject to the conditions in
Sections 19.58.150 and 19.58.360. (Ord. 1356 ~1 (part), 1971; Ord. 1212 ~1
(part), 1969; prior code ~33.509(G)(9)).
19.36.160 Performance standards.
All uses in the C-C zone shall be subject to initial and continued compliance with
the Performance Standards set forth in Chapter 19.66. (Ord. 1356 ~ 1 (part), 1971;
Ord.1212 ~1 (part), 1969; prior code ~33.509(H)).
Sections:
19.56.010
19.56.020
19.56.030
19.56.040
19.56.041
19.56.042
19.56.043
19.56.044
19.56.045
19.56.046
19.56.047
19.56.048
19.56.100
19.56.110
19.56.120
19.56.130
19.56.140
19.56.150
19.56.160
19.56.170
19.56.180
19.56.190
19.56.200
19.56.210
19.56.220
19.56.230
19.56.240
19.56.250
19.56.260
Chapter 19.56
MODIFYING DISTRICTS3
Purpose.
D Design control modifying district-Requirements.
S Height of buildings (stories) modifying district-Yard size
modifications for exceptions.
P Precise plan modifying district-Purpose.
P Precise plan modifying district-Application.
P Precise plan modifying district-Required maps and information.
P Precise plan modifying district-Plan review.
P Precise plan modifying district-Exceptions.
P Precise plan modifying district-Density.
P Precise plan modifying district-Phasing.
P Precise plan modifying district-Scope of planning commission
and city council action.
P Precise plan modifying district-Plan review of multiple- family
dwelling, commercial, or industrial project.
E Equestrian modifying district-Establishment procedures.
E Equestrian modifying district-Minimum size.
E Equestrian modifying district-Requirements and conditions.
PUD Planned unit development modifying district-Purpose.
PUD Planned unit development modifying district-Conditions
required-Minimum area-Application.
PUD Planned unit development modifying district-Documents
required with application.
PUD Planned unit development modifying district-Subdivision map
required with application.
PUD Planned unit development modifying district-Review-
Conditions required.
PUD Planned unit development modifying district-Density policy.
PUD Planned unit development modifying district-Standards for
residential development.
PUD Planned unit development modifying district-Principles to be
considered.
H Hillside modifying district-Established-Effect-Grading graph.
H Hillside modifying district-Method for computing average natural
slope-Uses excluded.
H Hillside modifying district-Method for computing average natural
slope-Formula.
H Hillside modifying district-Open spaces-location.
H Hillside modifying district-Open spaces-Maintenance.
H Hillside modifying district-Off-street parking-Parking bays
permitted when.
19.56.270 H Hillside modifying district-Information required for presubmission
conference.
19.56.280 H Hillside modifying district-Existing lots of record.
19.56.290 H Hillside modifying district-Administrative procedures.
19.56.010 Purpose.
The purpose of the modifying districts included in this chapter is to permit
special regulations to be invoked where appropriate or necessary in addition to the
basic regulation otherwise set forth herein for the zones set forth in Chapters 19.20
through 19.54 of this title. (Ord.1212 ~1 (part), 1969; prior code ~33.601(A)(part)).
19.56.020 D Design control modifying district-Requirements.
Whenever the D district is established on the zoning map of the city, the
provisions of Sections 19.14.420 through 19.14.480 relating to site plan and
architectural approval shall apply to all uses within said D district, regardless of
whether or not such approval is otherwise required for such use herein. (Ord. 1239
~ 1, 1969; Ord. 1225 ~ 1, 1969; Ord. 1212 ~ 1 (part), 1969; prior code
~33.601 (A)(1 I).
19.56.030 S Height of buildings (stories) modifying district-Yard size modifications
for exceptions.
A. Whenever the S modifying district is established on the zoning map of the city,
no building shall be built higher than the number of stories specified after the
S on said map, and said number of stories shall take precedence over any
height requirement specified otherwise in the zone modified by this provision.
B. For any building permitted under this section to be built higher than otherwise
permitted in the zone modified by this provision, side and rear yards shall be
increased by six feet plus two additional feet per story for every story over
three.
(Ord.1212 ~1 (part), 1969; prior code ~33.601(A)(2)).
19.56.040 P Precise plan modifying district-Purpose.
See also Sections 19.12.120 and 19.14.570 through 19.14.578. The purpose
of the P precise plan modifying district is to allow diversification in the spatial
relationship of land uses, density, buildings, structures, landscaping and open spaces,
as well as design review of architecture and signs through the adoption of specific
conditions of approval for development of property in the city. Within the boundaries
of the P district, the location, height, size and setbacks of buildings or structures,
open spaces, signs and densities indicated on the precise plan shall take precedence
over the otherwise applicable regulations of the underlying zone. (Ord. 1632 ~ 1
(part), 1975; Ord. 1356 ~1 (part), 1971; Ord. 1212 ~1 (part), 1969; prior code
~33.601 (A) (3)).
19.56.041 P Precise plan modifying district-Application.
The P modifying district may be applied to areas within the city only when one
or more of the following circumstances is evident:
A. The subject property, or the neighborhood or area in which the property is
located, is unique by virtue of topography, geological characteristics, access,
configuration, traffic circulation or some social or historic situation requiring
special handling of the development on a precise plan basis.
B. The property or area to which the P modifying district is applied is an area
adjacent and contiguous to a zone allowing different land uses, and the
development of a precise plan will allow the area so designated to coexist
between land usages which might otherwise prove incompatible.
C. The basic or underlying zone regulations do not allow the property owner
and/or the city appropriate control or flexibility needed to achieve an efficient
and proper relationship among the uses allowed in the adjacent zones.
D. The area to which the P modifying district is applied consists of two or more
properties under separate ownership wherein coordination regarding access,
on-site circulation, site planning, building design and identification is necessary
to enhance the public convenience, health, safety and general welfare.
(Ord. 1632 ~2 (part), 1975).
19.56.042 P Precise plan modifying district-Required maps and information.
An application for approval of a precise plan shall be accompanied by a detailed
dimensioned drawing of the project on a scale of sufficient size so as to readily
indicate all dimensions of the various elements of the development. The required
elements are as follows:
A. Legal description, legend, scale, north arrow, vicinity map, and identification of
designer;
B. The boundary lines of subject property, fully dimensioned together with the
name and dimensions of adjoining streets;
C. Existing topography and proposed grading plan, showing slope, retaining walls,
pad elevations, and percent of slope on streets, driveways and other graded
areas;
D. Existing and proposed streets, utilities, and easements;
E. Access: pedestrian, vehicular and service; points of ingress and egress; with
driveway locations and dimensions;
F. loading and trash areas, walls and/or fences (including height);
G. Proposed location, height, and dimensions of buildings, including color and
materials on all elevations. The floor area, number of stories, number of units
and bedrooms (when applicable) shall be given. Proposed uses shall be
indicated including floor area devoted to each use;
H. Parking layout, including dimensions, number of stalls, and circulation flow;
I. Location, height, and size of signs proposed on the property;
J. All landscaped areas: Such areas shall be defined with a written proposal
outlining the landscaping concept, as well as the proposed method of irrigation.
In addition, all existing trees on the site shall be identified with a note as to
proposed disposition.
K. lighting, including the location, type and hooding devices to shield adjoining
properties;
L. Location and design of recreational areas.
(Ord. 1632 ~2 (part), 1972).
19.56.043 P Precise plan modifying district-Plan review.
Plans shall be reviewed by the planning commission with recommendations
forwarded to the city council in accordance with the provisions of Section 19.14.570.
(Ord. 1632 ~2 (part), 1975).
19.56.044 P Precise plan modifying district-Exceptions.
Exceptions to the code requirements of the underlying zone may be granted by
the city council provided that these exceptions are so noted in the public hearing
notice and findings are made as specified in Section 19.14.570. (Ord. 1632 ~2
(part),1975).
19.56.045 P Precise plan modifying district-Density.
The P modifying district may be used to limit densities within the underlying
zone range. However, densities may not be increased above the maximum range
within the underlying zone. When the city council deems it necessary to establish a
density limitation in conjunction with the P modifying district, the density established
shall be expressed by a number following the P designator. The number assigned will
represent the maximum number of dwelling units allowed per net acre of land. (Net
acreage is the total land area remaining after dedication of public right-of-way.) (Ord.
1632 ~2 (part), 1975).
19.56.046 P Precise plan modifying district-Phasing.
Precise plans may be submitted in phases for projects within the P district.
However, the submission of the first phase must include all of the required
submissions for site plan approval for that portion of the project included within the
boundaries of Phase I. The submission of elevations and proposed building materials
may be deferred in the first phase until specific architectural concepts are developed.
In addition, a skeletal plan of closely related future phases must be submitted
and approved concurrent with the submittal of Phase I. Such skeletal plans shall
indicate circulation, building locations, preliminary grading, areas devoted to
landscaping, density, and parking.
The submission of each phase of the precise plan will require a new application
and fee together with the required siteplans. (Ord. 1632 ~ 2 (part), 1975).
19.56.047 P Precise plan modifying district-Scope of planning commission and city
council action.
In carrying out this section the planning commission and city council shall
consider the principles set forth in Section 19.14.470 (Site plan and architectural
approval - Principles to be observed) appropriate to the review of a precise plan.
(Ord. 1632 ~2 (part), 1975).
19.56.048 P Precise plan modifying district-Plan review of multiple-family dwelling,
commercial or industrial project.
Notwithstanding the provisions of Section 19.56.047, plans for multiple-family
dwelling, commercial or industrial projects in areas governed by the P Precise plan
modifying district shall be reviewed by the design review committee, and shall be
considered by the planning commission and the city council only upon appeal,
pursuant to Section 19.14.583. (Ord. 1893 ~1 (part), 1980; Ord. 1771 ~2 (part),
1977).
19.56.100 E Equestrian modifying district-Establishment procedures.
There is established a supplemental district designated as the E equestrian
modifying district, which may be attached to any of the existing single-family
residential or agricultural zones in the city. Said district may be formed or initiated by
a petition signed by sixty-six and two-thirds percent of the property owners within the
area proposed to be designated as an equestrian modifying district. Said petition shall
be submitted to the planning commission, which shall proceed to hold public hearings
in accordance with the provisions of this code for the rezoning of property. In
addition, the establishment of such a district may be initiated by the planning
commission or the city council and said district may from time to time have the
boundaries thereof adjusted in accordance with the changed conditions.
The E equestrian modifying district shall be subject to the requirements and
conditions set forth in Sections 19.56.110 and 19.56.120 below. (Ord. 1364 ~ 1
(part), 1971; Ord. 1212 ~1 (part), 1969; prior code ~33.601(A)(5)(part)).
19.56.110 E Equestrian modifying district-Minimum size.
A horse-keeping district should be generally twenty acres or more in size and
must be at least fifteen acres in size including the area of all dedicated streets
contained therein, and all lots or parcels of property contained within its boundaries
shall be contiguous. The boundaries of said district shall be drawn so as to coincide
as nearly as practicable with street alignments or other clearly discernible topographic
features. (Ord. 1364 ~ 1 (part), 1971; Ord. 1212 ~ 1 (part), 1969; prior code
~33.601 (A)(5) (a)).
19.56.120 E Equestrian modifying district-Requirements and conditions.
Upon the establishment of such E district, the following conditions shall apply:
A. The horse(s) must be maintained within an enclosure;
B. No stable or paddock shall be located within fifteen feet of the owner's
residence, nor closer than fifty feet from any neighbor's residence, school,
church, or any other building used for human habitation on an adjoining lot;
C. Stable or paddock locations shall be submitted to the planning department for
approval;
D. A maximum limit on the number of horses permitted on each lot may be
established by the planning commission or city council. An advisory committee
of horse owners may be formed to assist in establishing the maximum limit on
the number of horses permitted on each lot in the district;
E. If deemed necessary to protect adjoining lots not a part of the district, more
stringent regulations may be imposed on the lots on the periphery of the
district;
F. The planning commission may recommend and the city council may require any
additional conditions deemed necessary to protect the health, safety and
welfare of all residents in the area;
G. The sanitary regulations as stated in the animal regulation ordinance, Ordinance
No. 774, codified in Title 6, shall be strictly enforced. The director of public
health may declare the violator(s) of this section as a public nuisance and
subject the horse-keeping privilege to the abatement and/or penalty provisions
as stated in the animal regulation ordinance;
H. Any horse(s) presently being maintained in conformity with the regulations of
either the city of Chula Vista or the county of San Diego as of August 8, 1969,
as applied to the property where said horses are being maintained, may
continue to be so maintained in accordance with said rules.
(Ord. 1364 ~1 (part), 1971; Ord.1212 ~1 (part), 1969; prior code ~33.601(A)(5)(b)).
19.56.130 PUD Planned unit development modifying district-Purpose.
The purpose of planned unit developments is to allow diversification in the
relationships of various uses, buildings, structures, and open spaces in planned
building groups and the allowable heights of buildings and structures, while insuring
substantial compliance to the intent of the zone regulations and other provisions of
this title, in order that the intent of this title in requiring adequate standards related
to the public health, safety and general welfare shall be observed without unduly
inhibiting the advantages of large-scale site planning for residential, commercial,
industrial or institutional purposes. (Ord. 1500 ~4 (part), 1973; Ord. 1212 ~ 1 (part),
1969; prior code ~33.601 (A)(6)(a)).
19.56.140 PUD Planned unit development modifying district-Conditions
required-Minimum area-Application.
A. No planned unit development should have an area of less than five acres for a
proposed C-O, I-R, I-lor I zone use, or an area of less than two acres for any
other proposed use.
B. A planned unit development application, pursuant to Sections 19.14.330
through 19.14.410, which will require a change of zone shall be accompanied
by an application for zoning amendment pursuant to Sections 19.12.010
through 19.12.050.
(Ord. 1500 ~4 (part), 1973; Ord. 1212 ~1 (part), 1969; prior code ~33.601
(A)(6)(b)) .
19.56.150 PUD Planned unit development modifying district-Documents required
with application.
Application shall be accompanied by a planned unit development plan, showing
the use or uses to be reserved for vehicular and pedestrian circulation; parking; public
uses such as schools, playgrounds, parks; landscaping and other open spaces;
undisturbed natural land, erosion control and fire control planting; and architectural
drawings and sketches demonstrating the general design and character of the
proposed uses and physical relationship of the uses. Such other pertinent information,
including density of dwelling units, coverage, and open space characteristics shall be
included as may be necessary to a determination that the contemplated arrangement
of buildings and uses makes it desirable to apply regulations and requirements
differing from those ordinarily applicable under this title. (Ord. 1500 ~4 (part), 1973;
Ord.1212 ~1 (part), 1969; prior code ~33.601 (A)(6)(c)).
19.56.160 PUD Planned unit development modifying district-Subdivision map
required with application.
A tentative subdivision map shall accompany all applications for a planned unit
development. The tentative subdivision map shall be in complete conformance with
the planned unit development plan and the requirements of Title 18 of this code and
the state Subdivision Map Act. (Ord. 1500 ~4 (part), 1973; Ord. 1212 ~ 1 (part),
1969; prior code ~33.601 (A)(6)(d)).
19.56.170 PUD Planned unit development modifying district-Review-Conditions
required.
In order to approve a planned unit development, the planning commission and
city council shall find the following:
A.
Consistency with the general plan:
That the proposed planned unit
development is consistent with the Chula Vista general plan;
B. Residential developments: In the case of proposed residential development,
that such development will constitute a residential environment of sustained
desirability and stability; that it will be in harmony with or complimentary to the
character of the surrounding neighborhood and will result in standards of open
space at least as high as permitted or specified otherwise for such development
in this title;
C. Commercial developments: In the case of proposed commercial development,
that such development is needed at the proposed location to provide adequate
commercial facilities of the type proposed; that traffic congestion will not likely
be created by the proposed development, or will be obviated by presently
projected improvements and by demonstrable provision in the plan for proper
entrances and exits, and by internal provisions for traffic and parking; that in
such development transient residential units will not result in an intensity of
land utilization more than the intensities specified or permitted by applicable
zoning provisions; that said development will be an attractive and efficient
center which will fit harmoniously into and will have no adverse effects upon
the adjacent or surrounding neighborhood;
D. Industrial developments: In the case of proposed industrial developments, that
such development is in conformity with the applicable performance standards,
and will constitute an efficient and well-organized development, with adequate
provisions for railroad and/or truck access service and necessary storage; such
development will have no adverse effect upon adjacent or surrounding
neighborhoods;
E. Institutional developments: In the case of proposed institutional developments,
such as colleges, hospitals, etc., that said development is appropriate in type,
area and location where proposed in the community and that proper provisions
are made for service access, staff or employee parking, student or visitor
parking, etc.; that surrounding thoroughfares have been or will be developed
to have adequate capacity to accommodate such institutional use; that the
capacity of the institution and density and coverage of said use is not excessive
for the area of the site; and that said use will fit harmoniously into and have no
adverse effects upon the surrounding area and will be properly screened and
landscaped to avoid such adverse effects in accordance with the landscape
policy;
F. Exceptions justified: That the development of a harmonious, integrated plan
justifies exceptions, if such are required, to the normal requirements of this
title.
(Ord. 1500 ~4 (part), 1973; Ord. 1212 ~1 (part), 1969; prior code ~33.601
(A)(6)(e)) .
19.56.180 PUD Planned unit development modifying district-Density policy.
The minimum lot size and maximum residential density in any PUD modifying
district shall be that allowed in the underlying zoning district as specified in the zoning
ordinance; provided however, that city council may authorize a higher density or a
smaller lot size by permitting density to be calculated as specified in the PUD policy.
Such increased density or any portion thereof may be authorized by city council in
accordance with standards established in the PUD policy. (Ord. 1500 ~4 (part),
1973; Ord. 1212 ~1 (part), 1969; prior code ~33.601 (A)(6)(f)).
19.56.190 PUD Planned unit development modifying district-Standards for
residential developments.
Development standards shall be in conformance with the requirements specified
in the PUD policy adopted by the city; however, the city council may grant exceptions
from the standards or other sections of the zoning ordinance in areas relating to height
regulations, lot area, lot width, setbacks, frontage requirements, and coverage
requirements on any single lot in the review of a planned unit development based on
the development of a harmonious, integrated plan. To grant an exception from any
other code requirement, such as floor area or parking, the following procedure shall
be required:
A. Application for any exception shall be made at the time of application for the
planned unit development on a form prescribed for that purpose by the city.
B. Any requested exceptions shall be outlined in the public hearing notice for the
planned unit development and shall be considered by the planning commission
and city council during the public hearing on the planned unit development.
The city council may approve, conditionally approve, or deny, any requested
exception based on the following findings:
1 . The exception is necessary in order that the intent of this chapter in
requiring adequate standards related to the public health, safety and
general welfare shall be observed without unduly inhibiting the
advantages of large-scale residential planning;
2. The granting of the exception will not impair the intent of any
requirement from which an exception is requested;
3. The granting of the exception will not result in substantial detriment to
the subject property or any adjacent properties;
4. The authorizing of this exception will not adversely affect the general
plan of the city, or the adopted plan of any governmental agency.
(Ord. 1500 ~4 (part), 1973; Ord. 1212 ~ 1 (part), 1969; prior code ~33.601
(A)(6) (g)).
19.56.200 PUD Planned unit development modifying district-Principles to be
considered.
In carrying out the provIsions set forth in Sections 19.56.130 through
19.56.190, the planning commission and city council shall consider the following
principles:
A. It is the intent of Sections 19.56.130 through 19.56.190 that site and building
plans prepared for a planned unit development shall be done by a professional
designer or team of professional designers qualified to prepare said plans, which
shall be functionally and aesthetically suitable for the use proposed in the
application, and the commission and city council shall have the authority to
require the applicant to engage such a qualified designer or design team.
B. It is not the intent of Sections 19.56.130 through 19.56.190 that control of
the design of a planned unit development by the planning commission and city
council be so rigidly exercised that individual initiative be stifled and substantial
additional expense incurred; rather, it is the intent of these sections that the
control exercised be the minimum necessary to achieve the purpose of said
sections.
C. The planning commission and city council in carrying out the provisions set
forth in Sections 19.56.130 through 19.56.190, shall also observe such of the
principles set forth in Sections 19.14.420 through 19.14.480, site plan and
architectural approval, as are appropriate to the review of a planned unit
development.
(Ord. 1500 ~4 (part), 1973; Ord. 1212 ~1 (part), 1969; prior code ~33.601
(A)(6)(h)).
19.56.210 H Hillside modifying district-Established-Effect-Grading graph.
There is established a supplemental district designated as the H hillside
modifying district which may be attached to any existing zone in the city. Within the
boundaries of any hillside modifying district, the permitted density and extent of
grading for residential uses shall be determined by the average natural slope of the
portion of the site to be placed in residential use in accordance with the following
graph. (Ord. 1512 ~2 (part), 1973; Ord. 1212 ~1 (part), 1969; prior code ~33.601
(A)(7)(part)).
19.56.220 H Hillside modifying district-Method for computing average natural
slope-Uses excluded.
The average natural slope of a property shall be determined on the basis of
measurements of areas to be devoted to residential use and any open space provided.
Any open space to be purchased by a public agency, or any areas devoted to
commercial or other nonresidential use, shall be excluded from the acreage to be
measured. (Ord. 1512 ~2 (part), 1973; Ord. 1212 ~ 1 (part), 1969; prior code
~33.601 (A)(7)(2)(1)).
19.56.230 H Hillside modifying district-Method for computing average natural
slope-Formula.
Using a scale and contour interval deemed appropriate by the director of
planning, the applicant shall show the boundaries of his site, proposed land uses and
acreages of each land use, and the average natural slope of the residential acreage of
the site, using the following formula:
S =0.00229 x I x L
A
Where:
S = Average natural slope in percent
I = Contour interval in feet
L = Length of contours in feet
A = Acres of area being measured
0.00229 = Constant which converts square feet into acres and expresses
slope in percent.
The average natural slope shall be certified by a registered civil engineer. Once the
average natural slope has been determined, the preceding graph in Section 19.56.210
shall be used to determine the maximum permitted density and the limitations which
will be placed on grading. (Ord. 1512 ~2 (part), 1973; Ord. 1212 ~ 1 (part). 1969;
prior code ~33.601 (A)(7)(a)(2)).
19.56.240 H Hillside modifying district-Open spaces-location.
It is the express intent of the ordinance codified in Sections 19.56.210 through
19.56.290 that the open spaces set aside for either dedication to or purchase by the
city shall be consistent with the city's open space element of the general plan.
Such consistency shall be made a condition of approval of any development
within an H hillside modifying district; provided however, that additions to and
deletions from the open spaces indicated on the city's open space element may be
made, subject to approval by the planning commission and the city council.
(Ord. 1512 ~2 (part). 1973; Ord. 1212 ~ 1 (part), 1969; prior code ~33.601
(A)(7)(b)).
19.56.250 H Hillside modifying district-Open spaces-Maintenance.
A. Within natural open space areas in public ownership, or within an open space
maintenance district, the city shall conduct an annual inspection, clearing and
replanting program to ensure that the areas remain free from undue fire
hazards.
B. With open space areas which are under private ownership, the covenants and
restrictions placed on such properties shall require the owner(s) to conduct an
annual inspection, clearance, and replanting program.
(Ord. 1512 ~2 (part), 1973; Ord. 1212 ~ 1 (part), 1969; prior code ~33.601 (A)(7)(c)).
19.56.260 H Hillside modifying district-Off-street parking-Parking bays permitted
when.
Where on-street curb parking is not feasible due to reduced width streets or
lanes, on-street parking shall be permitted only in designated parking bays.
A. Standards for parking bays: Parking bays shall be located as close as possible
to the residential areas they serve. Such locations may include the following:
1. Between dwellings or clusters of dwellings;
2. In the center of cul-de-sac turnarounds;
3. Behind dwellings.
B. Off-street parking requirements: Where on-street parking is prohibited, the
off-street requirements shall be as follows:
Off-Street Parking
Dwelling Type Requirements
Single-family dwelling-detached 2-car garage plus 1 guest space
Single-family dwelling-attached 2-car garage plus 1 guest space
Multiple-family development 1 space per 1 bedroom unit or
studio unit
1 1/2 space per 2 bedroom unit
2 spaces per 3 or more bedroom
unit
For every ten uncovered spaces, one may be a compact space. Guest parking in
multi-family development shall be provided at the rate of one-half space per unit,
regardless of size. (Ord. 1512 ~2 (part), 1973; Ord. 1212 ~ 1 (part), 1969; prior code
~33.601 (A)(7)(d)).
19.56.270 H Hillside modifying district-Information required for presubmission
conference.
Prior to the submission of proposed plans, the applicant shall schedule a meeting
with city staff members to discuss the requirements of the hillside modifying district.
At this meeting, the applicant shall be prepared to present the following information
about his development:
A. Preliminary development proposal showing:
1. Outline and size of parcel,
2. Average natural slope,
3. Approximate gross density and location of residential land uses,
4. Approximate location of nonresidential uses,
5. Approximate location of open spaces;
B. Approximate development (and annexation, if applicable) schedule.
In turn, the staff shall be prepared to discuss with the applicant the requirements of
the hillside modifying district and hillside development policy.
(Ord. 1512 ~2 (part), 1973; Ord. 1212 ~ 1 (part), 1969; prior code ~33.601 (A)(7)(e)).
19.56.280
H Hillside modifying district-Existing lots of record.
Any lot of record prior to enactment of the ordinance codified in Sections
19.56.210 through 19.56.290 shall be permitted at least one dwelling unit. (Ord.
1512 ~2 (part), 1973; Ord.1212 ~1 (part), 1969; prior code ~33.601(A)(7)(f)).
19.56.290
H Hillside modifying district-Administrative procedures.
A. A development plan within the hillside modifying district shall be processed in the
manner set forth in this title and Title 18 of this code.
B. Findings required: No development within an H hillside modifying district shall
be approved unless the planning commission and the city council find that the
development conforms to the provisions of this title, the provisions of the hillside
development policy, and the concepts of the design criteria for hillside
development.
(Ord.1512 ~2 (part), 1973; Ord.1212 ~1 (part), 1969; prior code ~33.601(A)(7)(g)).
I!!!!
PLANNING COMMISSION RESOLUTION
RESOLUTION
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING
COMMISSION RECOMMENDING TO THE CITY COUNCIL OF THE
CITY OF CHULA VISTA THE ADOPTION OF AN ORDINANCE
AMENDING THE LOCAL COASTAL PROGRAM TO EFFECT A LAND
USE CHANGE FOR 32 ACRES WITHIN THE INLAND PARCEL FROM
INDUSTRIAL GENERAL TO COMMERCIAL THOROUGHFARE
(AMENDMENT #12) AND TO REORGANIZE AND CLARIFY SECTIONS
OF THE BA YFRONT SPECIFIC PLAN AND THE LAND USE PLAN
(AMENDMENT #13)
WHEREAS, a proposal for the development of approximately 32 acres of the Inland
Parcel, Subarea 4 of the Chula Vista Coastal Zone into the Channelside Shopping Center as such
project is more particularly described in the Final Environmental Impact Report, EIR-94-02, has
been reviewed and found to require a land use amendment to the certified Chula Vista Local
Coastal Program (LCP); and
WHEREAS, the Community Development Department prepared an amendment to the
LCP ("Amendment #12") which entails a land use change for approximately 32 acres of the
Inland Parcel from Industrial General to Commercial Thoroughfare subject to Central
Commercial zoning with a Precise Plan Modifying District and said land use change has been
found to be consistent with the policies and objectives of the certified LCP; and,
WHEREAS, the Community Development Department prepared an amendment to the
LCP ("Amendment #13) reorganizing and clarifying land use sections of the Bayfront Specific
Plan and associated sections of the Land Use Plan; and,
WHEREAS, the reorganization and clarification of land use sections of the Bayfront
Specific Plan and associated sections of the Land Use Plan for consistency has been found to be
desirable; and,
WHEREAS, the Community Development Department prepared and disseminated a
Notice of Availability of LCP Amendments #12 and #13 in accordance with Title 14, Division
5.5 of the California Code of Regulations at least six weeks prior to the scheduled City Council
public hearing on said amendments; and,
WHEREAS, the Planning Director set the time and place for a public hearing on said
amendments; and,
WHEREAS, the Community Development Director gave notice of the said hearing,
together with its purpose, by publication in a newspaper of general circulation in the City and
said notice was distributed in accordance with Title 14, Division 5.5 of the California Code of
Regulations; and,
WHEREAS, the public hearing considering the LCP Amendments was held at the time
and place as advertised, namely 7:00 p.m. on September 28, 1994 in the City of Chula Vista
City Council Chambers located at 276 Fourth A venue, before the Planning Commission and said
hearing was thereafter closed, and
WHEREAS, the Planning Commission has fully considered the California Environmental
Quality Act (CEQA) for the Channelside Shopping Center in accordance with Planning
Commission Resolution No. GPA-94-02/PCZ-94-C, and
NOW, THEREFORE, BE IT RESOLVED THAT FROM THE FACTS
PRESENTED AT THE PUBLIC HEARING, the Planning Commission recommends that after
review of, satisfaction with and certification of the Final EIR the City Council enact the
ordinance attached hereto and incorporated herein by this reference amending the certified Chula
Vista Local Coastal Program (LCP) as set forth in LCP Amendment #12 and LCP Amendment
# 13 attached thereto.
PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA,
CALIFORNIA, this by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTENTIONS:
William C. Tuchscher II, Chairperson
ATTEST:
Nancy Ripley, Secretary
lcppkom.res
DRAFT CITY COUNCIL ORDINANCE
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CHULA
VISTA AMENDING THE CERTIFIED CHULA VISTA LOCAL COASTAL
PROGRAM IN ACCORDANCE WITH: 1) AMENDMENT #12 -
RECLASSIFYING APPROXIMATELY 32 ACRES OF THE INLAND
PARCEL, SUBAREA 4 FROM INDUSTRIAL GENERAL TO A
COMMERCIAL THOROUGHFARE LAND USE DISTRICT SUBJECT TO
CENTRAL COMMERCIAL WITH PRECISE PLAN MODIFYING
DISTRICT PURSUANT TO SECTIONS 19.36 AND 19.56 OF THE CHULA
VISTA MUNICIPAL CODE AND 2) AMENDMENT #13 - REORGANIZING
AND CLARIFYING LAND USE SECTIONS OF THE BA YFRONT
SPECIFIC PLAN AND ASSOCIATED SECTIONS OF THE LAND USE
PLAN
WHEREAS, a proposal for the development of approximately 32 acres of the Inland
Parcel, Subarea 4 of the Chula Vista Coastal Zone into the Channelside Shopping Center as such
project is more particularly described in the Final Environmental Impact Report, EIR-94-02, has
been reviewed and found to require a land use amendment to the certified Chula Vista Local
Coastal Program (LCP); and
WHEREAS, the Community Development Department prepared an amendment to the
LCP ("Amendment #12") which entails a land use change for approximately 32 acres of the
Inland Parcel from Industrial General to Commercial Thoroughfare subject to Central
Commercial zoning with a Precise Plan Modifying District and said land use change has been
found to be consistent with the policies and objectives of the certified LCP; and,
WHEREAS, the Community Development Department prepared an amendment to the
LCP ("Amendment #13) reorganizing and clarifying land use sections of the Bayfront Specific
Plan and associated sections of the Land Use Plan; and,
WHEREAS, the reorganization and clarification of land use sections of the Bayfront
Specific Plan and associated sections of the Land Use Plan for consistency has been found to be
desirable; and,
WHEREAS, the Community Development Department prepared and disseminated a
Notice of Availability of LCP Amendments #12 and #13 in accordance with Title 14, Division
5.5 of the California Code of Regulations at least six weeks prior to the scheduled City Council
public hearing on said amendments; and,
WHEREAS, the Planning Director set the time and place for a Planning Commission
public hearing on said amendments; and,
WHEREAS, the ~ommunity Development Director gav,- notice of the said hearing,
together with its purpose, by publication in a newspaper of general circulation in the city and
said notice was distributed in accordance with Title 14, Division 5.5 of the California Code of
Regulations; and,
WHEREAS, said public hearing considering the LCP Amendments was held at the time
and place as advertised, namely 7:00 p.m. on September 28, 1994 in the City of Chula Vista
City Council Chambers located at 276 Fourth Avenue, before the Planning Commission and said
hearing was thereafter closed, and
WHEREAS, the City Clerk set the time and place for a City Council public hearing on
said amendments; and,
WHEREAS, the Community Development Director gave notice of the said hearing,
together with its purpose, by publication in a newspaper of general circulation in the city and
said notice was distributed in accordance with Title 14, Division 5.5 of the California Code of
Regulations; and,
WHEREAS, said public hearing was held at the time and place as advertised, namely
6:00 p.m. on October 18, 1994 in the City of Chula Vista City Council Chambers located at 276
Fourth Avenue, before the City Council said hearing was thereafter closed, and
The City Council of the City of ChuIa Vista does hereby ordain as follows:
SECTION I.
CEOA review. Certification Findin!!s
The City Council does hereby adopt and incorporate herein the CEQA
review, certification and findings with respect to Final Environmental
Impact Report, FEIR 94-02 as set forth in City Council Resolution No.
SECTION II.
California Coastal Act Findin!!s
Amendment #12
The City does hereby find that the subject Amendment #12 complies with
Chapter 3, Coastal Resources Planning and Management Policies, of
Public Resources Code, Division 20 in accordance with the following
findings:
The Inland Parcel is not located within the Chula Vista Bayfront. The
Parcel is located approximately 1/2 mile (north east) traveling distance
from the Bayfront's main, "E" Street entry. The land use designation of
the Inland Parcel, therefore, will not directly affect Bayfront "coastal
resource" planning. The Inland Parcel does not have access to coastal
resources such as: the sea, the bay, or dry sand and rocky coastal
beaches, therefore, the change in land use designation will not affect such
access. The Inland Parcel has no oceanfront land suitable for water-
oriented recreational activities or coastal dependent aquacultural uses.
SECTION III.
SECTION IV.
SECTION V.
SECTION VI.
A pvction of the Historic Sweetwater River IS located along a portion of
the western edge of the Inland Parcel. This is considered potentially
sensitive habitat and will be enhanced and protected when development
occurs on the Inland Parcel. The proposed Amendment #12 is a change
in land use only and will not affect the site's sensitive habitat designation
or the site's sensitive habitat. The Inland Parcel is visible from the north
(I-54), however, therefore no coastal views or vistas from or to the Inland
Parcel. The land use change will include a Precise Plan Modifying
District which will require the development of specific design and land
development criteria to ensure the visual quality of the Inland Parcel.
Amendment #13
The City hereby find that the subject Amendment #13 is administrative in
nature and not result in any substantive changes in the certified Local
Coastal Program Bayfront Specific Plan and Land Use Plan.
The City Council hereby directs the Mayor to submit Amendment #12 and
#13 to the certified Chula Vista Local Coastal Program to the California
Coastal Commission in accordance with Section 13552 of Title 14 of the
California Code of Regulations.
Amendment #12
Exhibit #3 - Land Use Districts, Sections 19.81.040, 19.81.050,
19.81. 070 of the certified Chula Vista Local Coastal Program - Bayfront
Specific Plan and Exhibit #3 - Land Use, Table 3-1, Policy L.U.6.B,
Table 3-2, Table 3-2A, Section IV.D. of the certified Chula Vista Local
Coastal Program - Land Use Plan are amended in accordance with Local
Coastal Program Amendment #12 attached hereto as Exhibit A and
incorporated herein by this reference.
Amendment #13
Exhibit #3 - Land Use, Exhibit #4 - Building Heights, Sections 19.81.040,
19.81.050, 19.81.060, 19.81.070, and Appendix A of the certified Chula
Vista Local Coastal Program - Bayfront Specific Plan and Exhibit #3 -
Land Use Districts, Table 3-1, Exhibit 5 - Building Heights, Table 3-2,
Table 3-2A of the certified Chula Vista Local Coastal Program - Land
Use Plan are amended in accordance with Local Coastal Program
Amendment #13 attached hereto as Exhibit B and incorporated herein by
this reference.
This ordinance shall take effect and be in full force on the 31st day after
its adoption or immediately following approval of Amendment #12 and
#13 of the certified Local Coastal Program by the California Coastal
Commission, whichever is later.
SECTION VII.
Invaliditv: Revocation
It is the intention of the City Council at its adoption of this ordinance is
dependent upon the enforceability of each and every term, provision and
condition herein stated; and that in the event that anyone or more terms,
provision or conditions are determined by a court of competent
jurisdiction to be invalid, illegal,or unenforceable, this ordinance shall be
deemed at City's election fully revoked and of no further force and effect.
Presented by:
Approved as to form by:
Chris Salomone
Community Development Director
Bruce Boogaard
City Attorney
lcp 12-13 .ord
EXHIBIT A TO DRAFT CITY COUNCIL ORDINANCE
EXHIBIT A
, .
DRAFT
LOCAL COASTAL PROGRAM AMENDMENT NO. 12
r~~~
Deletions are strilcod out.
9/2/94
LCP Amendment #12
Page 29
Bayfront Specific Plan
19.81.040
LAND USE CLASSIFICATION
A. Purpose and Scope
The Chula Vista Bayfront Specific Plan provides for the classification of land use and the regnlation of development
by Land Use District. These cla,;sificatious, "Districts", are depicted on Exhibit #3. herein. Each Land Use
District contaius a set of regnlatious setting forth the standards for development within that District. This section
provides the development standards relating to pennitted uses within each District. Additional specific nse
regnlatious are inclnded in Chapter Vll, Snbarea Specific Development Standards, herein.
B. Commercial Land Use Districts
I. Visitor - Commercial: This use is pennitted only in the Midbayfront, Subarea I. Refer to
Chapter Vll, Subarea Specific Development Standards for Subarea I.
2. Thoroughfare Commercial: All lands on Exhibit #3, Land Use Districts, designated as Thoroughfare
Commercial shall be pennitted to accommodate the following uses:
a. For Subarea I - Midbayfront Subarea
Refer to Chapter Vll, Subarea Specific Development Standards.
b. For Subarea 2 - Industrial Subarea
I) Food Sales Commercial
2) Convenience Sales and Service Commercial
3) Transient Habitation Commercial
4) Automotive Servicing Commercial
5) Automotive Repair aud Cleaning Commercial
6) Automotive Fee Parking Commercial
7) Group Assembly Commercial
8) Parking Services Civic
9) Community Assembly Civic
10) Administrative Civic
II) Utility and Vehicular Civic
12) Special Sigus
13) Development Sigus
14) Realty Sigus
IS) Civic Sigus
16) Business Sigus
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3. Commercial - Professional and Administrative: All lands on Exhibit #3, Land Use Districts, designated
on Professional and Administrative (including portious within the Central Resort District), shall be
pennitted to accommodate the following uses:
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Page 34, Bayfront Sr~~ific Plan
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LCP Amendment #12
Page 35
Specific Plan
19.81.050
DEVELOPMENT CRITERIA
A. Purpose and Scope
This Chapter of the Chula Vista Bayfront S,p:cific Plan provides development criteria for each Land Use District
with the plan area. Additional development criteria are included in Chapter VlI, Subarea Specific Development
Standards, herein.
B. Permitted Uses
Pennitted Uses for each Land Use District are listed in Chapter IV, Land Use Classification.
C. Development Intensity
The development intensity is established by using a Floor Area Ratio (FAR), a specific maximum square footage
allowance, or through setback and height controls, depending on the subarea. Following are the applicable
development intensities for each land use category listed by subarea:
1. Subarea 1 _ Midbayfront: The development intensity for the Midbayfront subarea is established by the specific
square footage allowances described in Chapter VlI herein.
2. Subarea 2 - Industrial Area:
a. Industrial - General: Maximum FAR 0.5
b. Industrial - Research & Limited: Maximum FAR 0.5
c. Commercial - Thoroughfare: Maximum FAR 0.25
d. Public-Quasi Public: Area designated for landscaped parking may be incorporated into the adjacent land
use area for FAR calculations.
e. Parks & Recreation: Development intensity limited by minimally pennitted uses.
f. Open Space: none
g. Special conditions "C" and "F" on Exhibit 4, Building Heights: see special standards in Chapter VlI for
Subarea 2.
3. Subarea 3 _ Southern Parcel: The only land use in this subarea is Industrial - General which is limited to an
FAR of 0.5.
4. Subarea 4 _ Inland Parcel: The enly land "De in !hiD saba.e. is Indaslrial Cenefa!. The ffi""im\Im
Ele\'s18fJmeat iatensity is estaBlished by the Height Regulati8BS Ch[ij3ter Y D; aBa, Site D~:e18fJmeat SkmdarEis,
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5. Subarea 5 _ Faivre Street subarea: The only land use in this subarea is Industrial - General. The maximum
development intensity is established by the Height Regulations Chapter V-D; and, Site Development Standards,
Chapter V-I and Chapter VlI-E.
LCP Amendment #12
Page 41
Bayfront Specific Plan
5) To provide standards of acceptability for signs in order to facilitate the review
and approval process by the City of Chula Vista.
b. Scale of Signs for the Midbayfront subarea: The two most prominent signs in the
Midbayfront will be the Midbayfront gateway monument and the high- and mid-rise
hotel building wall signs. Because of the importance of these signs, the following
specific regulations are provided:
1) Midbayfront Gateway Monument: The sign element containing copy shall not
exceed a maximum height of 5' -6". The architectural element containing the
sign shall not exceed 12 feet in height. The maximum copy area per sign face
shall not exceed 50 square feet. Illustrations of a gateway monument meeting
these standards follow as a guideline.
2) High-rise Hotel Building Wall Signs: Only allowed on hotel buildings greater
than eight stories in height. Two signs per building, 300 square feet maximum
each sign. Individual letters or logo only; maximum sign height shall be 7 feet.
An illustration of this type of sign follows as a guideline. Sign design and
lettering shall not permit perching by avian predators of the California least tern,
light-footed clapper rail, or Belding's Savannah sparrow.
~-
F, Fonn and Appearance
1. Form and Appearance Objectives
The following objectives shall serve as guidelines for use of land and water resources to
preserve a sound natural environment:
a. Preserve existing wetlands in a healthy state to ensure the aesthetic enjoyment of
marshes and the wildlife which inhabit them.
b. Change the existing industrial image of the Bayfront, and develop a new identity
consonant with its future prominent public and commercial recreational role.
c. Improve the visual quality of the shoreline by promoting public and private uses
which provide proper restoration, landscaping, and maintenance of shoreline areas.
LCP Amendment #]2
Page 91
Bayfront Specific Plan
Section 19.81. 070
D. Inland Parcel Subarea
Develsrmeat ia this Sooarea io Babjeet t8 the I Geaeral1aa..otrial "sae, Charter 19.4 6 sf the Clm1a Vista ~hU1ieiJ3al
Cslle, e"e"J3t as msllifiell by the J3rBvisisllS sf this SJ3eeiftc Ploa.
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LCP Amendment #12
Land Use Plan
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III-3 w
LCP Amendment #12
Land Use Plan
TABLE 3-1
SUMMARY OF PERMITTED LAND USES BY SUBAREA
(Approximate area in acres)
SUBAREA
LAND USE , . TOTAL 10 "' 1. .i !2. !? 2
Residential, high 18 18
Commercial
Visitor 11 11
Thoroughfare H-?@
Professional "
Administrative 12 * 12
Industrial
- Research " Limited 81 10 8 63
- General ;;M- 155 98 ""4
Public " Open Space
Public &
Quasi-Public 18 6 12
Parks " Recreation 37 34 3
Water 8 8
- Open Space 301 22 11 268
- circulation/Other 27 l4 8 3 2
Special plan Area
Central Resort
District 40 40
Major Circulation 159
TOTALS 1013 161 215 101 36 8 63 270
--------
~ Allocated within Central Resort District as a permitted use
NOTE: Acreages are indicated to the nearest acre based on planimeter readings and available information. Minor
refinements that may result from the development permit and subdivision process shall not require an amendment to
this LCP provided that the character of development and approximate proportion of land usee ie maintained.
III- 6
LCP Amendment #12
Land Use Plan
recreation uses; 4) limited business and personal services (business
services shall be defined as ancilIary support services which serve
the travelling businessperson [Le., copy centers, postal outlets,
etc.]); and, 5) public and quasi-public uses such as public
transportation facilities, places of worship, and day care facilities.
Allocation: approximately 11 acres (1 percent of development area,
not including major circulation). [Note: These uses are also
provided with the Central Resort District where allocations among
uses may vary.]
".
Th6r6Hf:ltfan: Visitor Hil!hwav. This land use designation includes
primarily motel and restaurant facilities similar to the existing
development that principally serve auto-oriented traffic and require
clear visibility from the 1-5 corridor. Additional pennitted uses
would include gas statious and similar traveler directed goods and
;~~;liIBlliBlt"I~I~IIIII~\'lr(_II~iJI~
Land uses not permitted within this designation are those which
would principally serve pedestrian traffic or those that would be
more appropriate in connection with the Central Resort District
provided for elsewhere in the Plan. These Bon peFlftitted uses
include: e6n",Cmenee retail, f66d and heverage retail sales, husiBess
_d peFS6ftal seniees, and emertainment f-aeiIities. Allocation:
approximately ~ ~ acres (1 pereent 6f devel6pment area, B6t
iBcluding maj6r eireulation).
-
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Professional and Administrative Commercial. Two areas for
Professional and Administrative Commercial are provided. The
first is indicated on Land Use Map, Exhibit 3, page ill-3, within
the Industrial subarea. This area is approximately 12 acres. The
pennitted uses include administrative office and support uses for
the adjacent industrial uses. The second area is a pennitted use
within the Central Resort District of the Midbayfront subarea,
which pennits 60,000 sq. ft. of Professional and Administrative,
including; administrative and executive office, financial offices and
services and medical offices.
INDUSTRIAL. Two types of industrial uses are designated on the
Land Use Map: Research & Limited and General. These land uses
III-7
LCP Amendment #12
Land Use Plan
TABLE 3-2
PERMITTED DEVELOPMENT INTENSITY
SUBAREA/LAND USE
DEVELOPMENT INTENSITY
Subarea 1 - Midbayfront
Central Resort District
'(See Table 3-2A)
Residential - High
Residential:
949,000 sq. ft./700 du
Visitor Commercial
Western Parcel:
Eastern Parcel:
204,000 sq. ft./250 hotel rooms;
200,000 sq. ft./250 hotel rooms
Public & Open Space Uses
Intensity limited by
except Cultural Arts
(2,000 seats)
minimal
Facility
permitted
75,000 sq.
uses;
ft.
Subarea 2 - Industrial
Industrial (IR & IG)
FAR 0.5 except Special Condition "C" (see notes)
Commercial - Visitor/Highway FAR 0.25 except Special Condition lip" (see notes)
Commercial - Prof. & Admin.
Special Condition "C" (see notes)
Landscaped Parking
May be included
culation with
agreement.
in adjacent parcel for FAR cal-
required improvements and use
Parks & Recreation
Intensity limited by minimal permitted uses
Subarea 3 - Southern Parcel
Industrial
FAR 0.5
Subareas 4, 5, and 6
Industrial
Existing Zoning
Subarea 7 - Sweetwater Marsh
National Wildlife Refuge
Open Space Determined by USF&WS
NOTES:
FAR = Floor area ratio or ratio of gross building area to net developable land area.
Special Condition "C": FAR of 0.75 permit.t.ed subject. t.o special condit.ions - See Special
Condit.ion "C" (Bayfront Specific plan Sec. V.D) and Subarea 2 Standards of the Bayfront.
Specific Plan, provided that. the corresponding demolit.ion/removal of existing structures
elsewhere on the Rohr campus commensurat.e with t.he allowed bonus will occur in a timely
fashion and associated traffic impacts will be mit.igated t.o LOS "D" or bet.t.er at. the Bay
Blvd./"E" Street/I-S interchange.
Special Condition "F": In the event additional land area is gained for development of
propert.ies located at the northeast. and sout.heast corners of Bay Boulevard and "J" St.reet
by covering adjacent. drainage chalU1els, the on-sit.e FAR and setbacks may vary in
accordance wit.h Special Condit.ion "F" (Bayfront Specific Plan Sec. V.D) and Subarea 2
Standards of the Bayfront Specific Plan.
III-15
LCP Amendment #12
Land Use Plan
TABLE 3-2A
PERMITTED DEVELOPMENT INTENSITY
Subarea I - Midbayfront
Central Resort District Building Allowance
Land Use Cateqorv
Minimum
Building
Sa. Ft. Read.
Target
Building
SO.Ft.*
Maximum
DUjHotel
Rooms
~..
Residential-Mixed Use
100,000
406,000
300 du
20,000
1.,503,000
iJ,!$pgyPP.P
66,000
1.360 rm
Commercial-Visitor
1,000,000
Commercial-Prof. & Admin.
N/A
Public & Open Space
**
Maximum Building Area Permitted
.
1,969,999 sq. ft.
~;11.6.~;P.~.Q
The target building sq. ft. in any category may""-be;:-:-'ex-c'ee'd.ed by up to 20\ provided that
the increase is offset by a corresponding reduction in other categories, and that the
increase will not produce additional unmitigatible environmental impacts. The maximum
building square feet for the entire Central Resort District shall not be exceeded.
Changes in building square footage from one category to another that decreases the
level of service below the Traffic Service Threshold shall not be permitted.
~* Limited by limited permitted uses.
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The San Diego Trolley operates on the railroad right-of-way on the east side of 1-5.
Both stations adjacent to the Bayfront (at "H" Street and "E" Street) are developed with
park and ride lots. The trolley schedule creates frequent gate closures which result in
traffic interruptions at these major street/freeway on- and off-ramps.
2. General Circulation and Public Access Objectives/Policies
The following objectives and policies relate to the general issues of circulation and
public access. Following sections provide specific policy language for roadway
improvements, public transit, bicycle/pedestrian circulation, and parking. More
detailed applications of these general objectives are graphically shown in Exhibit 5,
page III- _, the Circulation Map, and are described below in the discussion of specific
circulation components. Recognition must be given to the fact that the proposed
improvements along with diagrams are schematic and typical. Additional engineering
analysis, environmental review, and coordination with CalTrans and the Port District
will be required during the design and construction phases of some roadway
improvement projects.
1I1-17
LCP Amendment #12
Land Use Plan
C. Subarea 3 - Southern Parcel
1. Special Subarea Conditions
The southern parcel is located south of "L" Street and west of 1-5. This area is within the
Coastal Zone but is not covered by the Bayfront Plan. The entire area contains
approximately 90 acres. The majority of this area (65 acres) is part of the SDG&E
generating plant. In addition, there is a small area (4 acres) which is used as part of the
salt works, and an area (21 acres) which is developed with light industrial uses.
According to an existing' agreement among the State, National City, and the salt marsh
operator, the salt works will be incorporated into a State wildlife preserve over a twenty
year period. The remaining area is designated for industrial use on the General Plan and
is zoned I (Industrial), consistent with its use.
It is anticipated that the SDG&E facility will remain in operation on a permanent basis,
while the salt works will continue into the foreseeable future. The industrial land is located
between Bay Boulevard and 1-5 and does not have any direct Bay frontage.
2. Subarea Obiectives/Policies
Objective S3.A
Provide for maintenance of appropriate existing development and
long term conversion of potential habitat areas to protected open
space.
Policy S3.A.!
Preclude any visitor-serving facilities here because of the
proximity of the freeway and the generating plant. In addition,
no uses shall be located on this property which would economi-
cally compete with the Bayfront.
D. Subarea 4 - Inland Parcel
1. Special Subarea Conditions
The inland parcel is located north of "C" Street and west of Broadway. This area contains
approximately 80 acres. A major portion of this area has been used for SR-54 and the
Sweetwater River Channel.
The property is designated for ~iI!!W!ti!~f~~i1~f'!-!~lli!!fqmm~tqm!~9i!9qgp~i~!~pg
!ffl.~~i re3earch and limited indlJstf-iflftiseslfl tile telierafPlflflflfld iszofledFi(F!oodlflg)
aoo I L (Light Indll3trial).
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e)[istiHg designations are planood. It is aHticipated that tlle property \'/ill be developed, as
an interim lise, ':lith a eommereial recreational complex that v.ill inclllde a golf dri'/ing
IV-13
LCP Amendment #12
Land Use Plan
rangc, batting cage3, ane aece3sory uscs slich as a club hou3e, I'm shol', ane eelicate3scn.
2. Subarea Obiectives/Policies
Objective S5.A
Policy SS.A.l
Allow, community oriented commercial development lIS----!!
conditional lise, commercial "groul' assembly" dcvclopment and
acce3sory uses with assurance that improvements are adequately
protected from flood hazards.
All devetopment proposals shall demonstrate that proposed
improvements are located outside of the 100 year frequency
storm flood hazard zone.
E. Subarea 5 - Faivre Street
I. Special Subarea Conditions
This site is located south of the western end of Faivre Street, adjacent to the MTDB
Trolley tracks. The Otay River is its southern boundary. The site was annexed to Chula
Vista in December 1985 as a part of the Montgomery Annexation. It is approximately 10
acres in size and is currently used for a truck terminal and open storage. These current
uses are unsightly and are especially visible from the trolley tracks which are elevated
along the western edge of the parcel.
The site was previously included in the County of San Diego's LCP. It was designated for
General Impact Industrial Use and zoned M-54 (FP), a manufacturing industrial zone with
floodway overlay. The project area is depicted in white (a part of the so-called
"whitelands") by the Montgomery Specific Plan (a community plan within the City's
General Plan). The City-wide General Plan land use map appears to designate the site as
Open Space.
2. Subarea Obiectives/Policies
Objective S6.A
Policy S6.A.l
Policy S6.A.2
Policy S6.A.l
Improve the appearance of the current uses and establish a land use
designation and development regulations which are consistent with
the City's land use planning and regulatory structure.
The City shall endeavor to improve the screening and
landscaping of the site and shall require such improvements to
current City standards with any new use or development permit
approved for the site.
On an interim basis, the County zoning regulations in effect at
the time of annexation shall be utilized to regulate development.
All development proposals shall demonstrate that proposed
IV-14
EXHIBIT B TO DRAFT CITY COUNCIL ORDINANCE
EXHIBIT B
, .
DRAFT
LOCAL COASTAL PROGRAM AMENDMENT NO. 13
~~~
Deletions are strikes out.
9/2/94
LCP Amendment #13
I.and Use Plan
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LCP Amendment #13
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TABLE 3-1
SUMMARY OF PERMITTED lAND USES BY SUBAREA
(Approximate area - in acres)
SUBAREA
LAND USE TOTAL 1 ~ J ~ .2 Q 1
Residential. high 18 18
Commercial
- Visitor 11 11
- Thara..~l1fare Yi~~p@H!ij~Mi~y 12 8 4
- Professional &
Administrative 12 * 12
Industrial
- Research & Limited 81 10 8 63
- General 289 155 98 36
Public & Open Space
- Public &
Quasi-Public 18 6 12
- Parks & Recreation 37 34 3
- Water 8 8
- Open Space 301 22 11 268
- CirculationlOther 27 14 8 3 2
Special Plan Area
- Central Resort
District 40 40
Major Circulation 159
TOTALS 1013 161 215 101 36 8 63 270
* Allocated within Central Resort District liS a permitted use
NOTE: Acreages afe indicated to the nearest acre based on planimeter readings and available information. Minor refinements that
may result from the development permit and subdivision process shall not require an amendment to this LCP provided that the
character of development and approximate proportion of land uses is maintained.
1II-6~.
LCP Amendment #13
Land Use Plan
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LCP Amendment #13
Land Use Plan
TABLE 3-2
PERMITTED DEVELOPMENT INTENSITY
SUBAREA/LAND USE
DEVELOPMENT INTENSITY
Subarea 1 - Midbayfront
Central Resort District'
(See Table 3-2A)
Residential - High
Residential:
949,000 sq. ft./700 du
0. 6mme....... iI&~."a.'t.".' Visitor
.....-.-.........--.-.........
. .........----......
Western Parcel:
Eastern Parcel:
204,000 sq. ft./250 hotel rooms
200,000 sq. ft./250 hotel rooms
Public & Open Space Uses
Intensity limited by
except Cultural Arts
(2,000 seats)
minimal
Facility
permitted uses;
75,000 sq. ft.
Subarea 2 - Industrial
Industrial (IR & IG)
FAR 0.5 except Special Condition "cn (see notes)
Commercial ~ Visitor/Highway FAR 0.25 except Special Condition "F" (see notes)
Commercial - Prof. & Admin.
Special Condition "c'r (see notes)
Landscaped Parking
May be included
culation with
agreement.
in adjacent parcel for
required improvements
FAR cal-
and use
Parks & Recreation Intensity limited by minimal permitted uses
Subarea 3 - Southern Parcel
Industrial FAR 0.5
Subareas 4, 5, and 6
Industrial Existing Zoning
Subarea 7 - Sweetwater Marsh
National Wildlife Refuge
Open Space Determined by USF&WS
NOTES; FAR
Floor area ratio or ratio of gross building area to net developable land area.
Special Condition "C"; FAR of 0.75 permitted subject to special conditions - See
special Condition "C" (Bayfront Specific Plan Sec. V.D) and Subarea 2 Standards of
the Bayfront specific Plan, provided that the corresponding demolition/removal of
existing structures elsewhere on the Rohr campus commensurate with the allowed bonus
will occur in a timely fashion and associated traffic impacts will be mitigated to
LOS "D" or better at the Bay Blvd./"E" Street/I-S interchange.
Special Condition "F"; In the event additional land area is gained for development
of properties located at the northeast and southeast corners of Bay Boulevard and "J"
street by covering adjacent drainage channels, the on-site FAR and setbacks may vary
in accordance with Special Condition "F" (Bayfront Specific Plan Sec. V.D) and
Subarea 2 Standards of the Bayfront Specific Plan.
III-15
LCP Amendment #13
Land Use Plan
TABLE 3-2A
PERMITTED DEVELOPMENT INTENSITY
Subarea 1 - Midbayfront
Central Resort District Building Allowance
Land Use CateGory
Minimum
Building
Sa. Ft. Read.
Target
Building
Sa.Ft.*
Maximum
DU!Hotel
Rooms
Residential-Mixed Use
100,000
406,000
300 du
20,000
l,S93.,909
:t;pQiq.QPP
...60;000
1t360 rrn
Commercial-Visitor
1,000,000
Commercial-Prof. & Admin.
N!A
Public & Open Space
**
Maximum Building Area Permitted 1,9€9,ggg sq. ft.
~..;~i;i$;99i1.
* The target building sq. ft. in any category may 'be ex~~eded by up to 20% provided that
the increase is offset by a corresponding reduction in other categories, and that the
increase will not produce additional unmitigatible environmental impacts. The maximum
building square feet for the entire Central Resort District shall not be exceeded.
Changes in building square footage from one category to another that decreases the
level of service below the Traffic Service Threshold shall not be permitted.
Limited by limited permitted uses.
The San Diego Trolley operates on the railroad right-of-way on the east side of 1-5.
Both stations adjacent to the Bayfront (at "H" Street and "E" Street) are developed with
park and ride lots. The trolley schedule creates frequent gate closures which result in
traffic interruptions at these major street/freeway on- and off-ramps.
2. General Circulation and Public Access Objectives/Policies
The following objectives and policies relate to the general issues of circulation and
public access. Following sections provide specific policy language for roadway
improvements, public transit, bicycle/pedestrian circulation, and parking. More
detailed applications of these general objectives are graphically shown in Exhibit 5,
page 111-_, the Circulation Map, and are described below in the discussion of specific
circulation components. Recognition must be given to the fact that the proposed
improvements along with diagrams are schematic and typical. Additional engineering
analysis, environmental review, and coordination with CalTrans and the Port District
will be required during the design and construction phases of some roadway
improvement projects.
1II-17
LCP Amendment #13
Page 29
Bayfront Specific Plan
19.81.040
LAND USE CLASSlFlCA nON
A. Purpose and Scope
The Chula Vista Bayfront Specific Plan provides for the classification ofland use and the regulation of development
by Land Use District. These classi1icatious, "Districts", are depicted on Exhibit #3, herein. Each Land Use
District centains @!iii)jj~!!!i a set of regulations setting forth the !iji#i@!!i)standards for developmem within that
District. This secdollprovides the "enlepmeat slandar"s relating ta#j#.iif permitte" uses !!Ui!Wi14 within each
;~~~:,,~~!!~~:!!~!~~!!!!!~~!!~'!!~~~!~~'~r~~~~:'.6'1~1~1III~.IIII
B. Commercial Land Use Districts
I. Vi"iter Cemme.eial Y9m_lii!t~I~9~(Ytg}: This use is pennitted only in the Midbayfront,
Subarea 1. Refer to Sectloni9.s1.oib, Subarea Specific Development Standards for Subarea I.
2. Therellghfllfe Cmnmereial g_~ii!t~lt9t~!m#i#M~gt;yt~): All lands on Exhibit #3, Land Use
Districts, designated as Therellghfare Commercial - i'lMI!!\t!1tim!!i#~ shall be pennitted to accommodate
the following !1004 uses:
~ Per Swarea 1 MiabayfreRt Subarea
Refer te SeetieR IS'.81.979, Swarea Speeitie Detelepmeat StaR<lurds.
b. Per Subarea 2 IBdllstrial Swama
a. . ...... .. ....ForSnIi!li~l~<MidJii!"I'rQ1itai1i,l$ubare"i cI~subarea
~_ij~V~~:
I) Convenience Sales and Service Commercial
2) Food Sales Commercial
3) Transient Habitation Commercial
11) liaHt) afla Vehie-alar Ci.ie
12) iitJecial Sigru;
13) De. elepmeat Signs
11) Realty SigHS
15) Civic Signs
16) BII"i...,s" SigHS
b. > ... . . for Stib:ii~l" 1'4J4l1ayfuji\t and $ubarea 2 dUdii$trial SUbarea:
. Coiiditij)ruill'v<pdmiitedUses:. ... .
41) Automotive Servicing Commercial
~2) Automotive Repair and Cleaning Commercial
63) Automotive Fee Parking Commercial
+4) Group Assembly Commercial
85) Parking Services Civic
96) Community Assembly Civic
W7) Administrative Civic
3. Commercial - Professional and Administrative (!t1'!1): All lands on Exhibit #3, Land Use Districts,
designated oo~~vi)iW##j:giiH}>rofessional and Admirustrative (including portions within the Central Resort
District), shalibepermitted to accommodate the following Jim!.! uses:
a. For Subarea I - Midbayfront subarea refer to Chapter
VII, Subarea Spe~ific Development Standards.
b. For Subarea 2 - Industrial Subarea
~iiiii1iite(!tls~!
I) Administrative and executive offices
%) .'.:...:..I,'.qp1m!i!IIM~:..t!1!.,iit$~IY,\#~
43) GeneGiibusjI1essoffices
;14) Professional offices
;>5) Research offices
$6) Any other office use determined to be of the
same general character of the above permitted
uses.
~q:
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4L
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......-.-.-.-.-..................... ..
. ...............................
:r~.II!lII~li~wB
LCP Amendment #13
Page 30 & 31
Bayfront Specific Plan
C. Industrial Land Use Districts
1. ReG.aroh aHa Limit.a IHdustritHJ~~!im'!#!t~~~fffi'#iWM!mn!ii!,f~~: All lands on Exhibit #3, Land
Use Districts, designated as ~!!9W!!W!ljReseaiclulrid LiInlted I"""stntH shall be pennitted to accommodate
the following p.fHlittea lana uses:
,>:,;~,.,:,-
a. For Subarea 2 - Industrial Subarea
P.ftMUs~:
I) Administrative Commercial
41D Business and Communication Service Commercial
3) Convenience Sales and Service Commercial
~) Food Service Commercial
~$) Research Development Commercial
~) Retail Business Supply Commercial
&1) Custom Industrial
9) Ess"Hlial Sewie" Civie
12) SpeeitH Signs
13) g",:"lepmeHt Signs
11) RetHt)' Signs
15) Civie Signs
16) ",,"iHeSS Signs
11>.. ......i.......![9t$!!~gtwgAAIt!%$!!1:#@!
(jii~iti?i#li~~~iitiiji,j!{jt,iseiii
'7<1.) Automotive Fee Parking Commercial
.wf) Parking Services Civic
Hq) Community Assembly Civic
11) .......((~9*&Mi@m!\1:!.~!:i\\mt:!TI$
b. For other Subareas: Referto Section 19.81.070 Subarea Specific Development Standards, herein.
2. C:H.e~III. IH<ffislrilll 'iW~ijj!Ii!%~~!4J!i!): All lands on Exhibit #3,LandU~~Districts, designated as
~49W!It!Ii!\' GeneralIH<ItlsirialsbaIl bepennitted to accommodate \:AAf9g91&*~!i\!W uses: as fellews:
a. Pennitted Uses:
.~)........ .........)'!!!iliW!t~~!~i#!@~$j!wl\i#~!f~~r4i!\!
:>'f). . ... BUSlnessand CoinmurncatioIl serVice Commercial
:n...(.... ........._!m%\9#~meii...~.$j!wlfiii!f9mm~rM!\!
~) . . "Convemence" Sales and Service Commercial
+$) Food Service Commercial
6) General Wholesale Sales Commercial
!;j) Research and Development Commercial
41J.) Retail Business Supply Commercial
+~) Transportation and Warehousing Commercial
9JPJ Custom Industrial
II) General Industrial
.w:~~) Light Industrial
~~1. ........I'~!!i~~~!~~!:~;~fXi8
13) E~ecial Sigru;
11) De'lele~H1eat Sigru;
15) Realty Sigru;
I e) Civic Sigru;
17) BllaiBess Signs
b. Conditionallv Pennilled U'S"s.
8\) Automotive Pee Parking Commercial
./-2) Educational Services Commercial
;\3) Child-Care Civic
4)........B\!.iiliwji\!i!i~~iMW!i!!.$WYiQ~
c. The fellewiBg are CeBditieooll'; Pe_ille" Uses eDly '1;ithiB the IRIna" Parcel Subarea 1.
I) Auteffietive Sales (New), Remal & Delivery an" ;\ccesGery Cemffiercial
2) f...teffieti'le SeFliciag CeBIIRefeial
3) f...teH1etive Repair aad Cleamag CellHRercial
1) Beat Sales er Reatal Cemmer.eial
5) Beat Sef\'iciag Cemmereial
e) f.thletic aa" Recrealieool CeR1H1ercial
LCP Amendment
Page 32
Bayfront Specific Plan
D. Public and Open Space Districts
I. Public and Quasi-Public (g9): All lands Land areas on Exhibit #3, Land Use Districts, designated as
Public and Quasi-Public, shall be pennitted to accommodate the following pennitted uses:
For Subarea 1 - Midbayfront Subarea: Refer to Section 19.81.070 Subarea Specific Development
Standards, herein.
a.
b.
i.r.I~I~....;.!if.:~..~.!~~~!~!~~~~~!J~~iJ~@!Ie~#~!~!'~~1~1I'lllIi~l.
..n_____' .."..,______...
I) Parking Services Civic
2) Automotive Fee Parking Commercial
3) ~~eeial ~igns
1) Civie ~igns
~3) Utility Transmission Systems
2. Parks and Recreation re:g): All lands on Exhibit #3, Land Use Districts, designated as Parks and
Recreation, shall be pennitted to accommodate the following pennitted uses:
a. For Subarea I - Midbayfront Subarea: Refer to Section 19.81.070 - Subarea Specific
Development Standards, hereiR.
b. For all other Subareas:
I) Public parks and facilities to serve park users
2) Public parking.
3. Water: Refer to Section 19.81.070 - Subarea Specific Development Standards for Subarea I - Midbayfront
Subarea for pennitted uses.
4. Open Space (g$"): All lands on Exhibit #3, Land Use Districts, designated as Open Space, shall be
permitted to accommodate the restoration or enhancement of wetlands and other existing natural conditions,
with development or construction limited to the existing Nature Interpretive Center. within the Sweetwater
Marsh National Wildlife Refuge. All other use or activities shall be to preserve natural resources and
habitat value.
5. Circulation/Other: All lands on Exhibit #3, Land Use Districts, designated as Circulation/Other is to be
used for major circulation facilities, their adjacent right-of-ways, and landscaped areas adjacent thereto.
E. Residential Districts
Refer to Section 19.81.070 - Subarea Specific Development Standards for Subarea 1 - Midbayfront Subarea for
pennitted uses.
F. Central Resert DiGtriet (~Spedal Plan Area
1. Central Resort District (G~t: Refer to Section 19.81.070 - Subarea Specific Development Standards
for Subarea I - Midbayfront Subare,dor permitted uses.
C. CireelatioR and Otlter District
,'l!llands en Enlti"it 1/3, Land Use Diatriet5, indieated as Cirwlatien and etller are fer tIIese lises asseciated wilh
majer eireillatien elemeft!5 incl1idiag; Intemtate 5, State Relite 51, SD&''lE Railread line, MariIlfi Park./ay, Lageen
Drive, "II" Street, and tile rights ef 'l/a)sl'ldjacent epen space aaseeiated 'l/itll tIIese eircli!atien elemeft!5.
LCP Amendment #13
Page 33
Bayfront Specific Plan
Table IV-I
TABLE OF LAND USE STATISTICS
TIle following statistics are provided'M a general reference for the overall Chula Vista LCP. TIle acreages indicated
are approximate gross acreages based on planimeter calculations from Exhibit #3, Land Use Districts. These
statistics are not intended to indicate an allowance nor a restriction of permitted development.
Land Use
Approximate
Gross Acres
Residential - High
Commercial - Visitor
Commercial - ThefBughfare Mi~U%tfti!t\!h\f~y
Commercial - Professional & Administration
Industrial - Research & Limited
Industrial - General
Public & Quasi-Public
Parks & Recreation
Water
Open Space
Circulation/Other
Central Resort District
18 ac
11
12
12'
81
289
18
37
8
301
186
40
TOTAL
1,013 ac
, Use also included in Central Resort District
LCP Amendment #13
Page 34, Bayfront Sp ific Plan
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LCP Amendment #13
Page 35
Bayfront Specific Plan
19.81.050
DEVELOPMENT CRITERIA
A. Purpose and Scope
This Chapter of the Chula Vista Bayfront Specific Plan provides development criteria for each Land Use District
with the plan area. Additional development criteria are included in Section 19.81.070, Subarea Specific
Development Standards, herein.
B. Permitted Uses
Permitted Uses for each Land Use District are listed in Section 19.81.040, Land Use Classification.
C. Development Intensity
The development intensity is established by using a Floor Area Ratio (FAR), a specific maximum sqnare footage
allowance, or throngh setback and height controls, depending on the snbarea. Following are the applicable
development intensities for each land use category listed by subarea:
1. Subarea 1 _ Midbayfront: The development intensity for the Midbayfront subarea is established by the
specific square footage allowances described in Section 19.81.070 herein.
2. Subarea 2 - Industrial Area:
ef.
fg.
g.
Industrial - General: Maximum FAR 0.5
Industrial - Research & Limited: Maximum FAR 0.5
Commercial - Thersughfar.: 1\ig,jR~I1@'%4X;...!\J;~~iPM1m!1t\~@i~g;t\!gRi.:..OO@...Ii!.
~~#i!i!!!!0!~qqRf!#~~~~~~i&W:BP8;#9i1m#p!$~ij#w
~$8A9!\l~;~J;Q79;Jjj4jj~!~!ii~~!!11.4
Gi)~~8~l9m~~i~ii!i!~~'~1~~Ir~IIIIITA~IB~I~~~~'jl~~'
...:::::.:.:~#i!\4!ir~~i~#\!!g#~~i~!i~1Q;~IJ~~W~f; .. .
Public-Quasi Public: Areadesigmted for landscaped parldng may be incorporated into the
adjacent land use area for FAR calculations.
Parks & Recreation: Development intensity limited by minimally permitted uses.
Open Space: none
~~.eiaI cSRaitiens "C" amI "]7" OR B"hil3it 1, Buildiag lIeights: see B~acial BtaooardG iR SactisR
19.91.979 for Subarea 2.
a.
b.
c.
d.
~.
3. Subarea 3 _ Southern Parcel: The only land use in this subarea is Industrial - General which is limited to
an FAR of 0.5.
4. Subarea 4 _ Inland Parcel: The only land use in this subarea is Industrial - General. The maximum
development intensity is established by the Height Regulations Section 19.81.050 D.; and, Site
Development Standards, Section 19.81.0501. and Section 19.81.070 E.
5. Subarea 5 - Faivre Street subarea: The only land use in this subarea is Industrial - General. The
maximum development int.nsity is established by the Height Regulations Section 19.81.050 D.; and, Site
Development Standards, Section 19.81.050 1. and Section 19.81.070 E.
maximum development intensity is established by the Height Regulations Section 19,81.050 D.; and, Site
Development Standards, Section 19.81.0501. and Section 19.81.070 E.
LCP Amendment #13
Page 36
Bayfront Specific Plan
6. Subarea 6 _ Palomar/Bay Boulevard Subarea: TIle land use permitted in this subarea is Industrial -
Research & Limited. The maximum development intensity is established by the Height Regulations Section
19.81.050 D.; and, Site Development Standards, Section 19.81.050 I. and Section 19.81.070 E.
7. Subarea 7 _ Sweetwater Marsh National Wildlife Refuge: Development intensity is limited to the existing
Nature Interpretative Center facmiles and other structures which are approved by the United States Fish
& Wildlife Service.
D. Height Regulations
The maximum building heights are as shown on Exhibit #4, Building Heights, herein. This exhibit also identifies
certain specific locations for special height conditions for specific buildings. The location of the symbol for the
special height condition is intended to provide an approximate, but not an exact location of the building regulated
by the special height condition. Following are the height regulations for these special height condition locations
keyed to the Building Heights exhibit.
I. Special Condition "A": Three symbols are depicted, These three symbols represent hotel sites, two of
which permit hotel bnildings up to 229 feet in height and the third permits a hotel building up to 100 feet
in height.
2. Special Condition "B": This symbol permits a Cultural Arts Facility up to.JOO ~~ feet in height. Site west
of Marina Parkway is primary site; site in Central Resort District is alternative site.)
3. Special Condition "C": This symbol permits an Commercial - Professional & Administrative use in a
building up to % g~ feet in height, subject to special conditions listed in Section 19.81.070 for Subarea
2.
4. Special Condition "D": This symbol permits a viewing tower in the Nature Interpretative Center up to 45
feet in height.
5. Special Condition "E": These two symbols permit two residential buildings up to 229 feet each.
6. Special Condition "F": The two parcels identified by this symbol shall be subject to the special conditions
listed in Section 19.81.070 for Subarea 2.
7. Wildlife Refuge Buffers - Midbayfront Subarea I
Notwithstanding the height limits described above, the following height restrictions shall be enforced
according to proximity to the USF&WS property line west of the SDG&E ROW:
a. Primary Zone - within 100 feet of USF&WS property line: Limited public access (paths and
overlooks only, no structures)
LCP Amendment #13
PQge 37, Bayfront Spe,'~;c Plan
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LCP Amendment #13
Page 38
Bayfront Specific Plan
b. Park Land/Open Space Zone - next 100 feet landward from Primary Zone: public access and limited
structures pennitted (e.g., park pavilions, pedestrian and bicycle paths); landscaping and structures over
6 feet (including signs, light standards, etc.) must be screened from view of the wetland to the satisfaction
of USF&WS and California Department of Fish and Game; bnilding height limit 30 feet.
c. Limited Develop;}."nt Zone "A" - next I 00 feet landward from Parkland/Open Space Zone:
building height limit 35 feet, except the Cultural Arts Facility site where structures to 100 feet in
height are pennitted as indicated in the Building Heights Map, Exhibit #4.
d. Limited Development Zone "B" - next 100 feet landward from Limited Development Zone" A ":
building height limit 44 feet, except that portion of the Central Core Sector which may be within
300 feet of the USF&WS boundary where the height limit shall be 75 feet and a single high-rise
hotel site (up to 229 feet) as indicated in the Building Heights Map, Exhibit #4.
e. Development Zone - Property more than 400 feet from the National Wildlife Refuge property line
shall be subject to the heights limits depicted on the Building Heights Map, Exhibit 4.
f. Notwithstanding the policy above, the horizontal zones for the "F-G" Street Marsh shall be
controlled by the provisions of the approved 404 Pennit (Anny Corps Pennit No. 88-267-RH).
E. Sign Regulations
The size, location and design of all signs in the Chula Vista Bayfront LCP shall be subject to ~le fellowing:
AffiJl~f@!*~i!0!~!WY!~#!!AAYff9m$M\#.:gffi$t!iffi\w!mi1!#fj.)llqW!i\$EisiWi!i1,*i
1. Fer all areas: no freestanding sign fihall be greater than 19 feet in height ami signs shall Be s..bjeet Ie the
regalatiens ef the Clmla Vista M..Hicipal Cede, Title 19, Zening, Cha~wr 19. ~9, SigHS, incefJ'eratOEI herein
BY referen€e, ualess medifiea BY the ~royisiens ef ~lis S~eei!ie Plan.
;k!jFor the Midbayfront aoo IHdHatfial Sooareas, Subareas I and 2 Bj!!y, the following regulations shall aIse apply:
a. Public SigHD.
1) Street ~Jame Signs: Street HaBle SigHS sHall kave sfJedal ffi8l:latiags aDd frames t8 iaeoofy
streets as being a J3art sf the He',": Baj'freH:t 6BmHlH.nity. The sigH 68py ami GeIl.-';;trueaBfl
shall reflect a unified fit)'le .."I colors.
2) Directienal Signs: Directienal signs at intersectiens '[:ill hel~ estalJliah gateways te the
reEls\'elepmeBt area, aRB may iRehule SUGR geaene iHf8ffBati8R as Cew,'eRti8R CameT,
~farina, Speeial Use Pari:, '.VilEllife Refuge, 8t6., as necessary. Direetienal iRroFlHatieR
fer 13Fivate deveI813meBt:S may be iReluaed alsEI at the dis6fetiElR sf the D8SigR Revie',v
Beant Iaf-eFfflatiElR will Be efHsterea en eRe sign per iBter.:eetieR. SigHS ',':ill have stan
aardized memltingr, ana lri~. !;:ach "ign lecatien fihall inc1..ae fi~ecially Elesigned
laBdseafJed areas tEl ereate a settiag.
3) Infermaaen Signs: Poolic info_alieH signs are aesigHea fer~oolic f"ciliae" ana seFYices
SUefl. as fJaFks, marshes, m.n.Baas, trim, afld Belared te be unified .,T:ith the basie tHlblie
sigH theme.
b.
G.
1)
. 15 S"all 8e aesigned
,. gSign -...
fi eGatrol aad par oa . -tent ',vitli Bayfroat
I Oigas: Tmf c . a marmer eOIl5lS
!' g Gentre 0 . ea!H ~ .
Tmffte aad Par aa nd shall 8e tnmm state regulatiOn.
Standard enl')' faces, a . are re(jUirea by
y..ith . es aas locatwI1S
motif. EJ:aet SIZ
fe ohall
. - ..,' th freeway e"pesH
Pri'",!e Sign;, Cemmercial Ifses ..i d'er loge. If the
. ! Pmeway: - . ....th lIHffie aa , al
mercial Uses .A,dJaeent ~, rafile mnH\lment Sigas ':' eflege aleRe is prefem e.
Com. . tber wall or 10., I' . a tity marl" Ihelf Hse ., all oiga shall ae
ae allowed ei is "'ell established as aa i ea re1flid siga eBiy. ORiy eae G~nlfad sigas may
aHoiness lege .:: ("'0 wall sigrn; or eae g I II 8e 199 s(jUare feet. tiI mealfmeat
Bach let may ha";'I" i_m tntal ee!'y afea s: inten"ea Ie 8e 10'.'.' I'm e
. time . aJt am 5' an are
\"isiale at a. llel (0 the rna .. a
ae de""led faeed er pam
sign&-
1)
2)
re skall 8e allil'.'.'ed free'~:a:
' '''im fmeway e,,!,eslf '11 ba"e freeway Identit) ,
'" Ser,iee: Sen'iee statie;'" ;~all as !,assiale and Stl h Ii be """jeet te slnet
hltemetl, e. Sbes shall 8e as. Slfch sigrn; s a
. aeatifieatiea SIgIl5j 59 s~lfare feet tetal siga area.
o ase t8 eJ:eee . B. "
1R fiB e . H Ria' '18'1: Elar. ea '"emer lets may Be
. a ' lIle Desig , ! .... O"~"
reYieW ) , .'g" ae.. elnpmea '" f aeth
. allen'aase tee 81 I llo"'aflce 8
'k t sa _n_ , the t8ta a ..
. 11le identl ea I . f tage' hewewr,
Corner Lets.. SigH eH eaEfl feR ,
"....dea te !,re"iae fur a .. 50 s~"are feet.
1;11 . 1 . .1' , aet te e"eoe<< . " sIR' .al uses
" ett IS ~c. 'aI aaa IH.itl
signs eeffit1lH 'I HlIfH!rel~ t:
Gffiee TeaK 60 ~ . . ns' eaeh ternm
. . a S er Ceffij'lle"es: .. 'tenaa( iaentificatiea Sig . er These
Multi Tenaa\:~~~a~ sba1l8e allewed :da~';':lea or adjaeent te the '::~,:;s, 'But aet
'.,1Irch are m" " ma*mmm ef three s~uar leag aad,'er pedeolnaa ..
skall 8e allil'.'.'e a "isi8le f~em ea Slle !,M
teHaat signs sball ~e "ie frem p"8lie slreets. +11 '
.iateadea te 8e rea"... a ea a Reed 8aois. e)
sigI15 sl1all ae allev:e. . Their ma"imlfm
. I aaa lafeRBatiea Sigas: Theoe d . iaentifieatiaa SigIl5. . "
DireGtinna . . Hal1ffe ana aet iateaae as . m eo!')' area per SI e.
sl1all be aireetienall8 . "1Il are feet mtH"mu
. ". II "e f-Bur feet 'i fuur s(jU . hall 8e all",',ea
I bl s...a.. ... a'. a-emngs s .
leig . aI e' 'enls sueh as gm ,,~ . ea ay Ihe Deslga
eFal)'): SpeOl '.. a life as "etemlla
. I B"ent Signs (Teffij'l III ha"e a hmlte
S13eS1a. Suell sigrn; S ia .
ICffij'lemry sigllS.
Reyiew Boara.
3)
1)
5)
~)
7)
a Sl:1BeeHtFaetefs,
IHfaetsrs aH " m
. as fer 8v:aers, ee "eet te Desiga ReVle..
CeIl5truetiea SigllS ~~~~f~:7t~: Ifa~~~ eeIl5trueliea skall 8e sU!>J
afffiiteets, ele., for ..
Beara ",,!,reyal.
G ,Area
l,lIawable n!'), ,
I)
. . Tntal ee!'y afea fur all
aaa Retail Cemrnermal. <9 S"Hafe feet p6r !,afeel
RV Parle;, RestalfmHts, . . "Ie aetmare lIlaa "." Seetiea K3.h,
Helel.'Me~el, . . enm13iaea shall 8e Imuted . se helels iG peRBlttea .!,er . 8e siagle er
ideatifieatlea mgHS. . fur bigh and ml n . . Gre"nd SigHS ma) . area
(eReept aaditienal ~I::;'::II sigBs aaa/ef gre:,:" ::g~~ a"ditieaal e-haageab~e i:~nt er
a IS"") SIgns IRa) eed teB feet iR elg "'hieh iaelude eate '"
e ... a I a)' aetexe "fur"ses ..
de""le faeea If m . m skall ae alle'::e II 8 single f..eea enly.
. Fe feet ma-XIHHl . area 8M e
::';,~e~;: facilitie,. Cbangeable ee!" ... a eRe iaeatifieatiea siga (ooa
. shall 8e alle..e .. b II hlP'e 00 mer6 maa
. . Serviee stat18B5. u'aU sigHf, aBu. sa.
A "teaIGI;ye Ser're~. sl1all 8e greliaa mgns or h'. ht
;';ee\.,a)') perlet Slg~ area sh, feet mmlimuRl eig .
10 sljUare feet ef ee!') ,
2)
3) IMastrial aa" Office '}ses: IMastrial 8f effiee ases "Hall be alla'se" Bne i"entiticatiBn
sign per let, visible frem the iutemal street. Signs shall nBt exeee" 40 "'tHare feet iu area
er oi" feet maxHmnR in heigHt. Tetill sigu area may iudu"e a "ireetery Bf tenant list-iug
if die fJrejeet is multi tenant.
3. Fer fue Mi"bayfre1lt Subarea amy: Iu a""ilio" to the preyisians ahaye, ",e follB',,'i1lg shall "l'ply i1l
Subarea I:
a. Midbayfront Sign Program: In addition to the regulations provided by this Specific Plan and the
Chula Vista Zoni~ Code for signs, additional more specific and restrictive regulations shall be
required for the Midbayfront Subarea in the Midbayfront Sign Program. This sign program shall
be approved by the City of Chula Vista prior to the issuance of the first building permit in this
subarea. The purpose of the Midbayfront Sign Program is to provide a sign plan for the
Midbayfront subarea consistent with the goals and policies of the Local Coastal Progrdnt, and to
meet these specific objectives:
1) To create a system of signs which serves as an important design element in establishing
an identifiable image for the area.
2) To provide identification for the special components which make up the Midbayfront
area.
3) To reduce visual competition between signs, balancing the needs for identification and
aesthetic harmony.
4) To integrate signage with architectural aud landscape design themes, thereby reducing the
prominence of signs.
5) To provide standards of acceptability for signs in order to facilitate the review and
approval process by the City of Chula Vista.
b. Scale of Signs for the Midbayfront subarea: The two most prominent signs in the Midbayfront
will be the Midbayfront gateway monument and the high- and mid-rise hotel building wall signs.
Because of the importance of these signs, the following specific regulations are provided:
1) Midbayfront Gateway Monument: The sign element containing copy shall not exceed a
maximum height of 5' -6". The architectural element containing the sign shall not exceed
I 2 feet in height. The maximum copy area per sign face shall not exceed 50 square feet.
Illustrations of a gateway monument meeting these standards follow as a guideline.
2) High-rise Hotel Building Wall Signs: Only allowed on hotel buildings greater than eight
. stories in height. Two signs per building, 300 square feet maximum each sign.
Individual letters or logo only; maximum sign height shall be 7 feet. An illustration of
this type of sign follows as a guideline. Sign design and lettering shall not permit
perching by avian predators of the California least tern. light-footed clapper rail, or
Belding's Savannah sparrow.
F. Form and Appearance
I. Form and Appearance Objectives
The following objectives shall serve as guidelines for use of land and water resources to preserve a sound
natural environment:
LCP Amendment #13
Page 53
Bayfront Specific Plan
Other eatin1! and drinking establishments: 2 spaces;
Commercial recreation: I space per 33 automobile spaces required.
4. Shared Parking
Where uses have predictable time cycle parking demands and where supported by appropriate
traffic/parking studies, shared parking may be utilized as a means to reduce total parking lot area. The
criteria and standards provided in Shared Parking published by the Urban Land Institute (ULI) should be
utilized to assess parking needs and fonnulate shared parking agreements. Any use which intends to meet
its parking requirements using shared parking shall be subject to the approval of a Conditional Use Pennit
as provided for in Chapter 19.14 of the Chula Vista Zoning Ordinance, Title 19 of the Chula Vista
Municipal Code, and shall be further guaranteed through the execution of a deed restriction and a long-
tenn, binding agreement. The approval of the Conditional Use Pennit may, among other requirements,
require a use, business, or activity to only operdte within restricted hours.
5. Concealed Parking
Within the Central Resort District and the Residential High District of the Midbayfront Subarea 75 % of
the required parking shall be provided in subterranean or concealed parking structures. Concealed parking
is when the parked vehicles can not be seen by the public using public streets, bike lanes and paths,
pedestrian walkways, public parks, and public access open spaces.
6. Landscaped parking in SDG&E Right-of-way
Any landscaped parking in the SDG&E ROW north of Lagoon Drive shall be available on
weekends and evenings for use by coastal visitors. The parking needed for visitors to the Nature
Interpretive Center or for any park or public open space areas shall be provided in areas signed
and exclusively reserved for such visitors. This restriction must be enforced during the operating
hours of the Nature Interpretive Center and public parks. Public parks shall be open from dawn
until II p.m. daily unless the operating hours are revised through the local coastal program
amendment process. Parking for park and public open space uses will be provided at the rate of
one space per each 10,000 square feet of park or open space area, excluding the National Wildlife
Refuge.
I. Site Development Standards
1. The site development standards for the following subareas are specified in Section 19.81.070 - Subarea
Specific Development Standards:
a. Midbayfront Subarea
b. West Fairfield Subarea
c. Inland Parcel Subarea
d. Faivre Street Subarea
e. Palomar/Bay Boulevard Subarea
f. Special Cmffiitiaas "C" and "P" eR Ibe Building HeightG ","'ieit
LCP Amendment #13
P3ge 54
Bayfront Specific Plan
2. For all other areas the following site Development Standards apply to the Land Use District specified:
a. TliofGughfare CsmmereiaI: Commercial - Visitor/Highway
I) Minimum lot area: 5,000 square feet
2) Front yard setback: 10 feet
3) Exterior side yard setbacks: 0
b. Industrial - Research & Limited:
I) Minimum lot area: 10,000 square feet
2) Front yard setback: 30 feet
3) Exterior side yard setback: 15 feet
4) Side yard setback 20 feet
c. Industrial - General:
I) Minimum lot area: 20,000 square feet
2) Front yard setback: 20 feet
3) Exterior side yard setback: 15 feet
4) Side yard setback 20 feet
J. Grading and Drainage
I. Special care shall be taken in development proposals adjacent to wetland habitat to avoid or minimize
problems of silting and oil or chemical leakage. Some diversion of water is necessary and one or more
desilting/retention basins may be required in development projects to protect and enhance the biological
and water quality of the wetland habitat. A major siltation basin shall be built in the Midbayfront to accept
surface drainage and provide for desilting during and after construction of development projects and for
oil and chemical entrapment.
2. All development for properties within the coastal zone shall comply with the following requirements:
a. A grading plan that incorporates runoff and erosion control procedures to be utilized during all
phases of project development shall be prepared and submitted concurrently with subdivision
improvement plans or planned unit development plans where such development is proposed to
occur on lands that will be graded or filled. Such a plan shall be prepared by a registered civil
engineer and shall be designed to assure tllat runoff rates will be controlled to minimize the
potential for siltation in wetlands. The erosion control measures and hydrology calculations shall
he based on the six-hour, ten-year design storm, or on the storm intensity designated in the City
of Chula Vista's Subdivision Manual, in the event that the Subdivision Manual requirement is
more stringent. Runoff control shall be accomplished by establishing on-site or at suitable nearby
locations catchment basins, detention basins, and siltation traps along with energy dissipating
measures at the tenninus of stann drains, or other similar means of equal or greater effectiveness.
b. Sediment basins (debris basins, desilting basins, or silt traps) shall be installed in conjunction with
the initial grading operations and maintained through the development process as necessary to
remove sediment from runoff waters draining from the land undergoing development. Areas
disturbed but not completed prior to November I including graded pads and stockpiles, shall be
suitably prepared to prevent
LCP Amendment # 13
Page 69
Bayfront Specific Plan
Additionally, the lOO-foot wide Primary Zone along the northern and northwestern interface with the
Wildlife Refuge (i.e., "E" Street, Vener and Sweetwater marshes), will constitute a major enhancement
feature. This buffer will have a length greater than 3500 feet and will provide approximately 8.5 acres of
new coasrnl sage scrub/succulent scrub habirnt.
E. Environmental Management of Undelineated Resources. Sensitive habitats exist in areas not
delineated. including but not limited to the Faivre Street Subarea, the Inland Parcel Subarea, and
the "J" Street Marsh. It is required dlat all environmenrnl resources are analyzed by an
environmenrnl professional, and that an Environmenrnl Management Plan is adopted to protect any
sensitive habitats discovered, prior to the commencement of any additional development.
F. Additional Diking. Dredging or Filling of Wetland Areas. Diking, dredging or filling of wetland areas
consistent with the provisions of this environmenrnl management plan shall be limited to the specific
p;ojectsinc?rpo;ated. int? this pl.u; . for..~le.~;.~~ti?~... of.~~\V..or enhanced wetlands areas, ffiWii1!ii9#
i,*!4$".!!!!p~~)i9J@!!!!!@;~\'ii!!Yiim~i!$)!i'!iM#Ii;\!1ir~~N\!r; Mitigation for all disturbance of wetland
areas shall be. provided at tlie ration of 4: I of new wetland areas created to areas disturbed. No other
diking, dredging or filling of wetlands or other wet environmentally sensitive habirnt areas shall be
pennitted without prior Coasrnl Commission approval through tile Local Coasrnl Program amendment
process.
G. Internretive Center Funding. Prior to the issuance of any coasrnl development pennits for the proposed
Midbayfront development, a funding mechanism for the maintenance, improvement and continued operation
of the Nature Interpretive Center incorporating a benefit assessment district or other long-tenn method of
funding shall be implemented.
LCP Amendment #13
Page 74
Bayfront Specific Plan
c. Land Use Categories
Several land use categories are pennitted within the Central Resort district. A group of uses and
regnlations are applicable to each category. These regulations are ontlined herein by land nse
category. Notwithstanding the pennitted nses within each category, the following limitations are
indicted on Table VII-I are' applicable within the Central Resort District:
Table VII-I
Central Resort District Bnilding Allowance
Land Use Category
Minimum
Building
SQ.Ft. ReQd.
Target Maximum
Building
SQ. Ft.*
du/Hotel
Rooms
Residential-Mixed Use
100,000 406,000
300 du
Commercial-Visitor
1,000,000 2,503,QQQ
Ki8~*;!1Q9
20,000 60,000 N/A
1,360 nn
Comm.-Prof. & Admin.
Public & Open Space
**
Maximum Building Area Permitted
2,969,999
1 ;968,000
sq. ft.
*
The target building sq. ft. in any catcgory may be exceeded by up to 20% provided that the increase is offset by a
corresponding reduction in other categories, and that the increase will not produce additional unmitigatable environmental
impacts. The maximum building square feet for the entire Central Resort shall not be exceeded. Changes in building sq.
ft. from one category to another that lowers the level of service for arterials shall not be permitted.
**
Limited by limited pennitted uses.
d.
Land Use Regulations:
I) Residential - Mixed Use
LCP Amendment #13
Page 84
Bayfront Specific Plan
given. Proposed uses shall be indicated including floor area devoted
to each use. (The level of detail required for subsequent phases of a
phased project may be limited, subject to City approval, where the
purpose and intent of this district and LCP are better served.)
(8) Parking Layout, including dimensions, number of stalls, and circulation
flow;
(9) Location, height and size of signs proposed on the property;
(10) All landscaped areas: Such areas shall be defined with a written
proposal outlining the landscaping concept, as well as the proposed
method of irrigation. In addition, all existing trees on the site shall be
identified with a note as to proposed disposition.
(11) Lighting, including the location, type and hooding devices to shield
adjoining properties:
(12) Location and design of recreation areas.
c) Supporting documents as may be required: including, but not limited to: soils
report, traffic report, air quality maintenance report, water conservation report,
public facility financing report, affordable housing policy consistency report and
implementation program, a report and implementation program on school
facilities to serve students generated by the project, and reports indicating
consistency with other relevant City policies and regulations.
4) Procedures for plan review and approval: Shall be as provided for a Precise Plan in the
Chula Vista Municipal Code, Title 19.
5) Site Plan, Landscape and Architectural Review: A coastal development permit shall not
be issued until site plan and architectural approval has been obtained for any use within
the Residential - High District as provided for in Section 19.14 of the Chula Vista
Municipal Code, Title 19, except where the level of detail provided in the Master Plan
is of sufficient detail to satisfy the requirements of Site Plan, Landscape and Architectural
Review.
6) Phasing Limitation on Residential Development: The construction phasing of residential
dwelling units in the Residential-High District shall be limited to a maximum of25% of
the total number of dwelling units permitted by an approved Residential Master Plan,
until development within the Central Resort District has been substantially implemented,
aas_iag the lana is hela BY SRe S-:.'ROf. (If Ret Rola BY "He S\'.'Hor, tilOR as airestea BY
City per adsptea phaaiHg plaR.) "Substantially implemented" shall be achieved when
50 % of the building square footage permitted on an approved Central Resort District
Master Plan has been constructed""" ;...i@ the completion of the Master Plan has been
assured to the satisfaction of the City of Chula Vista.
c. Land Use Regulations:
LCP Amendment #13
Page 87
Bayfront Specific Plan
d. Prohibited Uses: Any business or activity that produces noise above 60 CNEL at the exterior
boundaries of this land use district.
e. Site Development Standards:
1) Minimum lot area:' 20,000 square feet.
2) Setbacks:
(a) To Marina Parkway: 25 feet minimum
(b) To other exterior boundaries of this land use district: 20 feet minimum
(c) To interior bonndaries which do not abnt anodler land use district: none.
f. Sign Regulations: As provided for in this LCP and as may be supplemented by an approved Sign
Program.
g. Height Regulations: As indicated on the Height Regulations Exhibit #4, herein.
h. Off-Street Parking: Off-street parking is required in dIe Commercial - Visitor category for all
nses as provided in Section 19.81.050 H., herein.
1. Development Intensity:
I) Maximum number of hotel rooms: ,';00 iMP rooms
2) Maximum building square footage of all uses in this district: 193 ,000 ~q4;qtx) square
feet.
4. Parks and Recreation
a. Purpose and Intent: These regulations are intended to provide for the regulation of uses and
activities designated as Park and Recreation on the Land Use District, Exhibit #3, within the
Midbayfront subarea.
b. Land Use Regulations:
1) Pennitted Uses:
a) Pnblic Parks and Recreation;
b) Open space trails, plazas, sculpture gardens, amphitheaters, and odler similar
uses;
c) Man-made lakes, ponds, and water features;
d) Restaurants, snack bars, restroom facilities, and minor retail shops primarily
intended to serve the visitors of a public park;
e) Public parking lots; and,
f) Recreation facilities including, ball fields, courts, and playgrounds;
g) electrical substations, gas regulators.
LCP Amendment #13
Appendix A
Bayfront Specific Plan
19.81.080 APPENDIX A
USE CLASSIFICATION SYSTEM-ADMINISTRATIVE GUIDELINES
The following listing is presented as an iUustrative guide to the application of the use classifications. However,
these are for administrative guidance 'only. and in the event that there is a conflict between an appropriate application
of the use classification description in the text of this specific plan and the strict application of a common name,
the fonner shall apply.
CIVIC
Administrative
Civic Centers
Government Centers
Government Office Buildings
Child Care
Day/Night Child-Care Centers (for more than eight children)
Child Nurseries (for more than eight children)
Limited Child Care
Public Day Centers (for eight or fewer children)
Public Nurseries (for eight or fewer children)
Community Assembly
Amusement Parks
Aquariums
Auditoriums
Bandstands (public)
Birth Control Clinics
Botanical Gardens
Camping Areas (non-profit)
Carnivals
Churches
Circuses
Community Centers
Community Health Clinics
Convalescent Hospitals
Exhibition Halls
Exteuded Care Facilities
Fairgrounds
Golf Courses
Historic Sites
Hospital
Community Assembly (continued)
Marinas (public)
Meeting Halls
Monument Sites
Neighborhood Centers
Nursing Homes
Open Space Areas (of an active use)
Parks
Picnicking Areas (public)
Places of Worship
Playgrounds and Playing Fields (of an active outdoor use)
Public Health Services
Recreation Centers
RefresIunent Buildings (in public parks, playgrounds or golf courses)
Religious Assembly
Religious Complexes
Religious Reading Rooms
Sport Fishing (public)
Sports Arenas (public)
Stadiums
Swimming Beaches or Pools (public)
Synagogues
Temples
Universities
Zoological Gardens
Art Galleries
Libraries (non-profit)
Private Museums
~.
Community Education
Colleges
Correspondence Schools (public)
Elementary Schools
High Schools (junior or senior)
Junior Colleges
Junior High Schools
Military Academies
Schools (elementary, and junior and senior high)
Schools for the Handicapped (including the blind)
Senior High Schools
Non-Assembly, Scientific
Observatories
Planetariums
Parking
Public Parking Garages
Public Parking Lots
Utility and Vehicular
Airports
Bus Stations (passenger or freight)
Cinerariums
Columbariums
Communication Equipment Installations and Exchanges
Community Antenna Television Systems
Corporation Yards (public or public utility)
Electric Transmission Lines
Electrical Substations
Fire Stations
Funeral Parlors
Gas Substations
Heliports and Helistops
Mail Processing Centers (major)
Mortuaries
Police Stations
Post Offices
Power Plants (steam, fossil)
Pumping Stations (sewage or water)
Radio Transmission Facilities (including booster and relay)
Rail Stations (passenger or freight)
Reservoirs (water)
Service Buildings (in public parks, playgrounds or golf courses)
Telephone Exchange or Switching Facilities
Television Transmission Facilities (including booster and relay)
Transportation Terminals
Undertaking Establishments
Water Tanks
Water Treatment Facilities
'.
COMMERCIAL
Administrative
Accounting and Auditing Services
Administrative Offices
Business Organizations, Offices
Contractors, Offices Only
Organizations, Civic, Labor, Political, Veterans, Welfare and Charitable Services (offices only)
Professional Organizations, Offices
Public Utility Corporation Offices
Telegraph Offices
Telephone Company Offices
Athletic and Recreation
Commercial Sport and Recreational Enterprises
Golf Driving Ranges
Batting Cages
Open Space Areas (of an active use)
Recreational Centers
Automotive Fee Parking
Auto Parking Lot
Auto Storage Lot
Garage, Parking
Off-Street Parking
Automotive Repair and Cleaning
Aircraft Service and Maintenance
Auto Air Conditioning Equipment, Installalion and Services
Auto Alignment Services
Auto Electrical Services
Auto Glass, Installation and Services
Auto Laundries
Auto Mufflers, Installation and Services
Auto Repair Garages
Auto Tires, Installation and Services
Auto Upholstery, Installation and Services
Body and Paint Shops
Car Washes
Motor Freight Maintenance Garages
Motorcycle-Motor Scooter Repairs
Recreational Vehicle Repairs
Steam Cleaning, Automotive
Towing Services (no storage)
Truck Equipment and Parts, Installation Services
Truck, Painting and Lettering
Truck, Repairs and Services
Truck, Washing
New Automobile Sales with Accessory Used Automobile Sales
Agricultural Equipment Dealers
Bus Sales
Camp Trailers, Sales or Rentals
Construction Material, Delivery
Fann Equipment Dealers
Firewood or Fuel Delivery
Forklifts, Sales or Rentals
Garden Supplies Delivery
Heavy Construction Equipment, Sales or Rentals
Mail Order Houses
Mobile Homes, Sales
Motor Homes, Sales or Rentals
Tf"dctors and Equipment Dealers
Trailers, Sales or Rentals
Trucks, Sales or Rentals
Water Delivery
Automotive Servicing
Automotive Service Stations
Automotive Supply Stores
Tire Stores
Boat Sales or Rental
Boat Sales
Boat Rental
Ship Chandleries
Boat Servicing
Boat Repairs, Servicing or Cleaning
Boat Works or Yards
Drydocks
Maritime Centers
Ship Chandleries
'"
Building Maintenance Services
Disinfecting and/or Extenninating Services
Gardeners (landscape maintenance)
Janitorial Services
Maintenance and Custodial Services
Sewer and Drain Cleaning
Sweeping Services
Window Cleaning Services
Business and Communication Services
Addressing and Mailing Services
Advertising Services (outdoor or aerial)
Assaying Services
Bookkeeping Services
Clerical Services
Commercial Photography (aerial and map service)
Commercial Testing Laboratories
Common Carriers
Data Processing
Drafting Studios
Employment Agencies
Inventory Services
Messenger Services
Microfilming Services
Minor Processing Services
Multi-Copy and Blueprint Services
Protective Agencies
Radio Studios
Safe Repair Shops
Secretarial and Stenographic Services
Telecommunications Services
Telegraph Service Centers
Telephone Answering Services
Telephone Service Centers
Television Studios
Construction Sales and Services
Air Conditioning Equipment
Building Contractors
Buildiug Maintenance Materials
Building Materials - Tile, Cement, Fencing, Roofing Materials, etc.
Burglar Alarm Systems
Carpenters
Concrete Services
Contractors' Equipment Storage Yard
Ditching Services
Electrical Contractors
Electrical Supplies
Explosive Contractors (not storage of explosives)
Fire Fighting Equipment and Supplies
Fixture Sales (wholesale)
Floor Covering Installations
Glass and Glazing Contractors
Glass Sales
Hardware Sales (wholesale)
Heating and Air Conditioning Contractors
Heating Equipment
House or Building Wreckers or Movers
Janitorial Supplies
Lumber (sales, yards, etc.)
Metal Works Contractors
Ornamental Ironworks
Painting Contractors
Paint Sales (wholesale)
Paving Contractors
Plumbing Equipment
Remodeling Contractors
Roofing Contractors
Sheet Metal Contractors
Sprinkler and Landscaping Contractors
Swimming Pool Equipment and Supplies
Swimming Pool Installation and Services
Tools, Rentals or Sales
Wallpaper Sales and Services
Water Well Drilling
, ,
Consultative/Financial Service
Advertising Consulting
Architectural Services
Attorneys
Banks
Business Consulting and Research
Check-Cashing Agencies
Clearinghouses
Commodity Brokerages
Consultants
Credit Institutions
Currency Exchanges
Consultive/Financial Service (continued)
Designers
Economic Consulting and Research
Educational Consulting and Research
Engineering and Surveying
Escrow Services
Fann Management Offices
Holding and Investment Services
Hospital Insurance Organizations
, <
Insurance Companies
Landscape Architects
Lending Institutions
Management Consultants
Medical Insurance Organizations
Mortgage Loan Offices
Property Management Offices
Real Estate Appraisal Finns
Real Estate Offices
Safety Deposit Companies
Savings and Loan Associations
Securities Brokerages
Security and Commodity Exchanges
Stock and Bond Brokerage Offices
Title Abstracting Services
Consumer Laundry & Repair Service
Apparel Repairs
Bicycle Repairs
Camera Repairs
Carpet Cleaning Finns
Diaper Service Laundries
Drape Cleaning
Drycleaners
Dyeing Establislunents
Electrical Appliance Repairs
Fix-It Shops
Furniture Finishing (consisting of removing old finishes from furniture, staining and
applying new finishes)
Furniture Repairs and Cleaning
Fur Repairs and Slorage
Hat Repairs
Institutional and Commercial Linen Supply Finns
Jewelry Repairs
Laundries and Laundromats
Laundry Services
Lawnmower and Tool Sharpening and Repairs
Leather Item Repairs
Locksmith and Key Shops
Musical Instrument Repairs
Piano Tuning and Repairs
Plating (small household items only)
Radio and Te]evision Repairs
Consumer Laundry & Repair Service (continued)
Rug Cleaning Establishments
Saw, Knife, Lawumower and Tool Sharpening and Repairs
Self-Service Laundries or Drycleaners
Shoe Repairs
Unifonn Renting and Cleaning Establishments
Upholstery Shops
Watch and Clock Repairs
Welding (small articles)
, .
Convenience Sales and Service
Uses pennitted by food sales, food service, general personal service and general retail sales, provided it is
administratively detennined that they meet the convenience description set forth iR Eeclisa 19. 2:!, 97. as follows:
-
Educational Services
Colleges and Universities
Trade, Vocational and Technical Schools
Food Sales
Bakeries, Retail
Butcher Shops
Candy Stores
Cheese Shops
Dairy Product Stores
Delicatessens
Donut Shops
Fish and Seafood Markets
Food Catering (retail)
Fruit and Vegetable Markets
Grocery Stores
Health Food Stores
Ice, Sales
Liquor Stores
Markets, Retail
Food Service
Bars
Cabarets
Coffee Shops
Delicatessens
Nightclubs
Parlors, Frozen Custard/lee Cream
Refreshment Stands
Restaurants
Short-Order Eating Places
Snack Bars
Take-Out Restaurants
Taverns
, ,
General Personal Service
Apparel Laundering and Drycleaning (self-service and drop-off)
Art Studios
Babysitting Services
Barber Shops
Beauty Shops
Body-Building Studios
Correspondence Schools
Dance Studios
Dog Grooming
Drama Studios
Driving Schools
Drycleaning, Pick-Up Stations
Income Tax Services
Maid and Butler Services
Photo-Finishing (drop-off only)
Photography Studios
Reducing and Weight Control Clinics
Reducing Salons
Schools (barber, beauty, business, language, modeling and other vocational or trade schools)
Service Organizations (Red Cross, Travelers Aid, etc.)
Shoeshine Stands
Tailors (alterations and restyling)
Theatrical Agencies
Ticket Sales Offices
Travel Bureaus
General Retail Sales
Air Conditioning (auto)
Aircraft Equipment, Parts and Supplies
Antique Stores
Apparel and Accessories Stores
Appliance Stores
Art Equipment and Supplies
Art Galleries, Conunercial
Athletic Goods Stores
General Retail Sales (continued)
Auction Rooms, Public
Auto Parts (tools)
Auto Upholstery
Bait and Tackle (live)
Bicycle Stores
Bookstores
Camera and Photographic Supplies
Candle Shops
China or Glassware Shops
Cigars and Cigarettes
Cosmetics Shops
Costume Rental Establishments
Custom Shop, Including Repair, Limited as to Floor Area
Department Stores
Discount Deparunent Stores
Drapery and Curtain Shops
Drugstores
Dry Goods (yarn, fabrics, etc.)
Fixtures
Floor Coverings (carpet, rug, linoleum, etc.)
Flower Stores and Plant Shops
Furniture and Home Appliances
Furriers and Fur Apparel
Gifts, Novelties, Souvenirs
Gounnet Shops
Greeting Card Shops
Hardware Stores
Hearing Aid and Supply Shops
Hobby Supplies
Interior Decorating
Jewelry Stores
Landscape Supplies and Equipment
Lawn Care Prodncts and Garden Supplies
Leather Goods
Linen Shops
Luggage Stores
Magazine Stores or Stands
Mail Order Houses
Marine Crafts and Accessories
Medical Appliances
Metalware Shops
Mi11inery Shops
Monuments, with Incidental Processing to Order
Mufflers
Newsstands
Novelty Shops
Nursery Retail
Optical Goods
Orthopedic Stores
Paint Stores
Parts for Motorcycles, Campers and Trailers
Pet Supply Stores
, .
General Retail Sales (continued)
Piano Stores
Picture Frames
Plant Shops
Plumbing (retail only)
Radios
Record and Sheet Music Shops
Rubber Stamp Stores
Sewing Machines
Shoe Stores
Spice Shops
Sporting Goods Stores
Stamp and Coin Collectors
Stationery and Supplies
Stereos
Snndries
Super Drug Stores with Variety Goods
Surgical Supplies
Televisions
Tires and Tubes
Tobacco Stores
Toiletry Stores
Toy Stores
Trophy Supplies
U nifonns
Upholstery Shops
Variety Stores
Watch or Clock Stores
Wigs
Window Shades, Awnings
, .
General Wholesale Sales
Markets, Wholesale
Wholesale Distributors
Wholesale Establishments
Wholesale Offices or Showrooms
Group Assembly
Amateur Baseball Fields
Amphitheaters
Archery Ranges
Arenas, Sports
Auditoriums
Ballrooms
Boat Rentals
Bowling Alleys
Clubs (nightclubs and cabarets)
Clubs and Lodges (private and non-profit)
Clubs, Athletic
Commercial Sport and Recreational Enterprises
Exhibition Halls
Group Assembly (continued)
Fishing Areas
Gem Hunts
Golf Driving Ranges
Gun and Rifle Ranges
Health Clubs and Spas
Legitimate Theaters
Little League. Organized Baseball, Pemla~nt Bleachers
Meeting Halls for Rent
Miniature Golf
Motion Picture Theaters
N atme Reserves
Nature Resorts
Picnicking Areas
Riding and Hunting Areas
Rodeo Arenas
Skating Rinks
Skating Rinks (with seating areas)
Skiing
Spectator Sports Facilities
Sport Fishing
Stadiums
Swimming Beaches
Swimming Pools
Table Tennis Halls
Tennis Courts
Tennis Courts (pennanent bleachers)
Theaters (motion picture, legitimate)
Trap and Skeet Ranges
Water Sports (lake or ocean)
Wildlife Areas
Yacht Basins
Research and Development
Applied Research
Electronics Research
Industrial Research
Laboratory Research, Experimental or Testing
Medical Research Laboratories
Oceanographic Research
Phannaceutical Research
Scientific Laboratories
Space Research and Development
Technical Laboratories
Retail Business Supply
Barber Equipment and Supply Firms
Dental Equipment Supply and Service Firms
Drafting Supply Firms
Engineering Supply and Service Firms
Equipment and Supplies for Service Establishments
Hospital Equipment and Service Firms
Hotel or Office Equipment Supply and Service Firms
Laboratory Equipment Supply Firms
Nursery Equipment Supply Firms' .
Office Equipment and Supply Firms
Office Equipment Repair Shops
Optical Equipment and Supply Firms
Professional Equipmeut and Supply Firms
Research Instruments Supply and Service Firms
Restaurant Equipment aud Service Firms
Shoe Repair Equipment Firms
Undertakers' Equipment and Supply Firms
Transport and Warehousing
!\uto Storage (Jarages
Distributing Plants
Freight Handling
Moving and Storage Firms
Parcel Delivery Truck Fleets
Private Storage
Public Warehouses
Refrigerated Warehouses
Storage Yards
Storage, Cold and Food
Trucking Terminals
Warehouses
Transient Habitation
Boatels
(Jroup Camps (overnight)
Health Resorts
Hotels
Motels
Motor Lodges
Recreational Vehide Parks
Resort Hotels
Resort and Recreation Facilities
Retreat Houses
Tourist Cabius
Trailer Round-Ups
Travel Trailer Parks
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RESIDENTIAL
Family
Dwellings, Multiple
Dwellings, Single-Family
Dwellings, Two-Family
Gronp
Apartment Hotels
Dwellings, Multiple
Dwellings, Single-Family
Dwellings, Two-Family
Gronp Care
Children, Boarding of (not greater than eight)
Convalescent Homes (intermediate care only)
Dwellings, Multiple
Dwellings, Single-Family
Dwellings, Two-Family
Family Care Homes (not greater than eight)
Foster Homes (not greater than eight)
Group Homes (not greater than eight)
Homes for the Aged (not greater than eight)'
Nurseries (not greater than eight)
Nursing Homes (intermediate care only)
Orphanages
Resident Care Facilities (not greater than eight)
Rest Homes (intermediate care only)
.\nimal Sales
:',Rimal .^...-uctiens
,A.nimal Sales Yanls
Livesteck ,AdictieR Yanls
Steekyards
}aRimal SeF'I'iEe5>
Animallles]Jital (large animals)
,A.nimal HBs]Jital (small animals)
B eaHling KellBelr.
:\nimal Services (continued)
Deg Bathing
Dog ClijJping
Deg TFainiRg ~eF..iGeG
Dog aRa Cat He8jJital
Gliard Deg Tf8illing
lIarse Trainiag ~eF!iE:es
Pet Clinies
Pet Gmeming
Pet Metels
POOlie CeHals
POOlie Stableo
Riaing Clubs
Veterinary Mespital (large animalo)
Veterinary Mespital (amall animals)
, .
Funeral anti Internment Serviees
CiaemriHlRs
CeliimbariWRs
Cremateries
CFemateriaffiS
PlJneFai Par~ers
MaliselelHBa
MeFtllaries
U Raertaldng Establishments
Meai.... Seniee
~A-,-e\:lf)\me~l;ire ~eryiees
Bleea Banks
Chirepeaiat Oniees
Medi.... Seryiee (eeHHRliea)
Chirepraeter Offiees
De~l Offiees, Climes Sf Laberateries
DietioiaR aOO Nlltritienist maces aRLl Clillies
CreliJ' Medieal CeatefS
J..Iealth 1 faiRtenaaee Organkatiens
Heme Health aRB Nursieg ;\-gendes
LaBeFateries, Bieshemieal, DeIHal, }'hBieal, 013temetrieal aIul X Ray
Medieal Offi.eea, Climss er Labemleries Medisal Teating aRa "^.aalyais Ser"iees
Optemetriea. oraeeo, Clinics aRa Lasemteries
Osleepath Omees
Physioal ThefilJ1Y Offiees aHi! Ceatem
Peaiatrist Offioeo
Payehiatrist OmseG aRd Clinics
PayehelegiGt oraees aHi! Clinies
Psyehether-apist Oraeeo aHi! Clinics
.\CRICUL TUR.'.L
Plan! NUFSer)'
PlemeultHFUl Steek
Flo',T:ers, Cemmen:ial Cut aRe Decerath'e
IIere Growing
IIertieultmal Sleek
Mm;hreem GfSwieg
Nursery, '.''l1elesale or Retail
Pellea Plall! Gmwiag
Soa, Grass
CraI' Raising
Alfalfa
Beffies
Cilrus Fruil Trees er Qushes
GeIIeB
Piela aaa Seea Cml'"
Fruil Trees
GFUia
Hay (iadHaes alfalfa)
MeIoos
Nal Trees
Teeao8e
Trud, CreI's
CreI' Haisiag (eemilffiea)
Vegetables
ViBes (gFUIJes, ele.)
Small .'.nimal Raising
CiliH€llillll5
Hamsters
PeaIIfy
Rabbits
THrke)'s
LaF~e ar Speeialty ,A_Rimal Raising
.'.1Hf'I';IJiallS
.^~f'iaries
.^..-':iaries
&eaffi
Qeef Calde
Bit4;
Beyia8 Ammals
IMfaIe
Csagars
~
Feea LeIs
Fish
~
.,
Gea!s
Hog Raaehes
Horse RaR€hes
ffiseG!s
bioos
Meakeys
M8Imlaia Lio""
Oeelots
Pig Faffils
SheeJ>
SIamks
SaalEes. Venomous ef aangereHs
Swiae
+igeP.;
'Vilacats
V.'m:m. Farms
Zoos, Priyate
.^.grielllturol Paelciag aad PreeeGsiag
CeHtroet Sertiag, Goading ""d Paekagiag
Egg Pf8eeGsiag
Piaheries
PlS'Ner Paokiag
Groia Cleaaiag
Millciag
Nllt Shelling aad Ceelciag
She,,!, 8hearing
AgriellltHral SIl""lies aRd Serviees
Cre" Dustiag
Paffil .'\.wiGery
Peed ana GmiR
Pertilizers
Harvestiag Services and I<EjIli!'meat Sterage
!-lay
Pesticides aaa Her.IJieiaes
Tree SefVices
'."eea Central
EGseutial SeFviee
I<leetrie DiatribatieR Lines ana Pele.
Gaa DiatributieR Li"".
O".a 8"aoe (ef a ,,""Gwe aae)
Parks, PalJlie <l'afisiye ase eBly)
Sewer Cel1eeaeR Li"".
Steffil DnHHage CelleeaeR Lines
Tel""he"" Distribuaon Li""s aad Pel..
'.J/ater Distribati8R Lines
CHULA VISTA LOCAL COASTAL PROGRAM
~ .
~.
-IMPLEMENT AnON PLAN-
BA YFRONT SPECIFIC PLAN
CITY OF CHULA VISTA, CALIFORNIA
Adopted by the City of Chula Vista on
October 13, 1992 as Ordinance No. 2532
Certified by the California Coastal Commission on
January 15, 1993
[NOTE: Revised to include Specific Plan modifications as Certified. by Coastal Commission 1/15/93;
THIS DOCUMENT CONTAINS ERRORS AND OMISSIONS WHICH WILL REQUIRE AN errata sheet OF CORRECTIONS
TO GO BACK BEFORE THE COASTAL COMMISSION.]
CITY OF CHULA VISTA
Tim Nader, Mayor
CITY COUNCIL MEMBERS
David Malcolm
Leonard Moore
Jerry Rindone
Shirley Horton
, .
PLANNING COMMISSION
Joe Casillas, Chairperson
Laverne Decker, Vice Chairperson
Joanne Carson
Susan Fuller
Thomas Martin
John Ray
William C. Tuchscher II
CITY MANAGER
John D. Gross, City Manager
George Krempl, Deputy City Manager
COMMUNITY DEVELOPMENT DEPARTMENT
Chris Salomone, Director
CITY ATTORNEY
Bruce M. Boogaard, Esq., City Attorney
MAJOR OWNERSHIP INTERESTS
Chula Vista Redevelopment Agency
San Diego Gas & Electric Company (SDG&E)
Rohr, Inc.
U.S. Fish & Wildlife Service (USF&WS)
Chula Vista Investors (CVI)
PROJECT CONSULTANTS
Chura Vista Local Coastal Pro!!ram
PLANNERS
Cinti & Associates
~.
Gary P. Cinti
Jay Kniep
Midbayfront Proiect
ARCHITECTS
Jerde Partnership, Inc.
Carl Worthington
Ralph Yanagawa
LEGAL COUNSEL
Peterson & Price
Paul A. Peterson, Esq.
Matthew A. Peterson, Esq.
LANDSCAPE ARCHITECTS
Wimmer, Yamada & Associates
Joseph Y. Yamada
Pat Caughay
ENVIRONMENTAL CONSULTANTS
Keller Environmental Associates, Inc.
Christine Keller
A.D. Hinshaw Associates
Philip Hinshaw
David D. Smith and Associates
David D. Smith
STATE and FEDERAL AGENCIES
California Coastal Commission
3111 Camino del Rio North, Suite 200
San Diego, California 92108-1725
Attention: Deborah Lee, Assistant District Director
California Department of Fish & Game
P.O. Box 944209 ~.
Sacramento, California 94244-2090
Attention: Pete Bontadelli, Director
U.S. Fish & Wildlife Service
2730 Loker Avenue West
Carlsbad, California 92008
Attention: Martin Kenny, Fish & Wildlife Biologist
U.S. Army Corps of Engineers
Regulatory Branch
300 N. Los Angeles Street
P.O. Box 2711
Los Angeles, California 90053-2325
Attention: John A. Gill, Chief
CHULA VISTA BAYFRONT LOCAL COASTAL PROGRAM
-BA YFRONT SPECIFIC PLAN-
Table of Contents
Page
19.81.010
PURPOSE AND SCOPE
A. Purpose
B. Scope
C. Authority
... .... .................. ... ......
, .
-................. . ... ...... . ......
..... . ... . .... ..... .. .. . . ..... . .. .
19.81.020
GENERAL PROVISIONS
A. Zoning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
B. Conflict, Interpretation, and Applicability of Provisions ...........
C. Plan Amendments ..................................
D. Incorporation by Reference ............................
E. Issues Not Covered .................................
19.81.030
COASTAL DEVELOPMENT PERMIT PROCEDURES
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
B. Definitions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
C. Development Permit Conditions . . . . . . . . . . . . . . . . . . . . . . . . . .
D. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . , . . .
E. De Minimus Development .............................
F. Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
G. Emergency Development Permit .........................
H. Notice of Appealable Developments .......................
I. Public Hearing on Appealable Developments ..................
J. Notice of Local Government Action Where Hearing Continued .......
K. Notice of Non-Appealable Developments that Require a Public Hearing:
Conditional Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
L. Public Hearing on Non-Appealable Developments: Conditional Uses ...
M. Notice of Non-Appealable Developments that Do Not Require a Public Hearing:
Permitted Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
N. Determination of Applicable Notice and Hearing Procedures ........
O. Finality of City Action ...............................
P. Final City Action - Notice .............................
Q. Failure to Act - Notice ...............................
R. Local Government Action - Effective Date ,..................
S. Exhaustion of Local Appeal ............................
T. Appeal Fee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Table of Contents (cont'd)
Page
19.81.040
LAND USE CLASSIFICATION
A. Purpose and Scope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
B. Commercial Land Use Districts ................ . . . . . . . . . .
C. Industrial Land Use Districts ...........................
D. Public and Open Space Districts .........................
E. Residential District. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
F. Central Resort District ...............................
G. Circulation and Other District . . . . . . . . . . . . . . . . . . . . . . . . . . .
19.81.050
DEVELOPMENT CRITERIA
A. Purpose and Scope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
B. Permitted Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
C. Development Intensity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
D. Height Regulations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
E. Sign Regulations ..................................
F. Form and Appearance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
G. Infrastructure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
H. Parking Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
I. Site Development Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
J. Grading and Drainage ................................
19.81.060
ENVIRONMENTAL MANAGEMENT PROGRAM
A. Purpose and Scope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
B. Resource Elements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
C. Environmental Management Requirements ...................
D. Midbayfront Subarea Requirements. . . . . . . . . . . . . . . . . . . . . . . .
19.81.070
SUBAREA SPECIFIC DEVELOPMENT STANDARDS
A. Purpose and Scope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
B. Midbayfront Subarea ................................
C. Industrial Subarea ..................................
D. Inland Parcel Subarea . . . . . . . . . . . . . . . . . . , . . . . . . . . . . . . . . .
E. Faivre Street Subarea . . . . . . . . . . . . . . . . . , . . . . . . . . . . . . . . . . . .
F. Palomar/Bay Blvd. Subarea . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
19.81.080
APPENDIX A
19.81.090
APPENDIX B
List of Exhibits
Page
1. Regional Location .................................
2. Coastal Zone with Subareas ...........................
3. Land Use District$:.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
4. Building Heights ..................................
5. Midbayfront Gateway Monumentation .....................
6. High Rise Building Wall Sign ..........................
7. Form and Appearance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
8. Circulation Element ................................
9. Utility Systems ..................................
10. Environmental Management Element . . . . . . . . . . . . . . . . . . . . . .
I I. Buffer Zone Section . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
12. Conceptual "F&G" Street Marsh Restoration ... . . . . . . . . . . . . . .
13. Central Resort District Concept .......... . . . . . . . . . . . . . . .
14. Residential District Concept ...........................
19.81.010 PURPOSE AND SCOPE
A. Purpose
The Chula Vista Local Coastal Program Implementation Program ("Bayfront Specific Plan") is
adopted to protect and promote the health, safety, morals, peace, comfort, convenience,
prosperity and general welfare. It is intended to implement the Chula Vista General Plan and
the Chula Vista Local Coastal Program Land Use Plan, which are also being implemented by
the Chula Vista Redevelopment Plan.
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B. Scope
The Chula Vista Local Coastal Program Implementation Program shall govern and regulate all
development within the Chula Vista Local Coastal Program boundary as depicted on Exhibit #2,
entitled Coastal Zone with Subareas, herein.
C. Authority
The Chula Vista Bayfront Local Coastal Program Implementation Program is adopted pursuant
to Section 30500 (a) of the Public Resources Code, relating to the requirements of a City to
implement the provisions and policies of the California Coastal Act. This Implementation
Program is further adopted pursuant to Sections 65450 through 65507 of the Government Code
of the state; and, Chula Vista Municipal Code Title 19, Zoning, chapter 19.07, relating to
Specific Plans.
Updated: September 2, 1994
Page 11
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Regional Location
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Updated: September 2, 1994
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Page 1 4
19.81.020 GENERAL PROVISIONS
A. Zoning
The Chula Vista Local Coastal Program Implementation Program is adopted as a Specific Plan
by ordinance, in accordance with Chapter 19.07, Specific Plans, of Title 19 - Zoning, of the
Chula Vista Municipal Code, and therefore serves as the zoning for all property within the scope
of the plan area.
" ,
B. Conflicts, Interpretation, and Applicability of Provisions
Whenever the provisions of this Specific Plan conflict with the provisions of the Chula Vista
Zoning provisions or whenever the provisions reflect on internal conflict, the following rules
shall apply: the Specific Plan provisions shall supersede those of the Zoning Ordinance and the
subarea provisions shall supersede area- wide provisions. In the event that a map specification
or illustration is found to be infeasible, then the nearest to the original that is deemed feasible
and practical shall apply. In all cases, whenever provisions require interpretation, the Chula
Vista Local Coastal Program Land Use Plan shall provide clarification and amplification.
C. Plan Amendment
Amendments to this Specific Plan shall require an amendment to the Chula Vista Zoning
Ordinance and shall be subject to the applicable sections of the California Coastal Act relating
to amendments to Local Coastal Programs.
D. Incorporation by Reference
Whenever this Specific Plan refers to another Article, Section, or Subsection of the Chula Vista
Zoning Ordinance, Title 19 of the Chula Vista Municipal Code, such reference shall be deemed
incorporated herein by reference. Such reference shall be to the Article, Section, or Subsection
of the Chula Vista Zoning Code in force as of the date of the adoption of this Implementation
Program. Subsequent amendments to the Chula Vista Zoning Code shall also be applicable, but
only to the extent that such amendment are not in conflict with the Chula Vista Local Coastal
Program Land Use Plan and Bayfront Specific Plan. A subsequent amendment to the Chula
Vista Zoning Ordinance which is in conflict with this Specific Plan shall not be applicable
without an amendment to this Plan. The applicability of provisions incorporated by reference
may also be affected by Development Agreements which may be entered into by the City and
property owners within the plan area.
E. Issues Not Covered
In the event that an issue is not covered by any provisions or regulation provided for herein,
then the issue shall be governed by the applicable regulations of the Chula Vista Zoning
Ordinance.
Updated: September 2, 1994
Page 1 5
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Updated: September 2; 1994
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Page 1 6
19.81.030 COASTAL DEVELOPMENT PERMIT PROCEDURES
A. Purposes
This part establishes the permit procedures for developments located in the coastal zone as
defined in Section 30150 of the Public Resources Code. This article is based on the Local
Coastal Program Implementation Regulations adopted by the California Coastal Commission
pursuant to Public Resources Code Sections 30333 and 30501, and as such shall constitute the
procedural requirements fOI;..[eview of developments in the coastal zone pursuant to Public
Resources Code Section 30600(d).
B. Definitions
I. "Aggrieved Person" means any person who, in person or through a representative, appeared
at a public hearing of the City in connection with the decision or action appealed, or who,
by other appropriate means prior to a hearing, informed the City of the nature of his
concerns, or who for good cause was unable to do either.
2. "Allowable Use" means any use allowed by right which does not require a public hearing
or any discretionary or non-discretionary permit of the approving authority.
3. "Appealable Development" means, in accordance with Public Resources Code Section
30603 (a) , any of the following:
a. Developments approved by the local government between the sea and the first public
road, or within 300 feet of the inland extent of any beach or of the mean high tide line
of the sea where there is no beach, whichever is the greater distance.
b. Developments approved by the local government, not included within paragraph (a)
above, located on tidelands, submerged lands, public trust lands, within 100 feet of any
wetland, estuary, stream or within 300 feet of the top of the seaward face of any coastal
bluff.
c. Any development which constitutes a m,yor energy facility. The phrase "major public
works project or a major energy facility" as used in Public Resources Code Section
30603 (a) (5) or energy facility as defined by Public Resources Code Section 30107, with
a value exceeding $100,000, as adjusted from the 1982 base year per the Engineering
News Record Construction Cost Index.
4. "Appellant" means any person who may file an appeal and includes an applicant, any
aggrieved person, or any two members of the Coastal Commission.
5. "Applicant" means the person, partnership, corporation, or state or local government agency
applying for a coastal development permit.
Updated: September 2, 1994
Page 1 7
6. "Approving Authority" means the City officer, planning commission or council approving
a coastal development permit.
7. "Categorically excluded development" means a development (upon request of the City,
public agency or other person) which the Coastal Commission has determined, pursuant to
Section 3061O(e) of the Public Resources Code, to have no potential for significant adverse
environmental effects and therefore has been issued an exclusion from the coastal
development permit requirements in accordance with the applicable regulations.
8. "Coastal Commission" means tb~. California Coastal Commission.
9. "Coastal Development Permit" means a letter or certificate issued by tile City in accordance
with the provisions of this chapter, after the applicant has submitted all necessary
supplementary documentation required to satisfy the conditions precedent in the notice to
issue a coastal development permit.
10. "Conditional Use" means any use which requires a public hearing.
II. "Development" means, on land, in or under water, the placement or erection of any solid
material or structure; discharge or disposal of any dredged material or of any gaseous,
liquid, solid, or thermal waste; grading, removing, dredging, mining, or extraction of any
materials; change in the density or intensity of use of land, including, but not limited to,
subdivision pursuant to the Subdivision Map Act (commencing with Section 66410 of the
Government Code), and any other division of land, including lot splits, except where the
land division is brought about in connection with the purchase of such land by a public
agency for public recreational use; change in the intensity of use of water, or of access
thereto; construction, reconstruction, demolition, or alteration of the size of any structure,
including any facility of any private, public, or municipal utility; and the removal or
harvesting of major vegetation other than for agricultural purposes, and help harvesting.
12. "Structure", as used in this section, includes, but is not limited to, any building, road, pipe,
flume, conduit, siphon, aqueduct, telephone line, and electrical power transmission and
distribution line.
13. "Development Permit Procedures" means access, open space, and conservation
requirements .
14. "Emergency" means a sudden, unexpected occurrence demanding immediate action to
prevent or mitigate loss or damage to life, health, property, or essential public services.
15. "Emergency Development" means work undertaken to resolve problems resulting from a
situation faIling within the definition of "emergency. "
16. "Local Coastal Program" means the City's land use plan, zoning ordinances, zoning maps,
and other implementing actions certified by the Coastal Commission as meeting the require-
ments of the California Coastal Act of 1976.
Updated: September 2, 1994
Page 18
17. "Notice to Issue Coastal Development Permit" means a letter or certificate issued by the
City in accordance with the provisions of this chapter, approving a development subject to
fulfillment of conditions prior to issuance of a coastal development permit, but if such
conditions are fulfilled, as being in conformance with and adequate to carry out tile Local
Coastal Program.
18. "Permitted Use" means any allowed by right which does not require a public hearing, but
does require a discretionary or non-discretionary permit (e.g., building permit) to be issued
by the approving authority.
19. "Other Permits and Approvals" means permits and approvals, other than a coastal
development permit required to be issued by the approving authority before a development
may proceed.
"--'..
C. Development Permit Conditions
Wherever reservation of an interest in land for public access, open space, or conservation is
required by the LCP, it shall be a condition of the coastal development permit.
1. Legal Instruments Required
Prior to issuance of a coastal development permit where a public accessway, or open space
or conservation restriction on land is required by this Local Coastal Program, each applicant
shall record one of the following legal documents as specified in the conditions of approval:
a. Irrevocable Offer of Dedication.
The applicant shall submit a preliminary title report and record an irrevocable offer to
dedicate the access, open space, or conservation easement or to convey such interest
in property in fee the access way , as described in the permit conditions, free of prior
liens or encumbrances, except for tax liens. This offer can be accepted within 21 years
by a non-profit organization or governmental agency subject to approval by the
executive director of the Coastal Commission. Until this offer is accepted or until the
landowner allows, the public has no right to use the access way, provided that the
landowner shall not interfere with established existing public use.
b. Outright Grant of Pee Interest or Easement.
If the project is important in and of itself for public access, open space, or conservation
needs, and the size and scope the proposed development is such that an out-right
conveyance interest is appropriate, or there is an accepting agency approved by the
Executive Director of the Coastal Commission available to accept the easement or fee
interest, it can be required prior to issuance of the permit. Until such a grant is
accepted or until the land-owner allows, the public has no right to use the accessway,
provided that the landowner shall not interfere with established existing public use.
Updated: September 2, 1994
Page 19
2. Required Information
As a condition of tile of a permit, title information and all necessary subordination
agreements shall be required. Title insurance may also be required when extensive interests
inland are being granted.
D. Applicability
Except as provided in Sections E and F, any person wishing to undertake a development in the
coastal zone shall obtain a coastal development permit in accordance with the provisions of this
article, in addition to any other permit required by law. Development undertaken pursuant to
a coastal development permit shall conform to the plans, specifications, terms and conditions
approved in granting the permit. The procedures prescribed herein may be used in conjunction
with other procedural requirements of the City, provided that the minimum requirements as
specified herein are assured.
E. De Minirnus Development
The Director of Planning may issue a written waiver from the coastal development permit
requirements of this article for any development that is de minimis. A proposed development
is de minimis if the Director of Planning determines, based on a review of an application for a
coastal development permit, that the development involves no potential for any adverse effect,
either individually or cumulatively, on coastal resources and that it will be consistent with all
applicable objectives, policies, and standards of the certified Local Coastal Program. The
determination shall be made in writing and based upon factual evidence.
I. De minimis waivers shall be permitted only in the non-appealable area of the City's coastal
development permitting jurisdiction when no local public hearing is required.
2. The Director of Planning will consider the following types of projects for possible permit
waivers:
a. Projects which would have been placed on the consent calendar without special
conditions;
b. Projects fully consistent with the certified Local Coastal Program (LCP) and for which
all applicable policies of the LCP are objective in nature, such that staff does not have
to exercise its judgment as to satisfaction of subjective criteria;
c. Projects located in areas where similar projects have been approved as a routine matter
without conditions or opposition.
3. The following projects will not be considered for possible waivers:
a. Projects which involve questions as to conformity with the certified LCP, or which may
result in potential impacts on coastal resources and public access;
Updated: September 2, 1994
Page 20
"-.
b. Projects with known opposition or probable public controversy;
c. Projects which involve divisions of land including condominiums.
4. If, upon review of the coastal development permit application, the Director of Planning
determines that the development is de minimis, tile applicant, shall post public notice of the
de minimis waiver on the property for at least seven calendar days prior to the final decision
granting the waiver. Notice of intent to issue a de minimis waiver shall also be made to the
Coastal Commission and to persons known to be interested in the proposed development in
the following maimer: ~ ..
Within ten (10) calendar days of accepting an application for a de minimis waiver or at least
seven (7) calendar days prior to the decision on the application, the Director of Planning
shall provide notice, by first class mail, of pending waiver of permit requirements. This
notice shall be provided to all persons who have requested to be on the mailing list for that
development project or site or for coastal decisions within the local jurisdiction, to all
property owners and residents within 100 feet of the perimeters of the parcel on which the
development is proposed, and to the Coastal Commission.
5. The notice shall contain the following information:
a. A description of the proposed project and location;
b. A statement that the development is within the coastal zone;
c. The date of filing of the application and the name of the applicant;
d. The number assigned to the application;
e. The date of the hearing at which the waiver may become effective;
f. The general procedure concerning the submission of public comments either in writing
or orally prior to the decision;
g. A statement that a public comment period of sufficient time to allow for the submission
of comments by mail will be held prior to the decision.
The Director of Planning shall report to the City Council at its next available public meeting
those projects for which waivers are proposed, with sufficient description to give notice of
the proposed development to the City Council. A list of waivers issued by the Director of
Planning shall be available for public inspection at the public counter of the Community
Development Department and at the City Council meeting during which any waivers are
reported. A waiver shall not take effect until after the Planning Director makes his/her
report to the City Council. If one-third of the City Council (two members) so request, such
issuance shall not be effective and, instead, the application for a coastal development permit
shall be processed in accordance with the provisions of this article.
Updated: September 2, 1994
Page 21
F. Exemptions
I. The following shall be considered exemptions:
a. Repair and maintenance activities which do not result in an addition to or enlargement
or expansion of the object of such activities, except as otherwise specified by the
Coastal Commission in Subchapter 7, Title 14, California Administrative Code, and any
amendments thereafter adopted.
b. Activities of public utilit~~ as specified in the Repair, Maintenance and Utility
Hook-Up Exclusion adopted by the Coastal Commission on September 5, 1978.
c. Occupancy permits.
d. Improvements to single-family residences, except as otherwise specified by the Coastal
Commission in Subchapter 6, Title 14, California Administrative Code, and any
amendments thereafter adopted.
e. Improvements to any structure other than a single-family residence or a public works
facility, except as otherwise specified by the Coastal Commission in Subchapter 7.5,
Title 14, California Administrative Code, and any amendments thereafter adopted.
2. Notice of Exempt Development shall be as follows:
A permit issued by the City for a development which is exempt from the coastal
development permit requirements shall be exempt from the notice and hearing requirements
of this article. The City shall maintain a record for all permits issued for exempt
developments which shall be made available to the Coastal Commission or any interested
person upon request. This record may be in the form of any record of permits issued
currently maintained by the City provided that such record includes the applicant's name,
the location of the project, and a brief description of the project.
G. Emergency Development Permit
Application for and issuance of an Emergency Development Permit shall comply with
requirements set forth in Article 2, Sections 13329, 13329.1, 13329.2, 13329.3, and 13329.4
of the California Administrative Code. An application and permit form prepared in compliance
with said Article shall be adopted by the City of Chula Vista.
H. Notice of Appealable Developments
Within ten (10) calendar days of accepting an application for an appealable coastal development
permit or at least seven (7) calendar days prior to the first public hearing on a development
proposal, the City shall provide notice by first class mail of pending application for appealable
development. This notice shall be provided to each applicant, to all persons who have requested
to be on the mailing list for that development project or for coastal decisions within the City,
to all property owners and residents within 100 feet of the perimeter of the parcel on which the
Updated: September 2, 1994
Page 22
development is proposed, and to the Coastal Commission. The notice shall contain the following
information:
1. a statement that the development is within the coastal zone;
2. the date of filing of the application and the name of the applicant;
3. the number assigned to the application;
4. a description of the dev~.opment and its proposed location;
5. the date, time, and place at which the application will be heard by the local governing body
or hearing officer;
6. a brief description of the general procedure of local government concerning the conduct of
hearing and local actions; and
7. the system for local and Coastal Commission appeals, including any local fees required.
Costs of notice which are not reimbursed to local governments through grants or SB90
reimbursement pursuant to Public Resources Code Section 30353.
I. Public Hearing on Appealable Developments
At least one public hearing shall be held on application for an appealable development, thereby
affording any persons the opportunity to appear at the hearing and inform the City of the nature
of his or her concerns regarding the project. Such hearing shall occur no earlier than seven (7)
calendar days following the mailing of the notice required in Section H above and shall normally
be conducted by the Planning Director or his/her designee. The public hearing may be
conducted in accordance with existing local procedures or in any other manner reasonably
calculated to give interested persons, including the applicant, an opportunity to appear and
present their viewpoints, either orally or in writing.
The hearing officer's decision may be appealed to the City Council within 10 days following the
hearing officer's decision. Said appeal shall be processed by the City Council in the same
manner as a public hearing on appealable development described herein. The fee for filing said
appeal shall be in accordance with Section T below.
J. Notice of Local Govermnent Action Where Hearing Continued
If a decision on a coastal development permit is continued by the City to a time which is neither
(a) previously stated in the notice provided pursuant to Section H above, nor (b) announced at
the hearing as being continued to a time certain, the City shall provide notice of the further
hearings (or action on the proposed development) in the same manner, and within the same time
limits, as established in Section I above.
Updated: September 2, 1994
Page 23
K. Notice of Non-Appealable Developments that Require a Public Hearing: Conditional
Uses
Notice of such developments shall be given at least ten (10) calendar days before a hearing in
the following manner:
I. Notice in the manner prescribed in Section H above; or
2. Notice as prescribed herein:
~ ,
a. If the matter is heard by the planning commission, notice shall be published in a
newspaper of general circulation or (if there is none) posted in at least three public
places in the local jurisdiction;
b. Notice by first class mail to any person who has filed a written request therefor;
c. Notice by first class mail to property owners within 300 feet of the proposed project;
d. Notice by first class mail to residents within 100 feet of the proposed project;
e. Notice by first class mail to the Coastal Commission; and
f. The notice shall contain a statement that the proposed development is within the coastal
zone.
L. Public Hearing on Non-Appealable Developments: Conditional Uses
At least one public hearing shall be held on each application for a non-appealable development
involving a conditional use, thereby affording any persons the opportunity to appear at the
hearing and inform the City of the nature of his or her concerns regarding the project. Such
hearing shall occur no earlier than ten (10) calendar days following the mailing of the notice
required in Section H above and shall be conducted in accordance with local procedures or in
any other manner reasonably calculated to give interested persons, including the applicant, an
opportunity to appear and present their viewpoints, either orally or in writing.
M. Notice of Non-Appealable Developments that Do Not Require a Public Hearing:
Permitted Uses
Notice of such developments shall be provided in the manner prescribed in Section F.2 above.
N. Determination of Applicable Notice and Hearing Procedures
The determination of whether a development is categorically excluded or appealable for purposes
of notice, hearing and appeals shall be made by the City at the time the application for develop-
ment is submitted. This determination shall be made with reference to the certified Local
Coastal Program, including maps, categorical exclusions, land use designations, and zoning
ordinances adopted as a part of the certified Local Coastal Program. Where an applicant,
Updated: September 2, 1994
Page 24
interested person, or the City has a question as to the appropriate procedures, the following
procedures shall be followed.
I. The City shall make its determination as to what type of development is being proposed
(i.e., exempt, categorically excluded, appealable, non-appealable) and shall inform the
applicant of the notice and hearing requirements for that particular development. The local
determination may be made by the designated approving authority.
2. If the determination of the City is challenged by the applicant or an interested person, or
if the City wishes to ltaye a Coastal Commission determination as to the appropriate
designation, the City shall notify the Coastal Commission by telephone of the dispute/ques-
tion and shall request an Executive Director's opinion.
3. The Executive Director shall, within two (2) working days of the City's request (or upon
completion of a site inspection where such an inspection is warranted), transmit a determina-
tion as to whether the development is exempt, categorically excluded, non-appealable, or
appealable.
4. Where, after the Executive Director's investigation, the Executive Director's determination
is not in accordance with the City determination, the Coastal Commission shall hold a
hearing for the purpose of determining the appropriate designation for the next Coastal
Commission meeting in the appropriate geographic region following the City's request.
O. Finality of City Action
A local decision on an application for a development shall be deemed final when (I) the local
decision on the application has been made and all required findings have been adopted, including
specific factual findings supporting the legal conclusions that the proposed development is or is
not in conformity with the certified Local Coastal Program, and that the required conditions of
approval adequate to carry out the certified Local Coastal Program as required in the
implementing ordinances have been imposed, and (2) all rights of appeal have been exhausted
as defined in Section S below.
P. Final City Action - Notice
Within seven (7) calendar days of a final decision on an application for any development (except
categorically excluded or exempt developments), the City shall provide notice of its action by
first class mail to the Coastal Commission and to any persons who specifically requested notice
of such final action by submitting a self-addressed, stamped envelope to the City (or, where
required, who paid a reasonable fee to receive such notice). Such notice shall include conditions
of approval, written findings, and the procedures for appeal to the Coastal Commission.
Q. Failure to Act - Notice
1. Notification by Applicant: If the City has failed to act on an application within the time
limits set forth in Government Code Sections 65950-65957.1, thereby approving the
development by operation of law, the person claiming a right to proceed pursuant to
Updated: September 2, 1994
Page 25
Government Code Section 65950-65057.1 shall notify, in writing, the City and the Coastal
Commission of his or her claim that the development has been approved by operation of
law. Such notice shall specify the application which is claimed to have been approved.
2. Notification by City: When the City determines that the time limits established pursuant to
Government Code Sections 65950-65957.1 have expired, the City shall, within seven (7)
calendar days of such determination, notify any person entitled to receive notice pursuant
to Section P above that it has taken final action by operation of law pursuant to Government
Code Sections 65950-65957.1. The appeal period for projects approved by operation of law
shall begin to run only upon ttI<1 receipt of the City's notice in the Coastal Commission
office. (This section shall apply equally to a City determination that the project has been
approved by operation of law and to a judicial determination that the project has been
approved by operation of law.)
R. Local Government Action - Effective Date
A final decision of the City on an application for an appealable development shall become
effective after the ten (IO)-working-day appeal period to the Coastal Commission has expired
or after the twenty-first (21st) calendar day following the final local action unless any of the
following occur.
I. An appeal is filed in accordance with the Coastal Commission's regulations; or
2. The notice of final local government action does not meet the requirements of Sections P
and Q above.
Where either of the circumstances above occur, the Commission shall, within five (5) calendar
days of receiving notice of that circumstance, notify the City and the applicant that the effective
date of the City action has been suspended.
S. Exhaustion of Local Appeals
1. An appellant shall be deemed to have exhausted local appeals for purposes of filing an
appeal under the Coastal Commission's regulations and be an aggrieved person where the
appellant has pursued his appeal to the local appellate body as required by the City's appeal
procedures, except that exhaustion of all local appeals shall not be required if any of the
following occur.
a. The City requires an appellant to appeal to more local appellate bodies for permits in
the coastal zone in the implementation section of the Local Coastal Program;
b. An appellant is denied the right of the initial local appeal by a local ordinance which
restricts the class of persons who may appeal a local decision;
c. An appellant is denied the right of local appeal because local notice and hearing
procedures for the development did not comply with the provisions of this article; or
Updated: September 2, 1994
Page 26
d. The City charges an appeal fee for the filing or processing of appeals.
Where the local government would ordinarily require an appeal fee for the processing of
appeals within the appealable areas of the coastal zone, the City may apply to tile Coastal
Commission for a reimbursement of that fee through an SB90 claim or similar
reimbursement process.
2. Where a project is appealed by any two (2) members of the Coastal Commission, there shall
be no requirement of exhaustion of local appeals, provided, however, that notice of Coastal
Commission appeals sQajl be transmitted to the local appellate body (which considers
appeals from the local body that rendered the final decision), and the appeal to the Coastal
Commission shall be suspended pending a decision on the merits by that local appellate
body. If the decision of the local appellate body modifies or reverses the previous decision,
the Commissioners shall be required to file a new appeal from that decision.
T. Appeal Fee
The fee for filing and processing an appeal within the City of Chula Vista shall be that specified
in the current Master Fee Schedule.
Updated: September 2, 1994
Page 27
This page blank!
Updated: September 2, 1994
, ,
Page 28
19.81.040
LAND USE CLASSIFICATION
A. Purpose and Scope
The Chula Vista Bayfront Specific Plan provides for the classification of land use and the
regulation of development by Land Use District. These classifications, "Districts", are depicted
on Exhibit #3, herein. Each Land Use District contains a set of regulations setting forth the
standards for development within that District. This section provides the development standards
relating to permitted uses within each District. Additional specific use regulations are included
in Chapter VII, Subarea Spe~!fic Development Standards, herein.
B. Commercial Land Use Districts
1. Visitor - Commercial: This use is permitted only in the Midbayfront, Subarea 1.
Refer to Chapter VII, Subarea Specific Development Standards for Subarea 1.
2. Thoroughfare Commercial: All lands on Exhibit #3, Land Use Districts, designated as
Thoroughfare Commercial shall be permitted to accommodate the following uses:
a. For Subarea I - Midbayfront Subarea
Refer to Chapter VII, Subarea Specific Development Standards.
b. For Subarea 2 - Industrial Subarea
1) Food Sales Commercial
2) Convenience Sales and Service Commercial
3) Transient Habitation Commercial
4) Automotive Servicing Commercial
5) Automotive Repair and Cleaning Commercial
6) Automotive Fee Parking Commercial
7) Group Assembly Commercial
8) Parking Services Civic
9) Community Assembly Civic
10) Administrative Civic
11) Utility and Vehicular Civic
12) Special Signs
13) Development Signs
14) Realty Signs
15) Civic Signs
16) Business Signs
2. Commercial - Professional and Administrative: All lands on Exhibit #3, Land Use
Districts, designated on Professional and Administrative (including portions within the
Central Resort District), shall be permitted to accommodate the following uses:
Updated: September 2, 1994
Page 29
a. For subarea 1 - Midbayfront subarea refer to Chapter
VII, Subarea Specific Development Standards.
b. For subarea 2 - Industrial subarea:
I) Administrative and executive offices;
2) Professional offices;
3) Research offices;
4) General business offices; and
5) Any other office use determined to be of the
same general cWJJacter of the above permitted
uses.
C. Indnstrial Land Use Districts
I. Research and Limited Industrial: All lands on Exhibit #3, Land Use Districts, designated
as Research and Limited-Industrial shall be permitted to accommodate the following
permitted uses:
a. For Subarea 2 - Industrial Subarea:
I) Administrative Commercial
2) Food Service Commercial
3) Convenience Sales and Service Commercial
4) Business and Communication Service Commercial
5) Retail Business Supply Commercial
6) Research Development Commercial
7) Automotive Fee Parking Commercial
8) Custom Industrial
9) Essential Service Civic
10) Parking Services Civic
11) Community Assembly Civic
12) Special Signs
13) Development Signs
14) Realty Signs
15) Civic Signs
16) Business Signs
b. For other Subareas: Refer to Chapter VII Subarea Specific Development Standards,
herein.
2. General - Industrial: All lands on Exhibit #3, Land Use Districts, designated as General -
Industrial shall be permitted to accommodate uses as follows:
Updated: September 2, 1994
Page 30
a. Permitted Uses:
1) Food Service Commercial
2) Convenience Sales and Service Commercial
3) Business and Communication Service Commercial
4) Retail Business Supply Commercial
5) Research and Development Commercial
6) General Wholesale Sales Commercial
7) Transportation and Warehousing Commercial
8) Automotive ~e Parking Commercial
9) Custom Industrial
10) Light Industrial
11) General Industrial
12) Essential Service Civic
13) Special Signs
14) Development Signs
15) Realty Signs
16) Civic Signs
17) Business Signs
b. Conditionally Permitted Uses:
1) Automotive Sales (New), Rental & Delivery and Accessory Commercial
Activities
2) Automotive Servicing Commercial Activities
3) Automotive Repair and Cleaning Commercial Activities
4) Boat Sales or Rental Commercial Activities
5) Boat Servicing Commercial Activities
6) Educational Services Commercial Activities
7) Child-Care Activities
c. The following are conditionally permitted uses only within the Inland Parcel, Subarea
5:
I) Commercial - group assembly
2) Commercial - sport and recreational enterprise
3) Golf driving range
D. Public and Open Space Districts
1. Public and Quasi-Public: All lands on Exhibit #3, Land Use Districts, designated as Public
and Quasi-Public, shall be permitted to accommodate the following permitted uses:
a. For Subarea 1 - Midbayfront Subarea: Refer to Chapter VII Subarea Specific
Development Standards, herein.
b. For all Subareas with a Landscaped Parking Overlay Designation:
Updated: September 2, 1994
Page 31
1) Parking Services Civic
2) Automotive Fee Parking Commercial
3) Special Signs
4) Civic Signs
5) Utility Transmission Systems
2. Parks and Recreation: AU lands on Exhibit #3, Land Use Districts, designated as Parks
and Recreation, shall be permitted to accommodate the following permitted uses:
a. For Subarea 1 - MidbayJJ;ont Subarea: Refer to Chapter VIl - Subarea Specific
Development Standards, herein.
b. For all other Subareas:
1) Public parks and facilities to serve park users
2) Public parking.
3. Water: Refer to Chapter VIl - Subarea Specific Development Standards for Subarea 1 -
Midbayfront Subarea for permitted uses.
4. Open Space: All lands on Exhibit #3, Land Use Districts, designated as Open Space, shall
be permitted to accommodate the restoration or enhancement of wetlands and other existing
natural conditions, with development or construction limited to the existing Nature
Interpretive Center, within the Sweetwater Marsh National Wildlife Refuge. All other use
or activities shall be to preserve natural resources and habitat value.
5. Circulation/Other: All lands on Exhibit #3, Land Use Districts, designated as Circula-
tion/Other is to be used for major circulation facilities, their adjacent right-of-ways, and
landscaped areas adjacent thereto.
E. Residential Districts
Refer to Chapter VIl - Subarea Specific Development Standards for Subarea I - Midbayfront
Subarea for permitted uses.
F. Central Resort District
Refer to Chapter VIl - Subarea Specific Development Standards for Subarea I - Midbayfront
Subarea for permitted uses.
G. Circulation and Other District
All lands on Exhibit #3, Land Use Districts, indicated as Circulation and other are for those uses
associated with major circulation elements including; Interstate 5, State Route 54, SD&AE
Railroad line, Marina Parkway, Lagoon Drive, "H" Street, and the rights-of-ways/adjacent open
space associated with these circulation elements.
Updated: September 2, 1994
Page 32
Table IV-1
TABLE OF LAND USE STATISTICS
The following statistics are provided as a general reference for the overall Chula Vista LCP.
The acreages indicated are approximate gross acreages based on planimeter calculations from
Exhibit #3, Land Use Districts. These statistics are not intended to indicate an allowance nor
a restriction of permitted development.
, .
Approximate
Gross Acres
Land Use
Residential - High
Commercial - Visitor
Commercial - Thoroughfare
Commercial - Professional & Administration
Industrial - Research & Limited
Industrial - General
Public & Quasi-Public
Parks & Recreation
Water
Open Space
Circulation/Other
Central Resort District
18 ac
II
12
12 *
81
289
18
37
8
301
186
----.1Q..
TOTAL
1,013 ac
* Use also included in Central Resort District
,
Updated: September 2, 1994
Page 33
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19.81.050 DEVELOPMENT CRITERIA
A. Purpose and Scope
This Chapter of the Chula Vista Bayfront Specific Plan provides development criteria for each
Land Use District with the plan area. Additional development criteria are included in Chapter
VII, Subarea Specific Development Standards, herein.
B. Permitted Uses
, .
, .
Permitted Uses for each Land Use District are listed in Chapter IV, Land Use Classification.
C. Development Intensity
The development intensity is established by using a Floor Area Ratio (FAR), a specific
maximum square footage allowance, or through setback and height controls, depending on the
subarea. Following are the applicable development intensities for each land use category listed
by subarea:
I. Subarea I - Midbayfront: The development intensity for the Midbayfront subarea is
established by the specific square footage allowances described in Chapter VII herein.
2. Subarea 2 - Industrial Area:
a. Industrial - General: Maximum FAR 0.5
b. Industrial - Research & Limited: Maximum FAR 0.5
c. Commercial - Thoroughfare: Maximum FAR 0.25
d. Public-Quasi Public: Area designated for landscaped parking may be incorporated into
the adjacent land use area for FAR calculations.
e. Parks & Recreation: Development intensity limited by minimally permitted uses.
f. Open Space: none
g. Special conditions "C" and "F" on Exhibit 4, Building Heights: see special standards
in Chapter VII for Subarea 2.
3. Subarea 3 - Southern Parcel: The only land use in this subarea is Industrial - General which
is limited to an FAR of 0.5.
4. Subarea 4 - Inland Parcel: The only land use in this subarea is Industrial - General. The
maximum development intensity is established by the Height Regulations Chapter V-D; and,
Site Development Standards, Chapter V-I and Chapter VII-E.
5. Subarea 5 - Faivre Street subarea: The only land use in this subarea is Industrial - General.
The maximum development intensity is established by the Height Regulations Chapter V-D;
and, Site Development Standards, Chapter V-I and Chapter VII-E.
Updated: September 2, 1994
Page 35
6. Subarea 6 - Palomar/Bay Boulevard Subarea: The land use permitted in this subarea is
Industrial - Research & Limited. The maximum development intensity is established by the
Height Regulations Chapter V-D; and, Site Development Standards, Chapter V-I and
Chapter VII-E.
7. Subarea 7 - Sweetwater Marsh National Wildlife Refuge: Development intensity is limited
to the existing Nature Interpretative Center facilities and other structures which are approved
by the United States Fish & Wildlife Service.
D. Height Regulations
~-
The maximum building heights are as shown on Exhibit #4, Building Heights, herein. This
exhibit also identifies certain specific locations for special height conditions for specific
buildings. The location of the symbol for the special height condition is intended to provide an
approximate, but not an exact location of the building regulated by the special height condition.
Following are the height regulations for these special height condition locations keyed to the
Building Heights exhibit.
I. Special Condition "A": Three symbols are depicted. These three symbols represent hotel
sites, two of which permit hotel buildings up to 229 feet in height and the third permits a
hotel building up to 100 feet in height.
2. Special Condition "B": This symbol permits a Cultural Arts Facility up to 100 feet in
height. Site west of Marina Parkway is primary site; site in Central Resort District is
alternative site.)
3. Special Condition "C": This symbol permits an Commercial - Professional & Administra-
tive use in a building up to 96 feet in height, subject to special conditions listed in Chapter
VII for Subarea 2.
4. Special Condition "D": This symbol permits a viewing tower in the Nature Interpretative
Center up to 45 feet in height.
5. Special Condition "E": These two symbols permit two residential buildings up to 229 feet
each.
6. Special Condition "F": The two parcels identified by this symbol shall be subject to the
special conditions listed in Chapter VII for Subarea 2.
7. Wildlife Refuge Buffers - Midbayfront Subarea 1
Notwithstanding the height limits described above, the following height restrictions shall be
enforced according to proximity to the USF&WS property line west of the SDG&E ROW:
a. Primary Zone - within 100 feet of USF&WS property line: Limited public access (paths
and overlooks only, no structures)
Updated: September 2, 1994
Page 36
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b. Park Land/Open Space Zone - next 100 feet landward from Primary Zone: public
access and limited structures permitted (e.g., park pavilions, pedestrian and bicycle
paths); landscaping and structures over 6 feet (including signs, light standards, etc.)
must be screened from view of the wetland to the satisfaction of USF&WS and Califor-
nia Department of Fish and Game; building height limit 30 feet.
c. Limited Development Zone "A" - next 100 feet landward from Parkland/Open Space
Zone: building height limit 35 feet, except the Cultural Arts Facility site where
structures to 100 feet in height are permitted as indicated in the Building Heights Map,
Exhibit #4.
,,,,,.,
d. Limited Development Zone "B" - next 100 feet landward from Limited Development
Zone" A ": building height limit 44 feet, except that portion of the Central Core Sector
which may be within 300 feet of the USF&WS boundary where the height limit shall
be 75 feet and a single high-rise hotel site (up to 229 feet) as indicated in the Building
Heights Map, Exhibit #4.
e. Development Zone - Property more than 400 feet from the National Wildlife Refuge
property line shall be subject to the heights limits depicted on the Building Heights Map,
Exhibit 4.
f. Notwithstanding the policy above, the horizontal zones for the "F-G" Street Marsh shall
be controlled by the provisions of the approved 404 Permit (Army Corps Permit No.
88-267-RH).
E. Sign Regulations
The size, location and design of all signs in the Chula Vista Bayfront LCP shall be subject to
the following:
I. For all areas: no freestanding sign shall be greater than 10 feet in height and signs shall be
subject to the regulations of the Chula Vista Municipal Code, Title 19, Zoning, Chapter
19.60, Signs, incorporated herein by reference, unless modified by the provisions of this
Specific Plan.
2. For the Midbayfront and Industrial Subareas, Subareas 1 and 2, the following regulations
shall also apply:
a. Public Signs.
I) Street Name Signs: Street name signs shall have special mountings and frames to
identify streets as being a part of the new Bayfront community. The sign copy and
construction shall reflect a unified style and colors.
2) Directional Signs: Directional signs at intersections will help establish gateways to
the redevelopment area, and may include such generic information as Convention
Center, Marina, Special-Use Park, Wildlife Refuge, etc., as necessary. Directional
Updated: September 2, 1994
Page 38
information for private developments may be included also at the discretion of the
Design Review Board. Information will be clustered on one sign per intersection.
Signs will have standardized mountings and trip. Each sign location shall include
specially designed landscaped areas to create a setting.
3) Information Signs: Public information signs are designed for public facilities and
services such as parks, marshes, marinas, trim, and colored to be unified with the
basic public sign theme.
4) Traffic and Parking Control Signs: Traffic control and parking signs shall be
designed with standard copy faces, and shall be trimmed in a manner consistent
with Bayfront motif. Exact sizes and locations are required by state regulation.
b. Private Signs
1) Commercial Uses Adjacent to Freeway: Commercial uses with freeway exposure
shall be allowed either wall or low-profile monument signs with name and/or logo.
If the business logo is well-established as an identity mark, then use of logo alone
is preferable. Each lot may have two wall signs or one ground sign only. Only
one wall sign shall be visible at a time. Maximum total copy area shall be 100
square feet. Ground signs may be doubled-faced or parallel to the roadway and are
intended to be low-profile monument signs.
2) Automotive Service: Service stations with freeway exposure shall be allowed
freeway identification signs. Sizes shall be as small as possible and still have
freeway identity, in no case to exceed 50 square feet total sign area. Such signs
shall be subject to strict review by the Design Review Board.
3) Corner Lots: The identification allowance for sign development on corner lots may
be divided to provide for a sign on each frontage; however, the total allowance for
both signs combined is not to exceed 50 square feet.
4) Multi-Tenant Buildings or Complexes: Office, retail-commercial and industrial uses
which are multi-tenant shall be allowed additional tenant identification signs: each
tenant shall be allowed a maximum of three square feet on or adjacent to the entry
door. These tenant signs shall be visible from on-site parking and/or pedestrian
walkways, but not intended to be readable from public streets.
5) Directional and Information Signs: These signs shall be allowed on a need basis.
They shall be directional in nature and not intended as identification signs. Their
maximum height shall be four feet with four square feet maximum copy area per
side.
6) Special Event Signs (Temporary): Special events such as grand openings shall be
allowed temporary signs. Such signs shall have a limited life as determined by the
Design Review Board.
Updated: September 2, 1994
Page 39
7) Construction Signs (Temporary): Signs for owners, contractors and subcontractors,
architects, etc., for new projects under construction shall be subject to Design
Review Board approval.
c. Allowable Copy Area
I) Hotel/Motel, RV Parks, Restaurants, and Retail-Commercial: Total copy area for
all identification signs combined shall be limited to not more than 50 square feet per
parcel (except additional signage for high- and mid-rise hotels is permitted per
Section E.3.b, below). ,S.igns may be wall signs and/or ground signs. Ground signs
may be single- or double-faced but may not exceed ten feet in height. An additional
changeable copy area of 25 square feet maximum shall be allowed for uses which
include entertainment or convention facilities. Changeable copy area shall be
single-faced only.
2) Automotive Service: Service stations shall be allowed one identification sign (non-
freeway) per lot. Signs shall be ground signs or wall signs and shall have no more
than 40 square feet of copy area, six feet maximum height.
3) Industrial and Office Uses: Industrial or office uses shall be allowed one
identification sign per lot, visible from the internal street. Signs shall not exceed
40 square feet in area or six feet maximum in height. Total sign area may include
a directory or tenant listing if the project is multi-tenant.
3. For the Midbayfront Subarea only: In addition to the provisions above, the following shall
apply in Subarea I:
a. Midbayfront Sign Program: In addition to the regulations provided by this Specific Plan
and the Chula Vista Zoning Code for signs, additional more specific and restrictive
regulations shall be required for the Midbayfront Subarea in the Midbayfront Sign
Program. This sign program shall be approved by the City of Chula Vista prior to the
issuance of the first building permit in this subarea. The purpose of the Midbayfront
Sign Program is to provide a sign plan for the Midbayfront subarea consistent with the
goals and policies of the Local Coastal Program, and to meet these specific objectives:
1) To create a system of signs which serves as an important design element in
establishing an identifiable image for the area.
2) To provide identification for the special components which make up the Mid-
bayfront area.
3) To reduce visual competition between signs, balancing the needs for identification
and aesthetic harmony.
4) To integrate signage with architectural and landscape design themes, thereby
reducing the prominence of signs.
Updated: September 2, 1994
Page 40
5) To provide standards of acceptability for signs in order to facilitate the review and
approval process by the City of Chula Vista.
b. Scale of Signs for the Midbayfront subarea: The two most prominent signs in the
Midbayfront will be the Midbayfront gateway monument and tile high- and mid-rise
hotel building wall signs. Because of the importance of these signs, the following
specific regulations are provided:
1) Midbayfront Gateway Monument: The sign element containing copy shall not
exceed a maxim!11}\ height of 5' -6". The architectural element containing the sign
shall not exceed 12 feet in height. The maximum copy area per sign face shall not
exceed 50 square feet. Illustrations of a gateway monument meeting these standards
follow as a guideline.
2) High-rise Hotel Building Wall Signs: Only allowed on hotel buildings greater than
eight stories in height. Two signs per building, 300 square feet maximum each
sign. Individual letters or logo only; maximum sign height shall be 7 feet. An
illustration of this type of sign follows as a guideline. Sign design and lettering
shall not permit perching by avian predators of the California least tern, light-footed
clapper rail, or Belding's Savannah sparrow.
F. Form and Appearance
1. Form and Appearance Objectives
The following objectives shall serve as guidelines for use of land and water resources to
preserve a sound natural environment:
a. Preserve existing wetlands in a healthy state to ensure the aesthetic enjoyment of
marshes and the wildlife which inhabit them.
b. Change the existing industrial image of the Bayfront, and develop a new identity
consonant with its future prominent public and commercial recreational role.
c. Improve the visual quality of the shoreline by promoting public and private uses which
provide proper restoration, landscaping, and maintenance of shoreline areas.
d. Remove, or mitigate by landscaping, structures or conditions which have a blighting
influence on the area.
e. Develop a readily understandable and memorable relationship of the Bayfront (and the
areas and elements which comprise it) to adjoining areas of Chula Vista and to the
freeway and arterial approaches to the Bayfront.
Updated: September 2, 1994
Page 41
.,)..
Midbayfront Gateway
Monumentation
Exhibit 5
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Plan View
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2. Specific Provisions
To promote these policies, the Form and Appearance provisions of the Land Use Plan
acknowledges three major components which comprise the physical form of the area:
natural resources areas to be preserved; an open space system including walkways, bicycle
ways, and park areas; and development units having common usage and/or qualities, which
should be treated as distinctive, but closely interrelated, visual entities. To reinforce the
physical quality of these three components, Exhibit #7, Form and Appearance, identifies:
landscape character and function; major gateways; architectural edges; and views.
"'
a. Landscape Character and Function
Major landscape components shall adhere to Exhibit #7, Form and Appearance, to
establish strong visual continuity in response to varied functional needs.
b. Landscape Screening
All areas designated for Landscape Screening on Exhibit #7 shall include dense planting
of trees and shrubs to serve three purposes: diminish the visual impact of large existing
industrial structures, such as those of Rohr Industries and SDG&E's plant and
transmission towers, and extensive parking areas and outdoor storage areas; define
major entry points to the Bayfront and frame views; and be used in masses as visual
stopping points to limit views and provide natural vertical elements. Heights of trees
and shrubs may be limited by USF&WS requirements in areas near the wildlife refuge.
The following standards shall guide Landscape Screening design:
Characteristics
Representative
Location
40' to 60' height
upright form
evergreen
Bay Boulevard
Existing pines and other trees shall be preserved to the maximum possible extent.
c. Parking Area Planting
All areas designated for Parking Area Planting Exhibit #7 shall include a planting
program coordinated with parking improvements beneath the power lines. The 150-
foot-wide right-of-way that bisects the Bayfront may include landscaped auto parking
to diminish the visual impact of the power lines and strengthen the ground plane connec-
tion between both sides of the right-of-way. SDG&E criteria will permit planting that
can be kept not more than 15 feet high, thereby maintaining sufficient clearance at the
lowest point in the power line catenary. Planting in parking areas should establish a
dense ground plane massing of shrubs and short trees to create a grove effect that
screens cars from view and ties together in a strong horizontal line an intersecting mass
Updated: September 2, 1994
Page 44
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of foliage on either side of the right-of-way (see Section D in Map 3, Circulation). The
following standards shall guide Parking Area Planting design:
Characteristics
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Location
10' to 15' height
globular or multi-stem form
evergreen
SDG&E ROW
"'.......
d. Informal Groves
All areas designated for Informal Groves in Exhibit #7, shall use a series of Informal
Groves to identify the major community or neighborhood parks interconnected by
continuous pedestrian circulation along tile Bayfront's edge and into its interior. These
Groves shall be planted with the same species in informal drifts to provide shade for
recreational uses. The following standards shall guide Informal Grove design:
Characteristics
Representative
Location
40' to 80' height
upright and open-branching
in contrast with dense,
vertical form.
mixed deciduous and
evergreen
Community Parks
e. Formal Street Tree Planting
All areas designated Formal Street Tree Planting in Exhibit #7 have been designated for
the major circulation spines of the Bayfront. The planting should be in regularly spaced
intervals using species with predictable form characteristics to achieve strong linear
avenues that guide views and establish perspective.
Characteristics
Representative
Location
40' to 60' height
Marina Parkway,
Lagoon Drive
E Street and D
Street
Bay Blvd. &
Marina Edge on
D Street
Crown shaped form
Evergreen
Updated: September 2, 1994
Page 46
f. Gateways
Special consideration shall be given at Gateways, Exhibit #7, to roadway design,
including signing and lighting, landscaping, and siting and design of adjoining structures
to allow for design treatment which conveys an entry character. Refer also to Section
D, Sign Regulation in this Chapter.
g. Architectural Edges
The development sh<l,l)" comply with the following conditions in the specified areas:
1) Habitat Protection: Structures shall be sited a sufficient distance from natural
habitat areas to protect the natural setting and prevent interference with wildlife.
2) Pedestrian and Bicycle Access: Structures shall be sited at a sufficient distance
from the water's edge or marsh edge to ensure unencumbered pedestrian and bicycle
access.
3) Privacy: Structures shall be designed so that the uses which take place in a
structure or private space adjoining the structure do not detract from, or prevent
appropriate public use of, adjoining public open spaces. Reciprocally, the public
areas shall be designed and their use regulated in a manner which does not diminish
the intended use of adjoining developed lands.
4) Firm Edges: Firm Edges as shown in Exhibit #7, are required where a strong
visual form, generally linear, is necessary to provide either for a terminus of views
in certain directions, or a sense of entry or arrival. These edges should be formed
by buildings, but also may be achieved by use of earth berms or mass plantings.
5) Irregular building Edges: Irregular building edges are required where it is visually
desirable to soften or de-emphasize the distinction between open space areas and
adjoining development. This prevents harsh contrasts between different areas,
allows visual penetration between areas, and variation in the spatial experiences and
qualities in these areas.
h. View Points
Development of the Bayfront shall ensure provision of three types of views:
I) Views from the Freeway and Major Entry: Ensure a pleasant view onto the site and
establish a visual relationship with the bay, marshes, and bay-related development.
2) Views from Roadway Within the site: (particularly from Marina Parkway, to the
marshlands, bay, parks and other bay-related development). Locations shall
preserve a sense of proximity to the bay and marshlands.
3) Views from the Perimeters of the Bayfront Outward: Views which are primarily
Updated: September 2, 1994
Page 47
pedestrian-oriented, stationary and more sustained should be experienced from parts
of the open space and pathway system and enable viewers to renew visual contact
at close range with the bay and marshlands.
G. Infrastructure
I. Circulation Standards
a. Primary Vehicular Circulation: The primary vehicular routes are identified on the Land
Use Districts, Exhibit #3, <Iii Circulation and other; and on Exhibit #8, Circulation
, .
Element. These consist ofInterstate 5, State Route 54, Marina Parkway, Lagoon Drive,
and "H" Street. The majority of these routes currently exist. Those portions of Lagoon
Drive and Marina Parkway, which will be constructed as a component of the
Midbayfront Subarea are planned as 4-lane Major Arterials.
b. Internal Vehicular Circulation: Internal roadways shall be developed to the Design and
Construction Standards, published by the Department of Engineering, City of Chula
Vista.
c. Bike Routes:
1) Bike Lane: A bike lane is a lane on the paved area of a street for preferential use
by bicycles. These lanes are used for Regional Bicycle Routes. On street parking,
except for emergency stopping will not be permitted where bike lanes are designed.
These lanes shall be a minimum of 5 feet in width. The filling of wetlands for bike
paths is not permitted, including but not limited to, any expansion of the toe of the
CalTrans fill slope for the freeway into the mitigation areas of the connector marsh.
2) Bike Path: A bike path is used for off street travel by bicycles. These paths shall
be a minimum of 8 feet in width.
d. Pedestrian Route: All pedestrian routes depicted on Exhibit #8, Circulation Element,
shall be a minimum of 6 feet in width. The filling of wetlands for bike paths is not
permitted, including, but not limited to, any extension of the toe of the CalTrans fill
slope for the freeway into the mitigation areas of the connector marsh.
2. Utility Systems: Refer also to Exhibit #9.
a. General Policies:
1) Provide adequate sizing of utility systems to assure sufficient capacity for maximum
build out potential of plan.
2) Protect existing sensitive natural resources from significant adverse impacts during
construction.
Updated: September 2, 1994
Page 48
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b. Sewer Service:
The Metropolitan Sewage System of San Diego (Metro System), of which Chula Vista
is a member, serves the city via a 78-inch diameter trunk sewer which lies easterly of
the on-site railroad line and drains northerly to the Point Loma Sewage Treatment Plan.
The project area shall drain to an existing outlet north of Marina Parkway where
metering facilities would be constructed.
c. Water Service:
, .
, .
Water service is provided by the Sweetwater Authority which obtains water from local
reservoirs and purchased from the San Diego County Water Authority (SDCW A). The
SDCW A is furnished water by the Metropolitan Water District of Southern California
via aqueduct including a 69-inch pipeline which Sweetwater Authority taps near the
Sweetwater Reservoir seven miles east of the project.
Basic water service for the area shall consist of water mains in "E" Street (Marina
Parkway), "F" Street (Lagoon Drive), and "G" Street. A waterline in "G" Street shall
connect the lines in Bay Boulevard and Marina Parkway. This pipeline is necessary to
maintain a looped system during development. An easement for pipeline operation shall
be maintained even though the area might be fenced for security reasons by Rohr.
Phased development may require off-site pipeline construction, especially in industrial
areas, to maintain adequate pressure and fire flows. Water service which meets the
standards of the Water District and Fire Marshall shall be maintained.
H. Parking Requirements
I. General Requirements:
The provisions of Chapter 19.62 ofthe Chula Vista Zoning Ordinance, Title 19 of the Chula
Vista Municipal Code, shall be applicable to off-street parking and loading areas in the
Bayfronl area. These provisions generally control construction and development and design
standards of off-street parking areas. The number of spaces required for designated uses
shall be that designated below. In the event that there is no precise correspondence in the
use classifications with the common names used in this section, the Planning Director shall
have the authority to designate the requirements and the common names for proposed uses
shall generally be deemed to control.
2. Vehicle Parking Standards:
Business and professional offices: 1 space per 300 square feet of floor area; minimum of
4 spaces;
Dance. assembly. or exhibition halls without fixed seats: 1 space per 50 square feet of floor
area used for dancing or assembly;
Updated: September 2, 1994
Page 51
Dwellings. multiple: 1.5 spaces per studio or 1 bedroom unit; 2 spaces per two bedroom;
2.5 spaces per three bedroom or larger unit (includes 0.3 space per unit guest parking);
Hotels. motels: I space for each living or sleeping unit, plus I space for every 25 rooms
or portion thereof;
Manufacturing plants. research & testing laboratories: 1 space per 1.5 persons employed
at anyone time in the normal operation of the plant or I space per SOO square feet of floor
area, whichever is greater;
~ 1
Medical and dental offices. clinics: 1 space per 200 square feet of floor area; minimum of
5 spaces;
Public park/open space: 1 parking place for every 10,000 square feet of park or accessible
open space;
Restaurants. bars. and night clubs: I space per 2.5 permanent seats, excluding and dance
floor or assembly area without fixed seats which shall be calculated separately at 1 space per
50 square feet of floor area;
Restaurants - drive-in. snack stands or fast food: 15 spaces minimum, or 1 space per 2.5
permanent seats, whichever is greater;
Retail stores: 1 space per 200 square feet of floor area;
Sports arenas. auditoriums. theaters: I space per 3.5 seats of maximum seating capacity;
Wholesale establishments. warehouses. service and maintenance centers: 1 space per 1.5
persons employed at anyone time in the normal operation of the plant or I space per 1000
square feet of floor area, whichever is greater;
Uses not listed: as required by Chula Vista Zoning Ordinance
3. Bicycle Parking Standards
Bicycle parking spaces shall be provided for developed uses according the following
schedule. Only those uses listed below are required to provide bicycle parking. Bicycle
parking facilities shall be fixed storage racks or devices designed to secure the frame and
wheel of the bicycle.
Business and professional offices (over 20,000 square feet of gross floor area): 5 spaces;
Shopping center (over 50,000 square feet of gross floor area): 1 space per 33 automobile
spaces required;
Past food restaurant. coffee shop. or delicatessen: 5 spaces;
Updated: September 2, 1994
Page 52
Other eating and drinking establishments: 2 spaces;
Commercial recreation: 1 space per 33 automobile spaces required.
4. Shared Parking
Where uses have predictable time cycle parking demands and where supported by
appropriate traffic/parking studies, shared parking may be utilized as a means to reduce total
parking lot area. The criteria and standards provided in Shared Parking published by the
Urban Land Institute (UL15 should be utilized to assess parking needs and formulate shared
parking agreements. Any use which intends to meet its parking requirements using shared
parking shall be subject to the approval of a Conditional Use Permit as provided for in
Chapter 19.14 of the Chula Vista Zoning Ordinance, Title 19 of the Chula Vista Municipal
Code, and shall be further guaranteed through the exectuion of a deed restriction and a long-
term, binding agreement. The approval of the Conditional Use Permit may, among other
requirements, require a use, business, or activity to only operate within restricted hours.
5. Concealed Parking
Within the Central Resort District and the Residential High District of the Midbayfront
Subarea 75 % of the required parking shall be provided in subterranean or concealed parking
structures. Concealed parking is when the parked vehicles can not be seen by the public
using public streets, bike lanes and paths, pedestrian walkways, public parks, and public
access open spaces.
6. Landscaped parking in SDG&E Right-of-way
Any landscaped parking in the SDG&E ROW north of Lagoon Drive shall be available
on weekends and evenings for use by coastal visitors. The parking needed for visitors
to the Nature Interpretive Center or for any park or public open space areas shall be
provided in areas signed and exclusively reserved for such visitors. This restriction
must be enforced during the operating hours of the Nature Intepretive Center and public
parks. Public parks shall be open from dawn until 11 p.m. daily unless the operating
hours are revised through the local coastal program amendment process. Parking for
park and public open space uses aI1llbe provided at the rate of one space per each
10,000 square feet of park or open space area, excluding the National Wildlife Refuge.
I. Site Development Standards
l. The site development standards for the following subareas are specified in Chapter VII -
Subarea Specific Development Standards:
a. Midbayfront Subarea
b. West Fairfield Subarea
c. Inland Parcel Subarea
d. Faivre Street Subarea
e. Palomar/Bay Boulevard Subarea
Updated: September 2, 1994
Page 53
f. Special Conditions "C" and "F" on the Building Heights Exhibit
2. For all otller areas the following site Development Standards apply to the Land Use District
specified:
a. Thoroughfare Commercial:
1) Minimum lot area: 5,000 square feet
2) Front yard setback: 10 feet
3) Exterior side yard setbaGks: 0
b. Industrial - Research & Limited:
1) Minimum lot area: 10,000 square feet
2) Front yard setback: 30 feet
3) Exterior side yard setback: 15 feet
4) S ide yard setback 20 feet
c. Industrial - General:
1) Minimum lot area: 20,000 square feet
2) Front yard setback: 20 feet
3) Exterior side yard setback: 15 feet
4) S ide yard setback 20 feet
J. Grading and Drainage
I. Special care shall be taken in development proposals adjacent to wetland habitat to avoid or
minimize problems of silting and oil or chemical leakage. Some diversion of water is
necessary and one or more desiltinglretention basins may be required in development
projects to protect and enhance the biological and water quality of the wetland habitat. A
major siltation basin shall be built in the Midbayfront to accept surface drainage and provide
for desilting during and after construction of development projects and for oil and chemical
entrapment.
2. All development for properties within the coastal zone shall comply with the following
requirements:
a. A grading plan that incorporates runoff and erosion control procedures to be utilized
during all phases of project development shall be prepared and submitted concurrently
with subdivision improvement plans or planned unit development plans where such
development is proposed to occur on lands that will be graded or filled. Such a plan
shall be prepared by a registered civil engineer and shall be designed to assure that
runoff rates will be controlled to minimize the potential for siltation in wetlands. The
erosion control measures and hydrology calculations shall be based on the six-hour,
ten-year design storm, or on the storm intensity designated in the City of Chula Vista's
Subdivision Manual, in the event that the Subdivision Manual requirement is more
Updated: September 2, 1994
Page 54
stringent. Runoff control shall be accomplished by establishing on-site or at suitable
nearby locations catchment basins, detention basins, and siltation traps along with
energy dissipating measures at the terminus of storm drains, or other similar means of
equal or greater effectiveness.
b. Sediment basins (debris basins, desilting basins, or silt traps) shall be installed in
conjunction with the initial grading operations and maintained through the development
process as necessary to remove sediment from runoff waters draining from the land
undergoing development. Areas disturbed but not completed prior to November 1
including graded pa~:and stockpiles, shall be suitably prepared to prevent excessive soil
loss during the late fall and winter seasons. All graded areas shall be stabilized prior
to November 1, by means of native vegetation, if feasible, or by other suitable means
approved by the City. The use of vegetation as a means to control site erosion shall be
accomplished pursuant to plans and specifications prepared by a licensed landscape
architect or other qualified professional. Erosion control utilizing vegetation may
include, but is not limited to, seeding, mulching, fertilization, and irrigation within
sufficient time prior to November 1 to provide landscape coverage that is adequate to
achieve the provisions of this policy. Temporary erosion control measures, shall include
the use of berms, interceptor ditches, filtered inlets, debris basins, silt traps, or other
similar means of equal or greater effectiveness. From November 1 to March 31,
grading may be permitted provided the applicant conforms to the requirements of
subsection C and submits monthly documentation within two weeks following the end
of the preceding month to the City Engineer of the condition of the erosion control
procedures for graded pads, slopes and stockpiles whenever precipitation during the
month exceeds two (2) inches.
c. From November 1 to March 31, grading may occur in phased increments as determined
by the City Engineer provided all of the following requirements have been met.
Grading from April 1 through October 31 shall be subject to standard practices.
1) The increments shall be limited to those areas that have been prepared to control the
effects of soil erosion. Control measures, such as sedimentation basins, detention
basins and other facilities, shall be scheduled and placed in a sequence that shall
minimize and control the off-site transportation of sediments. Such erosion control
measures shall be installed for such increments prior to commencing any grading
that would be performed during the period between November 1 and March 31.
2) The applicant shall post a deposit, for such areas to be graded, which shall remain
in force and effect for one year after final inspection approval of grading by the
City. The deposit shall be sufficient to cover the costs of any remedial grading and
replanting of vegetation, including any restoration of wetlands, or other environ-
mentally sensitive habitat areas adversely affected by the failure of the erosion
control measures required herein, as determined by the City Engineer. The deposit
will inure to the benefit of the City in case of noncompliance as determined by the
City Engineer.
Updated: September 2, 1994
Page 55
3) The applicant agrees to provide daily documentation to the City Engineer of the
condition of the erosion control procedures for any 24-hour period in which
precipitation exceeds 0.25 inches. Such documentation shall be provided within five
working days of said 24-hour period. Failure to provide such documentation of the
occurrence of any significant discharge of sediments or silts in violation of this
policy shall constitute automatic grounds for suspension of the applicant's grading
permit(s) during the period of November I to March 31.
d. The following additional safeguards shall be required for grading within the Inland
Parcel - Subarea 5 between~!)lovember 1 and March 31:
1) A IOO-foot buffer is required between wetlands and grading activities.
2) A silt fence (or equal) shall be installed between graded areas and wetlands. A
distance of 10 feet is required between the silt fence and the toe of any manufac-
tured slope.
3) The maximum slope permitted is 3: 1.
3. Erosion Control Monitoring Program for Chula Vista Coastal Zone Areas Draining Directly
Into Wetlands.
a. Overall field review of grading operations will be performed by the City Engineer on
each grading project in the Coastal Zone.
b. Field review of erosion control devices, sedimentation basins, detention basins, and
landscaping will be made by the City Engineer prior to the advent of the rainy season,
and throughout the rainy season as necessary to monitor grading operations phased
between November 1 and March 31. The City Engineer shall document non-compliance
of projects with the grading and erosion control requirements and correct problems with
funds from the deposit posted by the applicant.
c. The City Engineer will periodically review and prepare a report on the effectiveness of
the runoff and erosion control measures for areas within the Chula Vista Coastal Zone.
The initial report shall be completed within two years following February 1989 and
thereafter six months prior to any scheduled review by the California Coastal
Commission of the Local Coastal Program for the City of Chula Vista. A copy of the
report shall be submitted to the Chula Vista City Council and to the Executive Director
of the Coastal Commission.
4. All areas disturbed by grading shall be planted within 60 days of the initial disturbance and
prior to November 1 with temporary or permanent (in the case of finished slopes) erosion
control methods. Such planting shall be accomplished under the supervision of a licensed
landscape architect and shall consist of seeding, mulching, fertilization and irrigation
adequate to provide 90% coverage within 90 days. Planting shall be repeated if the required
level of coverage is not established. This requirement shall apply to all distributed soils
including stockpiles.
Updated: September 2, 1994
Page 56
5. Refer also to Chapter VI, Environmental Management Program for additional requirements
concerning grading.
Updated: September 2, 1994
, .
, .
Page 57
This page blank!
Updated: September 2, 1994
'~.,
Page 58
19.81.060 ENVIRONMENTAL MANAGEMENT PROGRAM
A. Purpose and Scope
Section 30240 of the California Coastal Act provides for tile protection of environmentally
sensitive habitat areas. The purpose of this chapter is to provide for such protection.
B. Resource Elements
The major wetlands and related sensitive habitat areas within the Chula Vista Bayfront area have
been acquired by the USF&WS and comprise the majority of the Sweetwater Marsh National
Wildlife Refuge. With the preservation of these areas assured through a transfer of ownership,
the focus of these regulations is reducing and mitigating impacts on the refuge from new
development within the Bayfront.
C. Environmental Management Requirements
I. Coordination:
a. Coordination with the San Diego Unified Port District in the development of plans and
programs for areas adjacent to the Chula Vista Bayfront shall be maintained to assure
that environmental management objectives in the Bayfront Land Use Plan can be
successfully implemented.
b. Coordination with the USF&WS shall be maintained for the development of plans and
programs adjacent to the Sweetwater Marsh National Wildlife Refuge.
D. Midbayfront Subarea Requirements
The various mitigation features and actions specified for the Midbayfront shall be incorporated
in the development design in order to reduce the adverse impacts of development on the adjacent
natural resources. Generally, the specified features and actions focus on the interface areas
between the Midbayfront Subarea and the adjoining National Wildlife Refuge. M,yor mitigation
features and actions are summarized in Table VI-I.
To assist in the preparation and evaluation of the management plans, specified in Policies
EM.I.C. and EM.I.D. required herein, the following background documents are hereby
referenced:
I. Final ErR Volume I & II for Midbayfront LCP Resubmittal No.8 Amendment, adopted
by the Chula Vista City Council as Resolution No. 16467, including the Mitigation
Monitoring Program, Exhibit B;
2. Corps of Engineers Section 404 Permit No. 88-267 RH, including thirteen special
conditions;
Updated: September 2, 1994
Page 59
3. Chula Vista Investors' (CVI) Proposed Mitigation Measures for Final ErR - CVI
Midbayfront Development Plan, December 16, 1990. (Design Requirements USFWS);
4. Letter to Brooks Harper, U.S. Fish & Wildlife Service, from Merjan (CVI) , dated
January 15, 1991;
5. Letter to Brooks Harper, U.S. Fish & Wildlife Service, from Chula Vista Investors,
dated March 11, 1991;
6. Letter to Brooks Harper, ll,,~. Fish & Wildlife Service, from Chula Vista Investors,
dated March 22, 1991;
7. Letter to Brooks Harper, U.S. Fish & Wildlife Service, from Chula Vista Investors,
dated May 8, 1991;
8. Letter to Douglas D. Reid, City of Chula Vista, from Brooks Harper, U.S. Fish &
Wildlife Service, dated May 23, 1991;
9. Letter to Diana Richardson. Reid, City of Chula Vista, from Brooks Harper, U.S. Fish
& Wildlife Service, dated January 14, 1992; and;
10. Letter to Brooks Harper, U.S. Fish & Wildlife Service, from Chula Vista Investors,
dated February 6, 1992;
I. Habitat Restoration and Management Plan
To ensure an orderly and efficient implementation of the various restoration and enhance-
ment features and actions specified for the Midbayfront, a comprehensive Habitat
Restoration and Management Plan shall be prepared and approved prior to initiation of
development within the Midbayfront. Said Plan shall be the subject of a future Local
Coastal Program amendment, which shall be certified by the Commission prior to the
issuance of any coastal development permits for the proposed Midbayfront development.
The Habitat Restoration and Management Plan shall address in detail the following
considerations associated with implementing the specified restoration and enhancement work
as well as the long term management of the areas restored or enhanced:
a. Engineering design, grading plan, and cost analysis.
b. Vegetation design, including specifications for planting program, source of plants, etc.
c. Implementation schedule and phasing,
d. Management program.
e. Monitoring program.
Updated: September 2, 1994
Page 60
f. Maintenance program.
g. Funding arrangements: implementation, monitoring, and maintenance.
h. Contractual agreements.
1. Ownership transfer where appropriate.
Preparation of this plan will involve participation by the developer, the City, the California
Coastal Commission, th~.USF&WS, and other resource management agencies.
2. Biological Resources Management Plan
Additional protection of the biological resources in the Wildlife Refuge shall be provided
by the preparation and implementation of a comprehensive Biological Resources
Management Plan for the Midbayfront development. Said Plan shall be the subject of a
future Local Coastal Program amendment, which shall be certified by the Commission prior
to the issuance of any coastal development permits for the proposed Midbayfront
development. The plan will address the following matters:
a. Architectural Design Requirements
b. Project Lighting Design Requirements
c. Landscape Design and Management
d. Predator Management
e. Human Activities Management
f. Mudflat and Wetland Monitoring
g. Water Quality/RunofflDrainage Management
h. Construction Monitoring and Management
1. CC&R's/Ordinances/ Applicable Policies
J. CEQA Mitigation Monitoring Requirement
Preparation of this plan will involve participation by the Developer, the City, USF&WS, the
California Coastal Commission and other resource management agencies as appropriate.
Updated: September 2, 1994
Page 61
3. Midbayfront Mitigation Program
The various mitigation features and actions specified for the Midbayfront shall be
incorporated in the development design in order to reduce the adverse impacts of
development on the adjacent natural resources. Generally, the specified features and actions
focus on the interface areas between the Midbayfront Subarea and the adjoining National
Wildlife Refuge. These features and actions are summarized in Table VI-I.
a. Midbayfront North/Northwest Interface Area. The following design elements shall be
employed in this interfa~!.I'ea in order to protect the resources in the adjoining
portions of the wildlife refuge.
Primary Buffer Zone elements: (Refer to Exhibits 10 and 11)
Width: 100 feet (minimum)
Form: Variable height berm to prevent visual disturbance of wildlife in refuge.
Vegetation: Maximum use of coastal sage scrub
Drainage: Away from wildlife refuge
Access Control: Chain link fence screened by vegetation
Lighting: Directed away from refuge
Controls on: Pets, children, picnic & food service areas, trash and garbage, etc.
b. Midbayfront South Interface Area. Because of pre-existing physical constraints at and
adjoining the "F-G" Street Marsh area, a different mitigation approach shall be
employed for the South Interface Area. Specifically, along the north and west margins
of the "F-G" Street marsh area, the 94 foot ROW road areas of "F" Street (Lagoon
Drive) and Marina Parkway, together with dense vegetational screening, shall serve as
the buffer area.
Vegetational screening of "F-G" Street marsh from Lagoon Drive and Marina Parkway
will employ native plants including coastal sage scrub and maritime succulents.
Chain-link fence will be incorporated in and largely concealed by the vegetational
screening. Vegetation shall be sufficiently dense to prevent direct illumination of the
marsh by headlights of passing vehicles.
To control quality of storm water and other fresh water runoff entering the "F-G" Street
Marsh, the developer shall construct and maintain a desilting basin on the north side
of "F" Street. Control structures will include a low flow stage, three-chamber trap for
oil, grease, and particulates.
Updated: September 2, 1994
Page 62
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Because the USF&WS anticipates use of the "F-G" Street Marsh for expanding the
potential nesting habitat for the endangered Light Footed Clapper Rail, there will be no
public access and only one or two pedestrian overlook areas for this unit of tile National
Wildlife Refuge.
c. Midbayfront West Interface Area. Along the Bay shoreline between the "E" Street
Marsh and the western extension of the "F-G" Street Marsh, an upland are about 100
feet wide by approximately 1,400 feet long (totalling approximately 3 acres) will be
excavated and planted to create a corridor of salt marsh habitat immediately landward
of the present shore]:ipe. This marsh corridor will be protected from wave erosion by
a rip-rap barrier and will facilitate movement of sensitive bird species (e.g., Clapper
Rail) between the two marsh areas.
Landward of this marsh corridor, the interface area shall have an elevated walk with
screened viewpoints to provide views of the Bay and mudflats. The area farther
landward will consist of passive use public parks that will enhance public access to the
Bay margins.
To protect the mudflats and eel grass, storm drain outfalls to the Bay will have flow
energy dissipators and three-chamber type traps for oil, grease, and particulates. In
addition, irrigation and other water sources in the development area shall be managed
to achieve minimal to zero freshwater outflows to the Bay during the dry season.
A monitoring program shall be implemented to ensure that Bay mudflats and eel grass
are not adversely effected by storm drain outflow.
To protect the biologically-rich mudflat and eelgrass meadows in the areas of the Bay
bordering on the National Wildlife Refuge, no recreational boating facilities are
permitted in this part of the Bay without specific approval of the USF&WS and the
Army Corps of Engineers.
d. Midbayfront Habitat Restoration and Enhancement Features. The following actions
involve habitat restoration and enhancement which shall be incorporated in the develop-
ment design in order to provide mitigation for development impacts by improving the
quality and biological values of wetlands and uplands generally within the Wildlife
Refuge.
1) Restoration by Upland Conversion to Wetlands. At the "F-G" Street site, upland
conversion to wetland shall be provided at three locations as follows:
a) Upland conversion to provide 3.5 acres of year-round freshwater marsh along
the east and northeast margins of the site. This freshwater marsh replaces the
roughly 3.0 acres of degraded seasonal wetland that will be removed for
construction of the desiltation basin.
Updated: September 2, 1994
Page 65
b) Upland conversion to provide at least 2.3 acres of salt marsh, primarily along
the west and north-central margins of the existing salt marsh, thus expanding
the "F-G" Street salt marsh..
c) Upland conversion to provide 2.0 acres of salt marsh immediately west of
Marina Parkway, thus extending the "F-G" Street salt marsh to connect
directly with San Diego Bay.
In addition, at the "D" Street Fill, approximately 15 acres of new salt marsh will
be constructed by remqval of fill, and at Gunpowder Point, about 2 acres of
freshwater marsh will be constructed by excavation of upland.
2) Enhancement of Existing Habitat. At the "F-G" Street site, existing habitat shall
be enhanced at three locations as follows:
a) Upgrade 0.5 acres of degraded high marsh along the east margin of the "F-G"
Street salt marsh.
b) Upgrade 0.5 acres of degraded coastal sage scrub bordering the south margin
of the "F-G" Street Marsh.
c) Provide new coastal sage habitat (or upgrade existing severely degraded coastal
sage scrub habitat) totaling at 2.0 acres along selected upland margin of the
"F-G" Street site and the extension west of Marina Parkway.
e. Enhancement of Water Quality. In order to enhance the quality of wetland habitat at
the "F-G" Street site, the supply of water to the site shall be enhanced by the following:
I) Improve quality of upland storm water runoff by construction and operation of a
desiIting basin of approximately 9.5 acre feet capacity ,located on north side of
Lagoon Drive.
2) Improve access of tidal waters to the "F-G" Street salt marsh by increasing the
number and size of culverts under the adjoining roadway (Le., Marina Parkway).
f. Other Enhancement Features/Actions. Other enhancement features and actions that
shall be provided at or adjoining the "F-G" Street site are:
I) Enhancement of habitat quality and wildlife value by providing perimeter fencing
to control human access and screening the marsh from street-level view (except at
selected pedestrian viewpoints) by massed plantings of coastal sage scrub in
association with the perimeter fencing.
2) Facilitating movement of Clapper Rails and other marsh fauna by construction of
a passage under Marina Parkway.
Updated: September 2, 1994
Page 66
TABLE VI-l
SUMMARY OF RESTORATIONIENHANCEMENT FEATURES
AND ACTIONS FOR MIDBA YFRONT AREA
Habitat Restoration (New)
ADoroxirnate Area (Acres)
Wetland
1)
2)
3)
4)
5)
6)
Freshwater Marsh
Salt Marsh (expansion)
Salt Marsh (extension)
Salt Marsh at "D" Street Fill
Fresh Water Marsh on Gunpowder Point
Salt Marsh at Bay Margin
3.5
2.3
2.0
15.0
2.0
3.0
Uoland
7)
coastal Sage Scrub
a) Perimeter screening
b) Berm
2.0
Habitat Enhancement (Uoqrade)
Wetland
8)
Salt Marsh (high)
0.5
Uoland
9)
Coastal Sage Scrub
0.5
Water Qualitv Enhancement
10) Desilting Basin
11) Improved Tidal Flushing -
(3 @ 48 inch diameter culverts)
Other Enhancement
12) Access Control
13) Visual Screening
14) Bridge structure to provide underpass
for Fauna
15) New coastal sage scrub/succulent scrub
habitat in primary buffer zone. 8.5
NOTE: For location and supplemental information regarding "F-G" Street Marsh restoration see
following exhibit.
---------
Updated: September 2, 1994
Page 67
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Additionally, the IOO-foot wide Primary Zone along the northern and northwestern
interface with the Wildlife Refuge (i.e., "E" Street, Vener and Sweetwater
marshes), will constitute a major enhancement feature. This buffer will have a
length greater than 3500 feet and will provide approximately 8.5 acres of new
coastal sage scrub/succulent scrub habitat.
E. Environmental Management of Undelineated Resources. Sensitive habitats exist in
areas not delineated, including but not limited to the Faivre Street Subarea, the
Inland Parcel Subarea, and the" 1" Street Marsh. It is required that all environmen-
tal resources are analyilid by an environmental professional, and that an Environ-
mental Management Plan is adopted to protect any sensitive habitats discovered,
prior to the commencement of any additional development.
F. Additional Diking. Dredging or Filling of Wetland Areas. Diking, dredging or filling of
wetland areas consistent with the provisions of this environmental management plan shall
be limited to the specific projects incorporated into this plan for the creation of new or
enhanced wetlands areas. Mitigation for all disturbance of wetland areas shall be provided
at the ration of 4: I of new wetland areas created to areas disturbed. No other diking,
dredging or filling of wetlands or other wet environmentally sensitive habitat areas shall
be permitted without prior Coastal Commission approval through the Local Coastal
Program amendment process.
G. Intewretive Center Funding. Prior to the issuance of any coastal development permits for
the proposed Midbayfront development, a funding mechanism for the maintenance,
improvement and continued operation of the Nature Interpretive Center incorporating a
benefit assessment district or other long-term method of funding shall be implemented.
Updated: September 2, 1994
Page 69
This page blank!
Updated: September 2, 1994
::c.':
Page 70
19.81.070 SUBAREA SPECIFIC DEVELOPMENT STANDARDS
A. Purpose and Scope
This Chapter is intended to apply specific development standards to subarea, as identified on
Exhibit #2, Planning Boundaries. The development standards herein are in addition to the
areawide standards contained in other Chapters of this Specific Plan.
B. Midbayfront Subarea:: .'
1. Central Resort District
a. Purpose and Intent
The purpose of the Central Resort District (CRD) is to provide an area within the
Midbayfront subarea for a mixture of uses intended to serve tourists, travelers, and
local residents. The regulations of this district are intended to encourage innovative
designs and combination of uses to create a high quality resort core for the Midbayfront
subarea.
A conceptual illustration of the Central Resort District is depicted on the following
page. It graphically portrays one of many "design solutions" that would be consistent
with the purpose and intent of this category. This conceptual illustration is provided
herein as an example of intent, but is not intended to indicate a specific location,
number, size, or configuration of buildings, parking, or other developed site features.
b. Master Plan Process
The Central Resort District is expected to be developed in phases. In order to insure
that each phase is in compliance to an overall plan, intended to implement the LCP and
local standards, a Master Plan shall be required to be approved.
1) When Required: The Central Resort Master Plan must be approved by the City
Council prior to the issuance of the first Coastal Development Permit within the
Central Resort District.
2) Application and Pee: Application shall be made on a form prescribed for this
purpose by the City, and shall be accompanied by a fee as prescribed by the City.
3) Contents of the Master Plan: The application shall be accompanied by all
information necessary to convey the ultimate design and development proposal of
the Central Resort; including, but not limited to the following:
a) A written report describing how the proposed development is consistent with
all applicable policies of the Local Coastal Program - Land Use Plan.
Updated: September 2, 1994
Page 71
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b) Dimensioned drawing(s) of tile project on a scale of sufficient size so as to
readily indicate all dimensions of the various elements of the development.
The required elements are as follows:
(I) Legal description, legend, scale, north arrow, vicinity map, and
identification of designer;
(2) The boundary lines of subject property, fully dimensioned together with
the name and dimensions of adjoining streets;
(3) Existing topography and proposed grading plan, showing slope, retaining
walls, pad elevations, and percent of slope on streets, driveways and other
graded areas;
(4) Existing and proposed streets, utilities, and easements;
(5) Access: pedestrian, vehicular and service; points of ingress and egress;
with driveway locations and dimensions;
(6) Loading and trash areas, walls and/or fences (including height);
(7) Proposed location, height, and dimensions of buildings, including color
and materials on all elevations. The floor area, number of stories,
number units and bedrooms (when applicable) shall be given. Proposed
uses shall be indicated including floor area devoted to each use. (the
exact level of detail required for subsequent phases of a phase project may
be deferred, subject to City approval, where the purpose and intent of this
district and LCP are better served)
(8) Parking Layout, including dimensions, number of stalls and circulation
flow;
(9) Location, height and size of signs proposed on the property;
(10) All landscaped areas: Such areas shall be defined with a written
proposal outlining the landscaping concept, as well as the proposed
method of irrigation. In addition, all existing trees on the site shall be
identified with a note as to proposed disposition.
(11) Lighting, including the location, type and hooding devices to shield
adjoining properties;
(12) Location and design of recreation areas.
c) Supporting documents as may be required; including, but not limited to: soils
report, traffic report, air quality maintenance report, water conservation
report, public facility financing report, sign program, environmental studies,
phasing report, and reports indicating consistency with other relevant City
policies and regulations.
4) Procedures for plan review and approval: Shall be provided for Precise Plan in the
City Vista Municipal Code, Title 19.
5) Site Plan, Landscape and Architectural Review: A coastal development permit
shall not be issued until site plan and architectural approval has been obtained for
any use within the Central Resort District as provided for in Section 19.14 of the
Chula Vista Municipal Code, Title 19, except where the level of detail provided
in the Master Plan is of sufficient detail to satisfy the requirement of Site Plan,
Updated: September 2, 1994
Page 73
Landscape and Architectural Review.
c. Land Use Categories
Several land use categories are permitted within the Central Resort district. A group
of uses and regulations are applicable to each category. These regulations are outlined
herein by land use category. Notwithstanding the permitted uses within each category,
the following limitations are indicted on Table VII-l are applicable within the Central
Resort District:
:::::
Table VII-l
Central Resort District Building Allowance
Minimum
Target
Maximum
Building Building
Land Use CateGory Sa. Ft. Read.
du/Hotel
Sa. Ft.*
RuTs
Residential-Mixed Use
100,000
406,000
300 du
Commercial-Visitor
1,000,000
2,503,000
1,360 rm
Comm.-Prof. & Admin.
20,000
60,000
N/A
Public & Open Space
**
Maximum Building Area Permitted
2,969,000 sq. ft.
-------
*
The target building sq. ft. in any category may be exceeded by up to 20\ provided
that the increase is offset by a corresponding reduction in other categories, and
that the increase will not produce additional unmitigatible environmental impacts.
The maximum building square feet for the entire Central Resort shall not be exceeded.
Changes in building sq. ft. from one category to another that lowers the level of
service for arterials shall not be permitted.
**
Limited by limited permitted uses.
d.
Land Use Regulations:
1)
Residential - Mixed Use
a) Purpose and Intent: The purpose of the residential - mixed use
category is to provide for non-transient residents within the Central
Resort. It is the intent that these residential dwellings will be
integrated into the design of the Central Resort as a whole, rather than
considered an independent segment.
Updated: September 2, 1994
Page 74
b) Permitted Uses:
(1) Dwellings, multiple;
(2) Dwellings, within buildings of another land use category; and,
(3) Private, non-commercial recreational facilities or convenience
facilities intended to serve residents of the dwellings only.
c) Conditionally Permitted Uses: The following uses are permitted
subject to the approval of a Conditional Use Permit.
, .
, .
(I) Residential:
(a) Residential units whose parking requirement will be met
by a shared parking agreement;
(b) Extended stay residential;
(c) Retail sales/leasing offices within a residential project;
(d) Retail sales or personal service businesses intended to
primary serve the residents of the project;
(e) Day care facilities intended to primary serve the residents
of the project.
(f) Timeshare condominium units.
d) Site Development Standards: As indicated on the approved Master
Plan.
e) Sign Regulations: As provided for in this LCP and as may be
supplemented by the approved Master Plan.
f) Height Regulations: As indicated on the Height Regulations Exhibit
#4, and as specified in Chapter V-D, herein.
g) Floor Area Per Unit: The minimum floor area per dwelling unit in the
Residential - mixed use category shall be as follows:
(1) Four hundred square feet for each efficiency dwelling unit;
(2) Five hundred square feet for each dwelling unit having one
bedroom;
(3) Six hundred fifty square feet for each dwelling having two
bedrooms;
(4) Seven hundred fifty square feet for each dwelling unit having
three bedrooms; and an additional one hundred square feet is
required for each additional bedroom exceeding three.
h) Off-Street Parking: Off-site parking is required in the Residential -
mixed use category for all uses as provided in Chapter V-H, herein.
2) Commercial - Visitor
Updated: September 2, 1994
Page 75
a) Purpose and Intent: The purpose of the Commercial - Visitor category
is to provide regulations of uses for the needs of tourists, travelers,
and local residents.
b) Permitted Uses: The following principal uses are permitted within the
following sub-categories designated on an approved Master Plan.
(1) Hotel-High Rise: Buildings designated as Hotel-High Rise are
permitted to include:
'>h..
(a) Hotels; and
(b) Incidental business within the hotel complex to serve the
patrons including restaurants, cocktail lounges, meeting
areas, recreation facilities, retail shops, conferencing
facilities, communication center, parking structures, and
other similar businesses or facilities determined to be of
the same general character of the above primary permitted
use.
(2) Hotel: Buildings designated as Hotel are permitted the same
uses as Hotel - High Rise.
(3) Retail: building areas designated as retail are permitted to
include:
(a) Restaurants with a cocktail lounge as an integral part;
(b) Theaters;
(c) Art Galleries;
(d) Retail shops;
(e) Parking garages;
(f) Bonafide antique shops;
(g) Markets;
(h) Restaurants and snack bars;
(i) Ticket sales;
(j) Meeting halls;
(k) Service businesses; and
(I) Any other establishment serving visitors determined to be
of the same general character of the above permitted uses.
(4) Commercial Recreation: Building areas designated as commer-
cial Recreation are permitted to include:
(a) Ice Rink;
(b) Tennis Clubs and facilities;
(c) Health clubs;
(d) Sports and health classes and clinics;
(e) Courts, arenas, and other sports facilities;
Updated: September 2, 1994 Page 76
(f) Sports medicine facilities;
(g) Sports training facilities;
(h) Pool and swimming/diving facilities; and,
(i) Any other business or facility determined to be of the
same general character of the above permitted uses.
(5) Conference/Convention: Buildings designated as conference/-
convention are permitted to include:
,': (a)
(b)
Conference and Convention facilities; and,
Incidental businesses witllin the conference and conven-
tion facilities intended to serve the uses of the facility.
(c)
Conditionally Permitted Uses: The following Commercial
- Visitor uses are permitted subject to the approval of a
Conditional Use Permit:
(i) Any establishment whose parking requirement will
be met by a shared parking agreement;
(ii) Any business or activity that produces noise beyond
outside of the establishment and is within 250 feet
of a residential dwelling and is open between the
hours of 10:00 pm and 6:00 am;
(iii) Outdoor uses including amphitiJeaters, vending
carts, kiosks, and outdoor sales and displays;
(iv) Nightclubs, except within hotels;
(v) Video arcades; and,
(vi) Special events and tournaments that will exceed the
parking requirement of the primary permitted use.
d) Site Development Standards: As indicated on the approved Master
Plan.
e) Sign Regulations: as provided for in this LCP and as may be supple-
mented by the approved Master Plan.
f) Height Regulations: As indicated on the Height Regulations Exhibit
#4 and Chapter
V-D, herein.
g) Off-Street Parking: Off-street parking is required in the Commercial -
Visitor category for all uses as provided in Chapter V-H, herein.
3) Commercial - Professional & Administrative:
a) Purpose and Intent: The purpose of the Commercial - Professional &
Administrative category is to provide regulations for the development
Updated: September 2, 1994
Page 77
of professional and administrative office uses.
b) Permitted Uses: Building designated as Commercial - Professional &
Administrative are permitted to include:
(1) Administrative and executive office;
(2) Professional offices;
(3) Financial offices, including banks, real estate, and other general
business offices;
(4). Me<ll91 care facilities; and,
(5) Any other office use determined to be of the same general
character of the above permitted use.
c) Site Development Standards: As indicated on the approved Master
Plan.
d) Sign Regulations; As provided for in this LCP and as may be
supplemented by the approved Master Plan.
e) Height Regulations: As indicated on the Height Regulations Exhibit
#4 and Chapter V-D, herein.
f) Off-Street Parking: Off-site parking is required in the Commercial _
Professional & Administrative category for all uses as provided in
Chapter V-H, herein.
4) Public and Open Space:
a) Purpose and Intent: The purpose and intent of the Public and Open
Space category is to provide regulations for the use and development
of areas designated as Public and Open Space.
b) Permitted Uses: The following uses are permitted in all areas whether
designated as public and open space or not.
(1) Public & Quasi-Public: In areas designated as Public Quasi-
Public the following uses are permitted:
(a) Parking garages, structures, and lots;
(b) Day nurseries;
(c) Schools for arts and crafts;
(d) Places of worship;
(e) Electrical substations and gas regulators;
(f) Transit and other public transportation facilities; and
(g) Any other use determined to be of the same general char-
acter of the above permitted uses.
Updated: September 2, 1994 Page 78
(2) Parks & Recreation: In areas designated as Parks & Recreation
the following uses are permitted:
(a)
(b)
Public parks & recreation;
Business and facilities intended to serve tile users of the
parks and recreation facilities; and,
Cultural Arts facility, including associated accessary
commercial uses; and,
Any other use determined to be of the same general
character of the above permitted uses.
(c)
(d)
, .
(3) Water Feature: In areas designated as Water Feature the
following uses are permitted:
(a) Man-made lakes, ponds, and water features, which are
available for access by the general public on the same
terms and conditions as for access by customers and
patrons of other businesses within the Central Resort
District; and,
(b) Businesses intended to provide recreation opportunities of
the water feature such as, boating rental facilities and boat
storage facilities.
(4) Other Open Space: In areas designated as other Open Space the
following uses are permitted:
(a) Open Space; and,
(b) Trails, plazas, sculpture gardens, and other similar uses.
c) Site Development Standards: As indicted on the approved Master
Plan.
d) Sign Regulations: As provided for in this LCP and as may be
supplemented by the approved Master Plan.
e) Height Regulations: As indicated on the Height Regulations Exhibit
#4, and as specified in Chapter V-D, herein.
f) Off.Street Parking: Off-street parking is required in the Public and
Open Space category for all uses as provided in Chapter V-H, herein.
2. Residential - High District
a. Purpose and Intent
The regulations of this district are intended to encourage innovative designs to
create a high quality residential community for the Midbayfront subarea.
Updated: September 2, 1994
Page 79
A conceptual illustration of the Residential - High District is depicted on the
following page. It graphically portrays one of many "design solutions" that would
be consistent with the purpose and intent of this category. This conceptual
illustration is provided herein as an example of intent, but is not intended to
indicate a specific location, number, size, or configuration of buildings, parking,
or other developed site features.
~7
Updated: September 2, 1994
Page 80
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b. Master Plan Process
The Residential - High District is expected to be developed in phases. In order to
insure that each phase is in compliance to an overall plan, intended to implement the
this Specific Plan and local standards, a Master Plan shall be required to be
approved.
1) When Required: The Residential Master Plan must be approved by the City
Council prior to the issuance of the first Coastal Development Permit within the
Residential High Dlstrict.
2) Application and Pee: Application shall be made on a form prescribed for this
purpose by tlJe City, and shall be accompanied by a fee as prescribed by the
City.
3) Contents of the Master Plan: The application shall be accompanied by all
information necessary to convey the ultimate design and development proposal
of the Residential Community including, but not limited to the following:
a) A written report describing how the proposed development is consistent
with all applicable policies of the Local Coastal Program - Land Use
Plan.
b) Dimensioned drawing(s) of the project on a scale of sufficient size so as
to readily indicate all dimensions of the various elements of the develop-
ment. The required elements are as follows:
(1) Legal description, legend, scale, north arrow, vicinity map, and
identification of designer;
(2) The boundary lines of subject property, fully diminished together
with the name and dimensions of adjoining streets;
(3) Existing topography and proposed grading plan, showing slope,
retaining walls, pad elevations, and percent of slope on streets,
driveways and otlJer graded areas;
(4) Existing and proposed streets, utilities, and easements;
(5) Access: pedestrian, vehicular and services; points of ingress and
egress; with driveway locations and dimensions;
(6) Loading and trash areas, walls and/or fences (including height);
(7) Proposed location, height, and dimensions of buildings, including
color and materials on all elevations. The floor area, number of
stories, number of units and bedroom (when applicable) shall be
Updated: September 2, 1994 Page 82
given. Proposed uses shall be indicated including floor area
devoted to each use. (The level of detail required for subsequent
phases of a phased project may be limited, subject to City approval,
where the purpose and intent of this district and LCP are better
served.)
(8) Parking Layout, including dimensions, number of stalls, and circu-
lation flow;
(9) LP.cation, height and size of signs proposed on the property;
(10) All landscaped areas: Such areas shall be defined with a written
proposal outlining the landscaping concept, as well as the proposed
method of irrigation. In addition, all existing trees on the site shall
be identified with a note as to proposed disposition.
(11) Lighting, including the location, type and hooding devices to shield
adjoining properties;
(12) Location and design of recreation areas.
c) Supporting documents as may be required; including, but not limited to:
soils report, traffic report, air quality maintenance report, water
conservation report, public facility financing report, afforable housing
policy consistency report and implemenation program, a report and
implemtation program on school facilities to serve students generated by
the project, and reports indicating consistency with other relevant City
policies and regulations.
4) Procedures for plan review and approval: Shall be as provided for a Precise
Plan in the Chula Vista Municipal Code, Title 19.
5) Site Plan, Landscape and Architectural Review: A coastal development permit
shall not be issued until site plan and architectural approval has been obtained
for any use within the Residential - High District as provided for in Section
19.14 of the Chula Vista Municipal Code, Title 19, except where the level of
detail provided in tlJe Master Plan is of sufficient detail to satisfy the re-
quirements of Site Plan, Landscape and Architectural Review.
6) Phasing Limitation on Residential Development: The construction phasing of
residential dwelling units in the Residential-High District shall be limited to a
maximum of 25 % of the total number of dwelling units permitted by an
approved Residential Master Plan, until development within the Centeral Resort
District has been substantially implemented, assuming the land is held by one
owner. (If not held by one owner, then as directed by City per adopted
phasing plan.) "Substantially implemented" shall be achieved when 50% of the
building square footage permitted on an approved Central Resort District
Updated: September 2, 1994
Page 83
Master Plan has been constructed and the completion of the Master Plan has
been assured to the satisfaction of the City of Chula Vista.
c. Land Use Regulations:
1) Permitted Uses:
a) Dwellings, duplexes;
b) Dwellings, town houses;
c) Dwelling~, multiple;
d) Apartments;
e) Incidental Service, such as restaurants and retail sales to serve
residents;
f) Recreation facilities and amenities such as private clubhouse, tennis
courts, pools and uses of a similar nature;
g) Parking garages, structures, and lots;
h) Transit and other public transportation facilities;
i) Parks and recreation:
j) Open space, trails, plazas, sculpture gardens, and other similar
uses;
k) Man-made lakes, ponds, and water features;
I) Electrical substations and gas regulations
m) Any other use determined by the City to be at the same general
character of the above permitted uses.
2) Conditionally Permitted Uses:
a) Restaurants and retail shops;
b) Any use whose parking requirement will be met by shared parking;
c) Day nurseries/child care facilities;
d) Places of worship; and,
e) Timeshare condominium units.
d. Site Development Standards: As indicated on the approved Master Plan.
e. Sign Regulations: As provided for in this LCP and as may be supplemented by the
approved Master Plan, except that, no building identification signing is permitted
above the second story, or thirty feet, whichever is less, of any building in this dis-
trict.
f. Height Regulations: As indicated on the Height Regulations Exhibit #4, and as
specified in Chapter V.D, herein.
g. Off-Street Parking: Off-street parking shall be as provided for in Chapter V-H,
herein.
h. Development Intensity: The maximum number of dwelling units permitted in this
Updated: September 2, 1994
Page 84
land use district is 700, totalling no more than 949,000 square feet of building area.
3. Commercial - Visitor:
a. Purpose and Intent: The purpose of the Commercial-Visitor Category is to provide
regulations of uses for the needs of tourists, travelers, and local residents.
b. Permitted Uses: The following principal uses are permitted:
1) Hotels and l!l;Js (within height limits specified on the Building Heights Exhibit);
2) Retail; including:
(a) Restaurants with a cocktail lounge as an integral part;
(b) Art Galleries;
(c) Retail shops;
(d) Parking garages;
(e) Bonafide antique shops;
(f) Markets;
(g) Restaurants and snack bars;
(h) service businesses; and,
(i) Any other establishment serving visitors determined to be of the same
general character of the above permitted uses.
3) Commercial Recreation; including:
(a) Tennis Clubs and facilities;
(b) Health clubs;
(c) Sports and health classes and clinics;
(d) Courts, arenas, and other sports facilities;
(e) Sports medicine facilities;
(f) Sports training facilities;
(g) Swimming and diving facilities; and,
(h) Any other business or facility determined to be of the same general
character of the above permitted uses.
4) Public-Quasi Public, including:
(a) Public parks, recreation, open space, trails, and oilier similar uses;
(b) Places of worship;
(c) Day nurseries and child care facilities;
(d) Transit and other public transportation facilities; and,
(e) Electrical substations and gas regulators
c. Conditionally Permitted Uses: Any use whose parking requirement will be met by
shared parking;
Updated: September 2, 1994
Page 85
d. Prohibited Uses: Any business or activity that produces noise above 60 CNEL at the
exterior boundaries of this land use district.
e. Site Development Standards:
1) Minimum lot area: 20,000 square feet.
2) Setbacks:
(a) To Marina Parkway: 25 feet minimum
(b) To other exttti.br boundaries of this land use district: 20 feet minimum
(c) To interior boundaries which do not abut another land use district: none.
f. Sign Regulations: As provided for in this LCP and as may be supplemented by an
approved Sign Program.
g. Height Regulations: As indicated on the Height Regulations Exhibit #4, herein.
h. Off-Street Parking: Off-street parking is required in the Commercial - Visitor
category for all uses as provided in Chapter V - H, herein.
1. Development Intensity:
I) Maximum number of hotel rooms: 500 rooms
2) Maximum building square footage of all uses in this district: 403,000 square
feet.
4. Parks and Recreation
a. Purpose and Intent: These regulations are intended to provide for the regulation of
uses and activities designated as Park and Recreation on the Land Use District,
Exhibit #3, within the Midbayfront subarea.
b. Land Use Regulations:
I) Permitted Uses:
a) Public Parks and Recreation;
b) Open space trails, plazas, sculpture gardens, amphitheaters, and other
similar uses;
c) Man-made lakes, ponds, and water features;
d) Restaurants, snack bars, restroom facilities, and minor retail shops
primarily intended to serve the visitors of a public park;
e) Public parking lots; and,
f) Recreation facilities including, ball fields, courts, and playgrounds;
g) electrical substations, gas regulators.
Updated: September 2, 1994
Page 86
2) Conditionally Permitted Uses:
a) Cultural Arts Facility, including integral meeting areas, art display areas,
restaurants, retail sales facilities relating to Cultural Arts activities, and
theaters.
b) Parking garages;
c) Any use whose parking requirement will be met by shared parking.
d) Retail uses intended to serve the users of park and recreation areas.
3) Prohibited ,u....es: Any use which is inconsistent with the Environmental
Management Program described in Chapter VI, herein.
c. Site Development Standards:
1) Master Plan Requirements: Master Plans for the Parks and Recreation areas
abutting the San Diego Bay and the Sweetwater Marsh National Wildlife
Preserve as follows:
a) For the Parks and Recreation area west of the Central Resort District
abutting San Diego Bay and south of the access road to the Nature
Interpretive Center: This Master Plan for Parks and Recreation uses shall
be prepared and approved by the City prior to, or concurrently with, the
Master Plan required for the Central Resort District.
b) For the Parks and Recreation area west and north of the Residential-High
land use district: this Master Plan shall be prepared and approved by the
City prior to, or concurrently with the Master Plan required for the
Residential-High District. The Master Plan for this Parks and Recreation
area may not be approved prior to the approval of the Master Plan for 1)
a) above.
c) Level of detail: The level of detail of the Parks and Recreation Master
Plan(s) shall be as described for the Master Plan requirement for the
Central Resort District.
2) Development Standards: All development within the Parks and Recreation
District shall be consistent with the standards adopted in the Master Plan.
d. Sign Regulations: As provided for in this LCP and as may be supplemented by an
approved Sign Program.
e. Height Regulations: As indicated on the Height Regulations Exhibit #4 and Chapter
V-D, herein.
f. Off-Street Parking: Off-street parking in the Parks and Recreation category for all
uses as provided for in Chapter V.H, herein.
Updated: September 2, 1994
Page 87
5. Open Space: The regulation of uses and activities designated as Open Space on the Land
Use District Exhibit #3, within the Midbayfront shall be as described in Chapter VI,
Environmental Management Program.
6. Public - Quasi-Public:
a. Purpose and Intent: These regulations are intended to provide for the regulation of
uses and activities designated as Public - Quasi-Public on the Land Use District,
Exhibit #3, within the Midbayfront subarea.
.,........
b. Land Use Regulations:
1) Permitted Uses:
a) Landscaped Parking;
b) Open Space & Trail facilities;
c) Tennis Courts;
d) Electric Transmission towers;
e) Parks and Recreation;
f) Entry Monumentation; and,
g) Transit and other public transportation facilities.
2) Conditionally Permitted Uses: Parking facilities to meet the off-street parking
requirements of uses other than those permitted in this land use district and the
Parks and Recreation land use district.
7. Water
a. Purpose and Intent: The purpose of these regulations is to provide for those uses and
activities designated on the Land Use Districts Exhibit #3, for the Midbayfront
subarea.
b. Permitted Uses:
1) Man-made lakes, ponds, swimming lagoon, and water features;
2) Public park and recreational uses as defined in this Chapter, Section B4.
3) Businesses to serve the public access and use of man-made water features such
as, docks, boat rental and maintenance facilities, and other similar uses.
C. Industrial Subarea
The following special conditions shall apply to the specified sites within Subarea 2 - Industrial
Subarea.
1. Special Condition "C"
Updated: September 2, 1994
Page 88
Specific development plans for the development of property located SOUtll of Lagoon Drive
("F" Street) and west of the SDG&E ROW shall be subject to Design Review Committee
review and Redevelopment Agency approval based on the following guidelines:
a. Building setbacks shall be:
I) For buildings 44 feet or less in height: as specified in Chapter V. I
2) For buildings 44 to 95 feet in height:
..........
a) from Lagoon Drive: 200 feet
b) from USF&WS property (F&G Street Marsh): 200 feet
c) from SDG&E ROW: 50 feet
b. Building FAR
A maximum FAR of 0.75 (including SDG&E landscaped parking area bonus) on the
subject site is allowed with one (1) new building permitted on such site to exceed the
44 foot height limit, provided that (i) a reduction in the total gross square footage of
structures presently located on the Rohr campus south of the subject site is effected
through the demolition or removal of such existing structures selected by Rohr
totalling 125,000 square feet (which is commensurate with the additional allowed
FAR on the subject site), (ii) such demolition or removal is completed within one (1)
year following occupancy of such new building, (iii) the footprint of such new
building does not exceed five percent (5 %) of the total area of the subject site
(excluding the area encompassed within that portion of the SDG&E right-of-way
adjacent to the subject site), and (iv) the setbacks on the subject site specified above
are met.
c. Development plans shall include a Comprehensive Landscaping Plan which indicates
enhanced landscaping at the project edges and within the SDG&E landscaped parking
area.
d. Pedestrian or other off-street circulation connections to adjacent industrial and
business park uses shall be provided.
e. Project shall comply with all City-wide threshold standards for infrastructure
improvements and public services; specifically, associated traffic impacts will be
mitigated to a Level-of-Service "D" or better at the Bay Boulevard/"E" Street/I-5
interchange.
f. All buildings on-site shall reflect a common, high quality architectural design and
construction standard.
2. Special Condition "F"
Specific development plans for the development of property located at the northeast and
Updated: September 2, 1994
Page 89
soutlleast corners of Bay Boulevard and "J" Street shall be subject to Design Review
Committee recommendation and Agency approval based on the following guidelines:
a. Building setbacks shall be:
Parcel 2
(Northeast
Corner)
Parcels 3/4
(Southeast
Corner)
1) "J" Street (to maintain
view corridor) - ::: :
50 ft. 30 ft. *
30 ft. 30 ft.
50 ft. 25 ft.
2) Bay Boulevard
3) Adjacent to 1-5 Freeway
4) From intersection of
"J" Street and Bay
Boulevard (measured
perpendicular to an-
gular corner property
line)
60 ft.
60 ft.
* 50 ft. setback required for construction exceeding a building height of 28 feet.
b. Maximum building height shall be 45 feet.
c. Architectural features such as a tower, with floor areas not exceeding 10% of the
ground floor area, may exceed the 45 ft. height limit by 15 ft. (Note: For calcula-
tion of the tower area, land over the drainage channel between Lots 3 and 4 and on
Lot 2 shall be included in ground floor calculations to the extent the second floor
spans the channel.) One architectural tower shall be allowed on Parcel 2 and one on
the combined Parcels 3/4.
d. Landscaping of the site shall be 15 - 20% of the total lot area.
e. Minimum landscaping depths along street frontages shall be 15 ft. in width.
f. Elevations facing the freeway shall be articulated in massing or architectural
treatment.
g. Pedestrian linkages shall be provided to connect both sides of "1" Street as well as
linking the projects to the Bayfront development.
h. The maximum FAR for Lot 2 and the adjoining lot to the east ("the channel") when
combined shall be 0.55.
l. The maximum FAR for Lots 3 and 4 (the southeast parcel) when combined with the
Updated: September 2, 1994
Page 90
adjoining parcel ("the channel ") shall be 0.50.
J. Compact parking stalls shall be permitted witll dimensions of7.5 feet wide by 16 feet
in length. The number of these stalls may be authorized to a maximum of 20% of
the required parking.
D. Inland Parcel Subarea
Development in this Subarea is subject to the I - General Industrial Zone, Chapter 19.46 of the
Chula Vista Municip;tl Cod~.except as modified by the provisions of this Specific Plan.
E. Faivre Street Subarea
Development in this subarea is subject to the regulations of the San Diego County Zoning
ordinance for, General Impact Industrial use, zoned M-54 (FP), manufacturing industrial zone
with flood plain overlay zone, except as modified by this Specific Plan.
F. Palomar/Bay Boulevard Subarea
Development in this subarea is subject to he I-L-P, Limited Industrial Zone with Precise Plan
Modifying District, as described in Chapters 19.44 and 19.56 of the Chula Vista Municipal
Code, except as modified by this Specific Plan.
Updated: September 2, 1994
Page 91
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Updated: September 2, 1994
, .
Page 92
19.81.080 APPENDIX A
USE CLASSIFICATION SYSTEM-ADMINISTRATIVE GUIDELINES
The following listing is presented as an illustrative guide to the application of the use
classifications. However, these are for administrative guidance only, and in the event that there
is a conflict between an appropriate application of the use classification description in the text
of this specific plan and the strict application of a common name, the former shall apply.
....~.. .
RESIDENTIAL
Family
Dwellings, Multiple
Dwellings, Single-Family
Dwellings, Two-Family
Group
Apartment Hotels
Dwellings, Multiple
Dwellings, Single-Family
Dwellings, Two-Family
Group Care
Children, Boarding of (not greater than eight)
Convalescent Homes (intermediate care only)
Dwellings, Multiple
Dwellings, Single-Family
Dwellings, Two-Family
Family Care Homes (not greater than eight)
Foster Homes (not greater than eight)
Group Homes (not greater than eight)
Homes for the Aged (not greater than eight)
Nurseries (not greater than eight)
Nursing Homes (intermediate care only)
Orphanages
Resident Care Facilities (not greater than eight)
Rest Homes (intermediate Care only)
Updated: September 2, 1994
Page 93
COMMERCIAL
Food Sales
Bakeries, Retail
Butcher Shops
Candy Stores
Cheese Shops
Dairy Product Stores
Delicatessens
Donut Shops
Fish and Seafood Markets
Food Catering (retail)
Fruit and Vegetable Markets
Grocery Stores
Health Food Stores
Ice, Sales
Liquor Stores
Markets, Retail
~ .
, .
Food Service
Bars
Cabarets
Coffee Shops
Delicatessens
Nightclubs
Parlors, Frozen Custard/Ice Cream
Refreshment Stands
Res taurants
Short-Order Eating Places
Snack Bars
Take-Out Restaurants
Taverns
Convenience Sales and Service
Uses permitted by food sales, food service, general personal service and general retail sales,
provided it is administratively determined that they meet the convenience description set forth
in Section 19.82.07.
Medical Service
Acupuncture Services
Blood Banks
Chiropodist Offices
Updated: September 2, 1994
Page 94
Medical Sel"Vice (continued)
Chiropractor Offices
Dental Offices, Clinics or Laboratories
Dietician and Nutritionist Offices and Clinics
Group Medical Centers
Health Maintenance Organizations
Home Health and Nursing Agencies
Laboratories, Biochemical, Dental, Medical, Optometrical and X-Ray
Medical Offices, Clinics or Jf.boratories Medical Testing and Analysis Services
Optometrical Offices, Clinics and Laboratories
Osteopath Offices
Physical Therapy Offices and Centers
Podiatrist Offices
Psychiatrist Offices and Clinics
Psychologist Offices and Clinics
Psychotherapist Offices and Clinics
General Retail Sales
Air Conditioning (auto)
Aircraft Equipment, Parts and Supplies
Antique Stores
Apparel and Accessories Stores
Appliance Stores
Art Equipment and Supplies
Art Galleries, Commercial
Athletic Goods Stores
Auction Rooms, Public
Auto Parts (tools)
Auto Upholstery
Bait and Tackle (live)
Bicycle Stores
Bookstores
Camera and Photographic Supplies
Candle Shops
China or Glassware Shops
Cigars and Cigarettes
Cosmetics Shops
Costume Rental Establishments
Custom Shop, Including Repair, Limited as to Floor Area
Department Stores
Discount Department Stores
Drapery and Curtain Shops
Drugstores
Updated: September 2, 1994
Page 95
Gcneral Retail Sales (continued)
Dry Goods (yarn, fabrics, etc.)
Fixtures
Floor Coverings (carpet, rug, linoleum, etc.)
Flower Stores and Plant Shops
Furniture and Home Appliances
Furriers and Fur Apparel
Gifts, Novelties, Souvenirs
Gourmet Shops
Greeting Card Shops
Hardware Stores
Hearing Aid and Supply Shops
Hobby Supplies
Interior Decorating
Jewelry Stores
Landscape Supplies and Equipment
Lawn Care Products and Garden Supplies
Leather Goods
Linen Shops
Luggage Stores
Magazine Stores or Stands
Mail Order Houses
Marine Crafts and Accessories
Medical Appliances
Metalware Shops
Millinery Shops
Monuments, with Incidental Processing to Order
Mufflers
Newsstands
Novelty Shops
Nursery Retail
Optical Goods
Orthopedic Stores
Paint Stores
Parts for Motorcycles, Campers and Trailers
Pet Supply Stores
Piano Stores
Picture Frames
Plant Shops
Plumbing (retail only)
Radios
Record and Sheet Music Shops
Rubber Stamp Stores
Sewing Machines
, .
, .
Updated: September 2, 1994
Page 96
General Retail Sales (continued)
Shoe Stores
Spice Shops
Sporting Goods Stores
Stamp and Coin Collectors
Stationery and Supplies
Stereos
Sundries
Super Drug Stores with Var,!e:1y Goods
Surgical Supplies
Televisions
Tires and Tubes
Tobacco Stores
Toiletry Stores
Toy Stores
Trophy Supplies
Uniforms
Upholstery Shops
Variety Stores
Watch or Clock Stores
Wigs
Window Shades, Awnings
General Personal Service
Apparel Laundering and Drycleaning (self-service and drop-off)
Art Studios
Babysitting Services
Barber Shops
Beauty Shops
Body-Building Studios
Correspondence Schools
Dance Studios
Dog Grooming
Drama Studios
Driving Schools
Drycleaning, Pick-Up Stations
Income Tax Services
Maid and Butler Services
Photo-Finishing (drop-off only)
Photography Studios
Reducing and Weight Control Clinics
Reducing Salons
Updated: September 2, 1994
Page 97
General Personal Service (continued)
Schools (barber, beauty, business, language, modeling and other vocational or trade schools)
Service Organizations (Red Cross, Travelers Aid, etc.)
Shoeshine Stands
Tailors (alterations and restyling)
Theatrical Agencies
Ticket Sales Offices
Travel Bureaus
, .
, .
Consultative/Financial Service
Advertising Consulting
Architectural Services
Attorneys
Banks
Business Consulting and Research
Check-Cashing Agencies
Clearinghouses
Commodity Brokerages
Consultants
Credit Institutions
Currency Exchanges
Designers
Economic Consulting and Research
Educational Consulting and Research
Engineering and Surveying
Escrow Services
Farm Management Offices
Holding and Investment Services
Hospital Insurance Organizations
Insurance Companies
Landscape Architects
Lending Institutions
Management Consultants
Medical Insurance Organizations
Mortgage Loan Offices
Property Management Offices
Real Estate Appraisal Firms
Real Estate Offices
Safety Deposit Companies
Savings and Loan Associations
Securities Brokerages
Security and Commodity Exchanges
Stock and Bond Brokerage Offices
Title Abstracting Services
Updated: September 2, 1994
Page 98
Consumer Laundry & Repair Service
Apparel Repairs
Bicycle Repairs
Camera Repairs
Carpet Cleaning Firms
Diaper Service Laundries
Drape Cleaning
Drycleaners
Dyeing Establishments ",
Electrical Appliance Repairs
Fix-It Shops
Furniture Finishing (consisting of removing old finishes from furniture, staining and
applying new finishes)
Furniture Repairs and Cleaning
Fur Repairs and Storage
Hat Repairs
Institutional and Commercial Linen Supply Firms
Jewelry Repairs
Laundries and Laundromats
Laundry Services
Lawnmower and Tool Sharpening and Repairs
Leather Item Repairs
Locksmith and Key Shops
Musical Instrument Repairs
Piano Tuning and Repairs
Plating (small household items only)
Radio and Television Repairs
Rug Cleaning Establishments
Saw, Knife, Lawnmower and Tool Sharpening and Repairs
Self-Service Laundries or Drycleaners
Shoe Repairs
Uniform Renting and Cleaning Establishments
Upholstery Shops
Watch and Clock Repairs
Welding (small articles)
Group Assembly
Amateur Baseball Fields
Amphitheaters
Archery Ranges
Arenas, Sports
Auditoriums
Updated: September 2, 1994
Page 99
Group Assembly (continued)
Ballrooms
Boat Rentals
Bowling Alleys
Clubs (nightclubs and cabarets)
Clubs and Lodges (private and non-profit)
Clubs, Athletic
Commercial Sport and Recreational Enterprises
Exhibition Halls
Fishing Areas
Gem Hunts
Golf Driving Ranges
Gun and Rifle Ranges
Health Clubs and Spas
Legitimate Theaters
Little League, Organized Baseball, Permanent Bleachers
Meeting Halls for Rent
Miniature Golf
Motion Picture Theaters
Nature Reserves
Nature Resorts
Picnicking Areas
Riding and Hunting Areas
Rodeo Arenas
Skating Rinks
Skating Rinks (with seating areas)
Skiing
Spectator Sports Facilities
Sport Fishing
Stadiums
Swimming Beaches
Swimming Pools
Table Tennis Halls
Tennis Courts
Tennis Courts (permanent bleachers)
Theaters (motion picture, legitimate)
Trap and Skeet Ranges
Water Sports (lake or ocean)
Wildlife Areas
Yacht Basins
-.
Updated: September 2, 1994
Page 100
Administrative
Accounting and Auditing Services
Administrative Offices
Business Organizations, Offices
Contractors, Offices Only
Organizations, Civic, Labor, Political, Veterans, Welfare and Charitable Services (offices only)
Professional Organizations, Offices
Public Utility Corporation Offices
Telegraph Offices " ,
Telephone Company Offices
Bnsiness and Communication Services
Addressing and Mailing Services
Advertising Services (outdoor or aerial)
Assaying Services
Bookkeeping Services
Clerical Services
Commercial Photography (aerial and map service)
Commercial Testing Laboratories
Common Carriers
Data Processing
Drafting Studios
Employment Agencies
Inventory Services
Messenger Services
Microfilming Services
Minor Processing Services
Multi-Copy and Blueprint Services
Protective Agencies
Radio Studios
Safe Repair Shops
Secretarial and Stenographic Services
Telecommunications Services
Telegraph Service Centers
Telephone Answering Services
Telephone Service Centers
Television Studios
Retail Business Supply
Barber Equipment and Supply Firms
Dental Equipment Supply and Service Firms
Drafting Supply Firms
Updated: September 2, 1994
Page 101
Rctail Business Supply (continued)
Engineering Supply and Service Firms
Equipment and Supplies for Service Establishments
Hospital Equipment and Service Firms
Hotel or Office Equipment Supply and Service Firms
Laboratory Equipment Supply Firms
Nursery Equipment Supply Firms
Office Equipment and Supply Firms
Office Equipment Repair Shops ~'..
Optical Equipment and Supply Firms
Professional Equipment and Supply Firms
Research Instruments Supply and Service Firms
Restaurant Equipment and Service Firms
Shoe Repair Equipment Firms
Undertakers' Equipment and Supply Firms
Research and Development
Applied Research
Electronics Research
Industrial Research
Laboratory Research, Experimental or Testing
Medical Research Laboratories
Oceanographic Research
Pharmaceutical Research
Scientific Laboratories
Space Research and Development
Technical Laboratories
General Wholesale Sales
Markets, Wholesale
Wholesale Distributors
Wholesale Establishments
Wholesale Offices or Showrooms
Construction Sales and Serviees
Air Conditioning Equipment
Building Contractors
Building Maintenance Materials
Building Materials - Tile, Cement, Fencing, Roofing Materials, etc.
Burglar Alarm Systems
Carpenters
Concrete Services
Updated: September 2, 1994
Page 102
Construction Sales and Services (continued)
Contractors' Equipment Storage Yard
Ditching Services
Electrical Contractors
Electrical Supplies
Explosive Contractors (not storage of explosives)
Fire Fighting Equipment and Supplies
Fixture Sales (wholesale)
Floor Covering Installations, .
, .
Glass and Glazing Contractors
Glass Sales
Hardware Sales (wholesale)
Heating and Air Conditioning Contractors
Heating Equipment
House or Building Wreckers or Movers
Janitorial Supplies
Lumber (sales, yards, etc.)
Metal Works Contractors
Ornamental Ironworks
Painting Contractors
Paint Sales (wholesale)
Paving Contractors
Plumbing Equipment
Remodeling Contractors
Roofing Contractors
Sheet Metal Contractors
Sprinkler and Landscaping Contractors
Swimming Pool Equipment and Supplies
Swimming Pool Installation and Services
Tools, Rentals or Sales
Wallpaper Sales and Services
Water Well Drilling
Transient Habitation
Boatels
Group Camps (overnight)
Health Resorts
Hotels
Motels
Motor Lodges
Recreational Vehicle Parks
Resort Hotels
Resort and Recreation Facilities
Retreat Houses
Updated: September 2, 1994
Page 1 03
Transient Habitation (eontinued)
Tourist Cabins
Trailer Round-Ups
Travel Trailer Parks
Automotive Sales, Rental & Delivery
Agricultural Equipment Dealers
Bus Sales
Camp Trailers, Sales or Rentals
Construction Material, Delivery
Farm Equipment Dealers
Firewood or Fuel Delivery
Forklifts, Sales or Rentals
Garden Supplies Delivery
Heavy Construction Equipment, Sales or Rentals
Mail Order Houses
Mobile Homes, Sales
Motor Homes, Sales or Rentals
Tractors and Equipment Dealers
Trailers, Sales or Rentals
Trucks, Sales or Rentals
Water Delivery
....':.
Automotive Servicing
Automotive Service Stations
Automotive Supply Stores
Tire Stores
Automotive Repair and Cleaning
Aircraft Service and Maintenance
Auto Air Conditioning Equipment, Installation and Services
Auto Alignment Services
Auto Electrical Services
Auto Glass, Installation and Services
Auto Laundries
Auto Mufflers, Installation and Services
Auto Repair Garages
Auto Tires, Installation and Services
Auto Upholstery, Installation and Services
Body and Paint Shops
Car Washes
Updated: September 2, 1994
Page 1 04
Automotive Repair and Cleaning (continued)
Motor Freight Maintenance Garages
Motorcycle-Motor Scooter Repairs
Recreational Vehicle Repairs
Steam Cleaning, Automotive
Towing Services (no storage)
Truck Equipment and Parts, Installation Services
Truck, Painting and Lettering
Truck, Repairs and Services.,...
Truck, Washing
Automotive Fee Parking
Auto Parking Lot
Auto Storage Lot
Garage, Parking
Off-Street Parking
Boat Sales or Rental
Boat Sales
Boat Rental
Ship Chandleries
Boat Servicing
Boat Repairs, Servicing or Cleaning
Boat Works or Yards
Drydocks
Maritime Centers
Ship Chandleries
Animal Sales
Animal Auctions
Animal Sales Yards
Livestock Auction Yards
Stockyards
Animal Services
Animal Hospital (large animals)
Animal Hospital (small animals)
Boarding Kennels
Updated: September 2, 1994
Page 105
Animal Services (continued)
Dog Bathing
Dog Clipping
Dog Training Services
Dog and Cat Hospital
Guard Dog Training
Horse Training Services
Pet Clinics
Pet Grooming
Pet Motels
Public Corrals
Public Stables
Riding Clubs
Veterinary Hospital (large animals)
Veterinary Hospital (small animals)
,.
Transport and Warehonsing
Auto Storage Garages
Distributing Plants
Freight Handling
Moving and Storage Firms
Parcel Delivery Truck Fleets
Private Storage
Public Warehouses
Refrigerated Warehouses
Storage Yards
Storage, Cold and Food
Trucking Terminals
Warehouses
Athletic and Recreational
Commercial Sport and Recreational Enterprises
Golf Driving Ranges
Batting Cages
Open Space Areas (of an active use)
Recreational Centers
Building Maintenance Services
Disinfecting and/or Exterminating Services
Gardeners (landscape maintenance)
Janitorial Services
Maintenance and Custodial Services
Sewer and Drain Cleaning
Updated: September 2, 1994
Page 106
Sweeping Services
Window Cleaning Services
Funeral and Internment Services
Cinerariums
Columbariums
Crematories
Crematoriums
Funeral Parlors
Mausoleums
Mortuaries
Undertaking Establishments
:::
Educational Services
Colleges and Universities
Trade, Vocational and Techanical Schools
AGRICULTURAL
Plant Nursery
FloraculturaI Stock
Flowers, Commercial Cut and Decorative
Herb Growing
Horticultural Stock
Mushroom Growing
Nursery, Wholesale or Retail
Potted Plant Growing
Sod, Grass
Crop Raising
Alfalfa
Berries
Citrus Fruit Trees or Bushes
Cotton
Field and Seed Crops
Fruit Trees
Grain
Hay (includes alfalfa)
Melons
Nut Trees
Tobacco
Truck Crops
Updated: September 2, 1994
Page 107
Crop Raising (eontinued)
Vegetables
Vines (grapes, etc.)
Small Animal Raising
Chinchillas
Hamsters
Poultry
Rabbits
Turkeys
Large or Specialty Animal Raising
Amphibians
Apiaries
Aviaries
Bears
Beef Cattle
Birds
Bovine Animals
Buffalo
Cougars
Dairies
Feed Lots
Fish
Foxes
Goats
Hog Ranches
Horse Ranches
Insects
Lions
Monkeys
Mountain Lions
Ocelots
Pig Farms
Sheep
Skunks
Snakes, Venomous or dangerous
Swine
Tigers
Wildcats
Worm Farms
Zoos, Private
Updated: September 2, 1994
, .
, .
Page 108
Agricultural Packing and Processing
Contract Sorting, Grading and Packaging
Egg Processing
Fisheries
Flower Packing
Grain Cleaning
Milking
Nut Shelling and Cooking
Sheep Shearing
_..
Agricultural Supplies and Services
Crop Dusting
Farm Advisory
Feed and Grain
Fertilizers
Harvesting Services and Equipment Storage
Hay
Pesticides and Herbicides
Tree Services
Weed Control
CIVIC
Essential Service
Electric Distribution Lines and Poles
Gas Distribution Lines
Open Space (of a passive use)
Parks, Public (passive use only)
Sewer Collection Lines
Storm Drainage Collection Lines
Telephone Distribution Lines and Poles
Water Distribution Lines
Limited Child Care
Public Day Centers (for eight or fewer children)
Public Nurseries (for eight or fewer children)
Child Care
Day/Night Child-Care Centers (for more than eight children)
Child Nurseries (for more than eight children)
Updated: September 2, 1994
Page 109
Community Assembly
Amusement Parks
Aquariums
Auditoriums
Bandstands (public)
Birth Control Clinics
Botanical Gardens
Camping Areas (non-profit)
Carnivals
Churches
Circuses
Community Centers
Community Health Clinics
Convalescent Hospitals
Exhibition Halls
Extended Care Facilities
Fairgrounds
Golf Courses
Historic Sites
Hospitals
Marinas (public)
Meeting Halls
Monument Sites
Neighborhood Centers
Nursing Homes
Open Space Areas (of an active use)
Parks
Picnicking Areas (public)
Places of Worship
Playgrounds and Playing Fields (of an active outdoor use)
Public Health Services
Recreation Centers
Refreshment Buildings (in public parks, playgrounds or golf courses)
Religious Assembly
Religious Complexes
Religious Reading Rooms
Sport Fishing (public)
Sports Arenas (public)
Stadiums
Swimming Beaches or Pools (public)
Synagogues
Temples
Universities
Zoological Gardens
Art Galleries
Updated: September 2, 1994
, .
,.
Page 11 0
Community Assembly (continued)
Libraries (non-profit)
Private Museums
Community Education
Colleges
Correspondence Schools (public)
Elementary Schools ~'.'
High Schools (junior or senior)
Junior Colleges
Junior High Schools
Military Academies
Schools (elementary, and junior and senior high)
Schools for the Handicapped (including the blind)
Senior High Schools
Non-Assembly, Scientific
Observatories
Planetariums
Administrative
Civic Centers
Government Centers
Government Office Buildings
Parking
Public Parking Garages
Public Parking Lots
Utility and Vehicular
Airports
Bus Stations (passenger or freight)
Cinerariums
Columbariums
Communication Equipment Installations and Exchanges
Community Antenna Television Systems
Corporation Yards (public or public utility)
Electric Transmission Lines
Electrical Substations
Fire Stations
Funeral Parlors
Updated: September 2, 1994
Page 111
. ,
Utility and Vehicular (continued)
Gas Substations
Heliports and Helistops
Mail Processing Centers (major)
Mortuaries
Police Stations
Post Offices
Power Plants (steam, fossil)
Pumping Stations (sewage or watert
Radio Transmission Facilities (including booster and relay)
Rail Stations (passenger or freight)
Reservoirs (water)
Service Buildings (in public parks, playgrounds or golf courses)
Telephone Exchange or Switching Facilities
Television Transmission Facilities (including booster and relay)
Transportation Terminals
Undertaking Establishments
Water Tanks
Water Treatment Facilities
Updated: September 2, 1994
Page 1 1 2
19.81.090 APPENDIX B
CHULA VISTA BAYFRONT SIGN PROGRAM
ADOPTED AUGUST 7, 1980
GOAL AND OBJECTIVES
...........
Goal
The goal of the Chula Vista Bayfront Sign Program is to control signs--eliminating those which
are obtrusive and encouraging those that are creative and interesting while establishing a sense
of place for the area.
Objectives
1. To establish guidelines and criteria for all signs within the Chula Vista Bayfront
Redevelopment Project area.
2. To establish a Design Review Board charged with the following tasks:
(a) to make decisions regarding appropriateness of private signs,
(b) to preserve the integrity of the Bayfront, and
(c) to encourage creative sign design.
3. To encourage vitality within a development through the use of sign design.
4. To avoid the proliferation of private business signs along the freeway.
5. To incorporate into the design of public signs the elements of the Bayfront logo.
6. To promote Bayfront development progress, special events, and to identify new
businesses coming into the area discretely but effectively.
7. To assure equality in sign impact.
8. To establish "Bayfront" identity through a cooperative program with CalTrans.
Updated: September 2, 1994
Page 1 1 3
DESIGN REVIEW
The establishment of a Design Review Board for the Chula Vista Bayfront is of primary
importance. The Board shall be established by the Redevelopment Agency of the City of Chula
Vista, and should review all parts of the Bayfront project--the architecture, landscaping
proposals, and each sign proposed for the area. This mechanism will ensure the regulation and
control needed to create a distinctive atmosphere for the Bayfront.
Chula Vista Design Review Board - Appointed
~ .
, .
The Chula Vista Design Review Board has been appointed to function as the Design Review
Board herein described and has been charged with the responsibility of interpreting and applying
sign design guidelines contained in this document. The Board is specifically directed to
encourage creative sign design and diversity. The Redevelopment Agency shall retain ultimate
authority for fair and equitable application.
Submittal and Review Procedures
Submittal of a complete program of all desired signs shall be required for every development
proposed within the Bayfront. Sign plans should be submitted coincidentally with development
plans scheduled for architectural review.
The minimum submittal shall include a plot plan with property lines, building footprints, curb
and center lines of adjacent streets, building and sign elevations, and location of each proposed
sign. Each sign will be drawn to scale indicating colors, materials, typestyles, dimensions of
lettering, copy areas, sign height and width, methods and intensity of lighting, and means of
installation.
The Design Review Board has established its own requirements and procedures for submittals
and has the discretion to change these from time to time as it deems necessary.
The Design Review Board also has the authority to allow an individual project to deviate from
established guidelines if the character of the Bayfront will be enhanced by its action.
GUIDELINES: IN GENERAL
Design Intent and Rationale
THIS SIGN PROGRAM STRIVES TO INSURE THAT GRAPHICS IN GENERAL, AND
EACH SIGN IN PARTICULAR, BECOMES A VIABLE, INTEGRAL PART OF THE
CONCEPT OF CHULA VISTA BA YFRONT REDEVELOPMENT. THE INTENT OF THIS
PROGRAM IS TO ESTABLISH A FORMAT FOR IMAGINATIVE SIGN DESIGN WHICH
IS APPROPRIATE FOR THE BAYFRONT.
Every effort must be made to create graphic identifications that are integral and consistent with
Updated: September 2, 1994
Page 114
the Bayfront theme and with the architecture of each particular project. Graphic identifications
which are symbolic of the business or service rather than standard "letter copy" are encouraged,
i.e., logo. The design of signing for a project within this area should consider using pictorial
imagery in combination with well-considered typefaces, spacing, colors, and materials. (Refer
to Exhibit Two for rule of good sign design.)
Two-Phase Program
Because the needs of businesses in the Bayfront will be different in its early stages and in the
final development, guideline~ ~ave been adopted to accommodate their needs during both these
phases. During the interim phase (early in Bayfront development), developments will receive
liberal signing.
Once the Bayfront is sufficiently developed, the need for abundant signing will be lessened
because the Bayfront's identity will be established and will help to attract business traffic. A
more "low-key" sign program has been adopted for the final development phase.
The Influence of Bayfront Topography
The general topography of the Bayfront is flat and open. The natural color of the area is muted.
Therefore, signing must be discrete in order to avoid an overwhelming impact.
A. Low-Key Sign Program
These guidelines establish a sign program which is "low-key." Signs are intended to be
adequate for identification, but not for advertising. Harmony of materials, textures,
forms, colors, scale and feeling is intended for the Chula Vista Bayfront Redevelopment
Project.
The Necessity for Size Regulation
Uniform size parameters are created to ease competition among private interests. This
assures more equal distribution of the right to identify a place of activity.
Height Limitation
The ten-foot height limitation proposed in this criteria is in accordance with the intent of
the California Coastal Commission's guidelines, and also maintains a sense of scale to
Bayfront topography and the intent of achieving a "low-key" sign program.
Roof Signs
Signs mounted on the roofs or mechanical penthouses of any building are prohibited.
Such signs violate the intended Bayfront scale and are not in keeping with a distinctive
Bayfront sign program.
Ground Signs Encouraged
Updated: September 2, 1994
Page 1 1 5
. .
Low ground signs are encouraged. They should be integrated with the landscape,
complementary to the architecture, incorporated into retaining walls or other landscape
features. The objective is to reduce visual clutter.
Wall Signs
Wall signs must be compatible with and proportionate to the architecture, and maintain
harmony of materials and form. The purpose of these signs is to identify the business
or private development; whole wall areas are not intended to be "read" as sign structures
or sign backgrounds.. Only eRe wall sign shall be visible at one time.
~ .
Support Structure
Support structures should be integral parts of entire sign design and have aesthetic as well
as structural importance.
Lighting
Lighting methods should be considered a part of each sign. The intensity and color of
light should be harmonious with the building architecture and sign design. In any lighted
sign, the intensity should be no more than that required for nighttime readalashing/strobe
light shall not be used. Signs must be modified after installation if lighting proves too
intense.
Guideline Jurisdiction
The guidelines specified herein shall govern signs within the Chula Vista Bayfront
Redevelopment Project. Since every possibility cannot be anticipated by this report,
details which might be omitted shall be governed by the Chula Vista Zoning Ordinance.
Where there is a conflict between the Bayfront Redevelopment Sign Program and the
Chula Vista Zoning Ordinance, the more restrictive regulation shall govern.
Restrictions and Prohibited Signs
The following signs shall be prohibited or restricted as noted:
a. Pole signs, excluding pole signs for which the supports are integrally designed as
an aesthetic component of the sign character.
b. Flashing, oscillating, animated or moving_signs, or signs with moving parts shall
be prohibited.
c. The use of fluorescent-type paints is prohibited.
d. Signs advertising goods shall be prohibited.
e. All billboard signs shall be prohibited, except as defined by Bayfront promotional
Updated: September 2, 1994
Page 1 1 6
signs.
f. Temporary signs, banners, sale notices, etc., shall be displayed behind the glass
of the structure.
The Design Review Board shall establish requirements and procedures for submittals.
New Signs
The sign owner shaLL)e responsible for the fulfillment of all requirements of these
criteria. Conformance will be strictly enforced and non-conforming or unapproved signs
or any part thereof shall be brought into conformance at the expense of the owner.
Existing Signs
Existing (non-conforming) signs shall be brought into conformance either:
(1) when any change of land use occurs, or
(2) by the final development phase,
whichever occurs first.
Approvals for signs and their installation shall be obtained by the owner or his
representative prior to installation. All signs shall be constructed, installed, and
maintained in as-new condition at the owner's expense. All current building and
electrical codes shall govern the construction of signs.
GUIDELINES: SPECIFIC
PUBLIC SIGNS
Public signs are those signs built and maintained by the City or other public agency through an
adopted financial plan. They are divided into subsections according to function and location.
Freeway-Oriented Signs
The signs are located in the freeway right-of-way or on private property. All signs in the
freeway right-of-way must be approved by CalTrans.
a. CalTrans Signs: CalTrans signs, designed and maintained by the state, include all signs
identifying exits and general directions. These signs will be designed by CalTrans per
state regulations.
Updated: September 2, 1994
Page 1 1 7
.' .
b. CalTrans Signs with Bayfront Identity: The City of Chula Vista is considering a joint
project with CalTrans to develop a Bayfront identity sign to supplement the standard
CalTrans signs which give generic service information (i.e., "FUEL, FOOD,
LODGING," etc'.). Costs will be borne by the City, and installation coordinated with
CalTrans. (Refer to Exhibit Three for example.)
c. Bayfront Promotional Signs: Bayfront Promotional Signs are designed to help establish
the new Bayfront community's identity. They will be located along Interstate 5, two
minimum: one each for north and southbound traffic; additional signs as necessary; five
maximum quantity. Space 'will be rented, leased or existing structures purchased
outright. ~ .
Promotional signs, and especially landscaped areas around them, will provide a unique, attractive
logo design in a theme-setting frame and limited changeable copy which will be subject to
Design Review Board approval. (Refer to Exhibits Four a, b, c, and d for examples, and to
Exhibit Five for proposed locations.)
These signs, if appropriately used, will establish the redevelopment area's identity and functions
for freeway travelers.
Promotional signs are intended to be temporary and it is anticipated that they will be retired
when the Bayfront Redevelopment Project is substantially complete. Their utilization will be
reviewed in 1985 and subject to the Redevelopment Agency's discretion.
Internal Signs
Signs within the Bayfront, not oriented to the freeway.
a. Street Name Signs: Street name signs shall have special mountings and frames to
identify streets as being a part of the new Bayfront community. The sign copy will be
the Bayfront letter style (Bookman Bold, upper and lower case) and colors. The support
will be constructed of wood. (Refer to Exhibit Six for example.)
b. Directional Signs: Directional signs at intersections will help establish gateways to the
redevelopment area, and may include such generic information as Convention Center,
Marina, Special-Use Park, Wildlife Refuge, etc., as necessary. Directional information
for private developments may be included also at the discretion of the Design Review
Board, but for the interim development phase only. Information will be clustered on one
sign per intersection. Signs will have standardized mountings and trip. (Refer to Exhibit
Seven for example.)
Updated: September 2, 1994
Page 1 1 8
- " -
A minimum of six directional signs will be necessary for adequate information. Each
shall include specially designed landscaped areas to create a setting.
c. Information Signs: Public information signs are designed for public facilities and
services such as parks, marshes, marinas, trim, and colored to be unified with the basic
public sign theme. (Refer to Exhibit Eight for example.)
d. Traffic and Parking Control Signs: Traffic control and parking signs shall be designed
with standard copy faces, and shall be trimmed with the wood frames and supports of the
Bayfront motif. Ex,j!9t sizes and locations are required by state regulation. It is
suggested that the minimal number of signs necessary for effectiveness be used. (Refer
to Exhibit Eight for example.)
To help establish the new Bayfront identity, natural-stained (Olympic semitransparent 901) cedar
frames shall enclose all public signs. The Bayfront logo and Bookman Bold typestyle shall be
used throughout. Specific reds, yellows and browns are tile principal logo colors (Frazee
Z57-23, 3, 29).
Private Signs
Guidelines for private signs are organized according to location and project type. A somewhat
more liberal criteria is established to serve business needs during the Bayfront's initial
development phase. The signs approved in this phase are called "interim signs."
When the Bayfront is substantially built out, interim signs must be replaced, modified, or
removed entirely to comply with the more restrictive sign criteria established for the final
development phase.
The Redevelopment Agency shall determine when this changeover will occur based on their
appraisal of the Bayfront's progress. Developers submitting signs for approval for projects to
be built close to the changeover date will be given the choice of complying with the final-phase
criteria or building interim signs which would be removed or modified at their expense in the
near fu ture.
The rationale for this phased system is that when the Bayfront development is beginning and a
Bayfront identity is being established, certain private projects will need additional signs to attract
business.
When the area nears completion and a Bayfront identity is clearly established, the Bayfront itself
will attract business traffic. At this time, more restrictive sign criteria can be implemented.
FINAL PHASE: ULTIMATE BAYFRONT DEVELOPMENT STAGE
Freeway Signs: Private signs which are oriented to the freeway shall not be allowed, except as
provided during the interim phase.
Corner Lots: The identification allowance for sign development on corner lots may be divided
Updated: September 2, 1994
Page 1 19
, .
to provide for a sign on each frontage; however, the total allowance for both signs combined is
not to exceed 50 square feet.
Multi-Tenant Buildings or Complexes: Office, retail-commercial and industrial uses which are
multi-tenant shall be allowed additional tenant identification signs: each tenant shall be allowed
a maximum of three square feet on or adjacent to the entry door. These tenant signs shall be
visible from on-site parking and/or pedestrian walkways, but not intended to be readable from
public streets.
Directional and Information Signs: ,These signs shall be allowed on a need basis. They shall
be directional in nature and not int~ded as identification signs. Their maximum height shall
be four feet with four square feet maximum copy area per side.
Special Event Signs (Temporary): Special events such as grand openings shall be allowed
temporary signs. Such signs shall have a limited life as determined by the Design Review
Board.
Construction Signs (Temporary): Signs for owners, contractors and subcontractors, architects,
etc., for new projects under construction shall be subject to Design Review Board approval.
Allowable Copy Area
1. Hotel/Motel, RV Parks, Restaurants, and Retail-Commercial: Total copy area for all
identification signs combined shall be limited to not more than 50 square feet per parcel.
Signs may be wall signs and/or ground signs. Ground signs may be single- or
double-faced but may not exceed ten feet in height. An additional changeable copy area
of 25 square feet maximum shall be allowed for uses which include entertainment or
convention facilities. Changeable copy area shall be single-faced only.
2. Automotive Service: Service stations shall be allowed one identification sign per lot.
Signs shall be ground signs or wall signs and shall have no more than 40 square feet of
copy area, six feet maximum height.
3. Industrial and Office Uses: Industrial or office uses shall be allowed one identification
sign per lot, visible from the internal street. Signs shall not exceed 40 square feet in area
or six feet maximum in height. Total sign area may include a directory or tenant listing
if the project is multi-tenant.
INTERIM PHASE: BAYFRONT DEVELOPMENT STAGE
I. Commercial Uses Adjacent to Freeway: Commercial businesses will require some
identification from the freeway during the Bayfront development period. Such uses with
freeway exposure shall be allowed either wall or low-profile monument signs with name
and/or logo only during the Bayfront development phase, and such signs shall have a
specific date by which they must be removed. If the business logo is well-established
as an identity mark, then use of logo alone is preferable. Each lot may have two wall
signs or one ground sign only. Only one wall sign shall be visible at a time. Maximum
Updated: September 2, 1994
Page 120
" -
total copy area shall be 100 square feet. Ground signs may be doubled-faced or parallel
to the roadway and are intended to be low-profile monument signs.
2. Automotive Service: Service stations with freeway exposure shall be allowed freeway
identification during the initial redevelopment of the Bayfront. Sizes shall be as small
as possible and still have freeway identity, in no case to exceed 50 square feet total sign
area. Such signs shall be subject to strict review and shall have a limited and specific
retirement date at the discretion of the Design Review Board.
DEFINITIONS
~.'
Background Area of Sign
The background of the sign shall be considered the entire area in which copy can be placed.
In computing the area of sign background, only the face or faces which can be seen from any
one direction at one time shall be counted.
Billboard
A billboard is any sign usually designed for use with changing advertisement copy, which is
normally used for the advertisement of goods or services rendered at locations other than the
premises on which the sign is located.
Changeable Copy Sign
A changeable copy sign is one that is characterized by changeable copy regardless of method of
attachment.
Copy Area
Copy area is that portion of the total sign area devoted to lettering and/or symbolic
communication. The copy area shall be determined by circumscribing the smallest possible
rectangle around the copy, letters or symbol.
Directional Signs
A directional sign is one that contains directional information for pedestrian or vehicular traffic
or location.
Directory Signs
Directory signs are signs that list businesses, serVIces, room numbers or employees.
Externally Illuminated Signs
An externally illuminated sign is a sign whose face is artifically illuminated by an external light
source.
Updated: September 2, 1994
Page 121
, "
Flashing, Animated or Moving Signs
Flashing, animated or moving signs are defined as signs that:
a. Intermittently reflect light from either an artificial source or from the sun; or
b. Have an illumination which is intermittent, flashing, oscillating, or of varying intensity;
or
c. Have any visible portion in ffietion, either constantly or at intervals, which motion may
, .
be caused by either artificial or natural sources; or
d. Utilize whirligigs or any similar item which uses wind as its source of power.
Freeway Signs or Freeway-Oriented Signs
Freeway signs or freeway-oriented signs are those signs that have copy directed for freeway
visibility either in the freeway right-of-way or on a property adjacent to the freeway.
Freestanding Sign
A freestanding sign is one which is supported by one or more columns, uprights or braces in or
upon the ground.
Ground Sign
A ground sign is supported by the ground, by a continuous base (monument sign), or by poles
or posts.
Height of Sign
The height of a sign is the distance measured from finished grade to the highest projection of
the sign. On sloping ground, finished grade is defined as the average elevation between the high
and low points of adjacent grade.
Identification Sign
An identification sign is one that identifies a business name or principal service only. The sign
should not serve as an advertisement device.
Updated: September 2, 1994
Page 122
- . I ...
Information Sign
An information sign provides information for public and private facilities or services, and the
use thereof.
Internally Illuminated Signs
Internally illuminated signs are signs that have characters, letters, figures, design, or outline
illuminated by electrical lights contained behind the sign face.
Monument Sign
1-<"'..
A monument sign is a ground sign which is supported by a visually continuous base.
Multiple Copy Sign
A multiple copy sign is one that advertises other than the name of the business and the principal
product or service.
Pole Sign
A pole sign is a sign supported by the use of one or multiple poles or columns.
Promotional Sign
A promotional sign is a public sign which identifies the Bayfront and has changeable copy for
information, announcements, or identification of private businesses and services in the area.
Public Sign
A public sign is any sign that is owned by government. Examples: bike route, bus stop, or
speed limit signs, or park or public facility identifications.
Sign
A sign is defined as any structure or device, logo, electric or non-electric, and all parts thereof
which are used for advertising purposes upon or within which any poster, bill, bulletin, printing,
lettering, painting, device or other advertising of any kind whatsoever is placed. A sign shall
not include any support frame or standard used exclusively for displaying the flag of the United
States of America, the State, or the City, nor shall these flags be considered signs.
Sign Area
Sign area shall include the background area of the copy. In the case of individual cut-out letters,
sign area will include the exposed surface of the panel on which the letters are mounted.
Updated: September 2, 1994
Page 123
. .'
Temporary Sign
A temporary sign is intended to advertise community or civic projects, construction projects, real
estate for sale or lease, or other special events on a temporary basis.
Traffic Control Sign
Traffic control signs are directional signs which direct traffic flow including pavement arrows
and signs. Examples: Loading Zone, Handicapped Parking, No Parking.
Wall Sign
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Updated: September 2, 1994
Page 124
CHULA VISTA LOCAL COASTAL PROGRAM
-LAND USE PLAN-
:\. ~ .-~ ...
CHULA VISTA LOCAL COASTAL PROGRAM
,. -LAND USE PLAN-
CITY OF CHULA VISTA, CALIFORNIA
Approved by the City of Chula Vista on
October 13, 1992 as Ordinance No. 2532
Certified by the California Coastal Commission on
January 15, 1993
{NOTE: Revised to inIeude Land Use Plan modificatioDS as Certified by Coastal Commission 1/15/93;
THIS DOCUMENT CONTAINS ERRORS AND OMISSIONS WRICH WILL REQillRE AN errata sheet OF CORRECTIONS
TO GO BACK BEFORE THE COASTAL COMMISSION.)
CITY OF CHULA VISTA
Tim Nader, Mayor
CITY COUNCIL MEMBERS
David Malcolm
Leonard Moore
Jerry Rindone
Shirley Horton
, .
, .
PLANNING COMMISSION
Joe Casillas, Chairperson
Laverne Decker, Vice Chairperson
Joanne Carson
Susan Fuller
Thomas Martin
John Ray
William C. Tuchscher II
CITY MANAGER
John Gross, City Manager
George Krempl, Deputy City Manager
COMMUNITY DEVELOPMENT DEPARTMENT
Chris Salomone, Director
CITY ATTORNEY
Bruce M. Boogaard, Esq., City Attorney
MAJOR OWNERSHIP INTERESTS
Chula Vista Redevelopment Agency
San Diego Gas & Electric Company (SDG&E)
Rohr, Inc.
U.S. Fish & Wildlife Service (USF&WS)
Chula Vista Investors (CVI)
. .
PROJECT CONSULTANTS
Chula Vista Local Coastal Program
PLANNERS
Cinti & Associates
Gary P. Cinti
Jay Kniep
Midbayfront Proiect
ARCHITECTS
Jerde Partnership, Inc.
Carl Worthington
Ralph Yanagawa
LEGAL COUNSEL
Peterson & Price
Paul A. Peterson, Esq.
Matthew A. Peterson, Esq.
LANDSCAPE ARCHITECTS
Wimmer, Yamada & Associates
Joseph Y. Yamada
Pat Caughay
ENVIRONMENTAL CONSULTANTS
Keller Environmental Associates, Inc.
Christine Keller
A.D. Hinshaw Associates
Philip Hinshaw
David D. Smith and Associates
David D. Smith
STATE and FEDERAL AGENCIES
California Coastal Commission
3111 Camino del Rio North, Suite 200
San Diego, California 92108-1725
Attention: Deborah Lee, Assistant District Director
California Department of Fish & Game
P.O. Box 944209
Sacramento, California 9424,,4:2090
Attention: Pete Bontadelli, Director
U.S. Fish & Wildlife Service
2730 Loker Avenue West
Carlsbad, California 92008
Attention: Martin Kenny, Fish & Wildlife Biologist
U.S. Army Corps of Engineers
Regulatory Branch
300 N. Los Angeles Street
P.O. Box 2711
Los Angeles, California 90053-2325
Attention: John A. Gill, Chief
CHULA VISTA BAYFRONT LOCAL COASTAL PROGRAM
-LAND USE PLAN-
Tablc of Contents
I. INTRODUCTION/OVERVIEW
Page
A. Introduction................................. I-
I. Purpose of Plan
2. Area J::ocation and Description
3. Coastal Zone and Subareas
4. Related Projects
5. Application of Plan Provisions
B. Local Coastal Program Overview .................. I-
I. Coastal Act Provisions
2. Organization and Format of LCP Re-submittal
3. History of Chula Vista Local Coastal Program
4. Coordinated Planning Efforts
C. Implementation...... . . . . . . . . . . . . . . . . . . . . . . . .. 1-
II. PLANNING CONTEXT
A. Local Planning Programs ......................... II-
I. General Plan Bayfront Vision Statement
2. Goals for Development
B. California Coastal Act . . . . . . . . . . . . . . . . . . . . . . . . . .. II-
I. Shoreline Access
2. Recreation and Visitor Serving Facilities
3. Water and Marine Resources
4. Diking, Dredging, Filling, and Shoreline Structures
5. Commercial Fishing and Recreational Boating
6. Environmentally Sensitive Habitat Areas
7. Agriculture
8. Hazard Areas
9. Forestry and Soil Resources
10. Locating and Planning New Development
11. Coastal Visual Resources and Special Communities
12. Public Works
13. Industrial Development and Energy Facilities
Table of Contents (cont'd)
Page III. AREA WIDE DEVELOPMENT OBJECTIVES AND POLICIES
A. Land Use and Development Intensity . . . . . . . . . . . . . . !II-
I. Existing Land Uses and Development Intensity
2. Land Use Regulation Objectives/Policies
3. Development Intensity Objectives/Policies
B. Circulation, Public Access, and Parking .............. !II-
I. Existing Co~jtions
2. General Circulation and Public Access Objectives/Policies
3. Roadway Improvement Objectives/Policies
4. Parking Objectives/Policies
5. Public Transit Objectives/Policies
6. Pedestrian and Bicycle Circulation Objectives/Policies
C. Physical Form and App~rance ............... !II-
I. Existing Conditions
2. General Form and Appearance Objectives/Policies
3. Bayfront Gateway Objectives/Policies
4. Architectural Edges Objectives/Policies
5. Views Objectives/Policies
6. Landscape Character and Function Objectives/Policies
D. Utilities and Areawide Grading ..................... !II-
I. Existing Conditions
2. Utility Service Objectives/Policies
3. Areawide Grading Objectives/Policies
4. Utility and Grading Design Objectives/Policies
E. Environmental Management ....................... !II-
I. Background/Existing Conditions
2. Environmental Management Objectives/Policies
IV. SUBAREA DEVELOPMENT OBJECTIVES AND POLICIES
A. Subarea I - Midbayfront .................
1. Special Subarea Conditions
2. Land Use/Intensity Objectives/Policies
3. Circulation/Public Access Objectives/Policies
4. Physical Form and Appearance Objectives/Polices
5. Utilities and Grading Objectives/Policies
6. Environmental Management Objectives/Policies
7. Phasing of Development
IV-
II
Table of Contents (cont'd)
Pal?e IV. SUBAREA DEVELOPMENT OBJECTIVES AND POLICIES (cont'd)
B. Subarea 2 - Industrial Area . . . . . . . . . . . . . . . . . . . . . . .. IV-
1. Special Subarea Conditions
2. Subarea Objectives/Policies
C. Subarea 3 - Southern Parcel ....................... IV-
1. Special Subarea Conditions
2. SubaI.:.~'Objectives/Policies
D. Subarea 4 - Inland Parcel ........... . . . . . . . . . . . . .. IV-
I. Special Subarea Conditions
2. Subarea Objectives/Policies
E. Subarea 5 - Faivre Street Parcel . . . . . . . . . . . . . . . . . . . .. IV-
1. Special Subarea Conditions
2. Subarea Objectives/Policies
F. Subarea 6 - Palomar/Bay Blvd. Reorganization Parcel. . . . . . .. lV-
1. Special Subarea Conditions
2. Subarea Objectives/Policies
G. Subarea 7 - Sweetwater Marsh National Wildlife Refuge . . . . .. IV-
1. Special Subarea Conditions
2. Subarea Objectives/Policies
III
List of Exhibits
Page
I. Regional Location ... . . . . . . . . . . . . . . . . . . . . . . . . . .. 1-
2. Coastal Zone with Subareas ........................ 1-
3. Land Use Plan Map . . . . . . . . . . . . . . . . . . . . . . . . . . . .. III-
4. Central Resort District Concept . . . . . . . . . . . . . . . . . . . . .. III-
5. Building Heights . . . . . . . . . . . . . . . . . . . . . . . . . . .. . .. III-
6. Circulation Elemen\;;. . . . . . . . . . . . . . . . . . . . . . . . . . . .. III-
7. Form & Appearance. . . . . . . . . . . . . . . . . . . . . . . . . . . .. III-
8. Utility Systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III-
9. Environmental Management . . . . . . . . . . . . . . . . . . . . . . .. III-
10. Buffer Zone Section. . . . . . . . . . . . . . . . . . . . . . . . . . .. III-
II. Conceptual "F & G" Street Marsh Restoration. . . . . . . . . . . .. III-
iV
I. INTRODUCTION/OVERVIEW
A. Introduction
This document is the 1992 Chula Vista Local Coastal Program (LCP) Re-submittal which
includes a re-formatted text and improved exhibits which are intended to make the document
more readable and useful as a development regulation and planning tool. Although new in
appearance, the substantial revisions in the LCP Re-submittal are associated with two major
events which significantly diminished the viability of the previous Local Coastal Program. The
first was the creation of the~'t!weetwater Marsh National Wildlife Refuge within the planning
area, incorporating properties which were previously designated for a significant amount of
development. The second was the preparation of a new development concept for the
Midbayfront, which is the major undeveloped sector within the planning area. Because these
actions significantly affected most of the property available for development within the Chula
Vista Bayfront, an opportnnity for a comprehensive update of the Chula Vista LCP was created.
This Re-submittal focuses primarily on the undeveloped property within the Midbayfront, while
the regulations and standards for other areas are essentially unchanged, although re-stated and
re-formatted.
I. Pm:pose of Plan
The purpose of the Chula Vista Local Coastal Program (LCP) is to provide a detailed plan
for the orderly growth, development, redevelopment and conservation of the Chula Vista
Local Coastal Zone.
The LCP must be consistent with both local and state land use policies. First, every coastal
city and county is required to prepare a Local Coastal Program, pursuant to the California
Coastal Act, to be approved by the California Coastal Commission. The LCP must be
sufficiently detailed to indicate the kind, location, and intensity of land uses and the
applicable resource protection policies for development within the local coastal zone. The
Land Use Plan component of the LCP must provide land use and development policies
which will ensure that development within the local coastal area will be consistent with the
provisions of the Coastal Act. In addition, the LCP must contain implementing ordinances
to carry out the policy provisions of the land use plan. These are provided in the Chula
Vista Bayfront Specific Plan, which serves as the implementation plan for the Chula Vista
LCP.
Second, this LCP must be consistent with and implement the City of Chula Vista General
Plan which is the primary local land use and development policy document. The text and
diagrams in this LCP depict the provisions of the General Plan for the Bayfront at a larger
scale and in greater detail. The Bayfront Specific Plan is a component of the City's General
Plan and represents a step toward systematic implementation of the General Plan in the
Bayfront.
I-I
2. Area Location and DescriDtion
The City of Clllila Vista was incorporated in 1911 and became a chartered City in 1949.
The City currently has a population of approximately 140,000 and covers an area of
approximately 34 square miles. Geographically, the City is located adjacent to the east side
of San Diego Bay, eight miles south of San Diego and seven miles north of the International
Border (see Exhibit 1, page 1-3). The Chula Vista Local Coastal Zone includes a large
amount of industrial development and the Sweetwater Marsh National Wildlife Refnge. It
also contains one of the last remaining large blocks of undeveloped land on San Diego Bay.
~:
Regionally, the area is well served by Interstate 5, the major freeway connection between
San Diego and Mexico. State Route 54 and its interchange with Interstate 5 in the Bayfront
enhances the site's locational advantages. The Bayfront area is located 10.8 miles south of
the San Diego International Airport.
3. Coastal Zone and Subareas
The boundary of the Chula Vista Coastal Zone is located immediately east of Interstate 5
(1-5), except in the northerly portion of the City where it turns east (inland) along the
prolongation of "C" Street to a point approximately midway between Broadway and Fifth
A venue and then north to the City boundary; and in the southerly portion of the City where
it turns east at Main Street and then proceeds south to the City boundary. The boundary
is shown on Exhibit 2, page 1-4.
The Chula Vista Coastal Zone is comprised of the Bayfront Planning Area (Subareas 1, 2,
3, and 7), in which the City has permit jurisdiction, and the annexed coastal areas, in which
the California Coastal Commission has jurisdiction. The provisions contained in this Plan
will only thus apply to the Bayfront Planning Area.
The LCP planning area (local coastal zone) encompasses approximately 1,013 acres, of
which 748 acres are uplands or filled areas above mean high tide and 265 are in marsh or
wetlands. (Note: LCP acreages are provided to the nearest acre and are approximate
values utilized for large scale planning purposes.) Four major ownerships dominate the
planning area: 1) San Diego Gas & Electric Company (SDG&E) at the south end with 92
acres; 2) Rohr, Inc. in the central area with 99 acres (and an additional 66 acres of San
Diego Unified Port District-owned land plus SDG&E ROWand SD&AE/MTDB ROW
which are leased by Rohr); 3) the U.S. Fish & Wildlife Service which owns 316 acres
(some of which is outside the City of Chula Vista) in two parcels which comprise the
National Wildlife Refuge; 4) Chula Vista Investors which owns 116 acres in the central
portion of the Bayfront; and, 5) Chula Vista Redevelopment Agency which owns
approximately 16 acres, also in tbe central portion of the Bayfront.
The wildlife refuge includes the majority of Gunpowder Point, "D" Street Fill, the entire
Paradise Creek area, and the Sweetwater Marsh Complex (including the "F-G" Street
Marsh). The Port District holds jurisdiction and ownership of all tidelands lying between
mean high tide line and the City's western boundary. Although the Port District area is
1-2
Regional Location
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within the City limits, it is included in the Port District's Master Plan, rather than the LCP
for the City.
Except for The Chula Vista Investors (CVI) ownership, north of "F" Street and west of the
SDG&E ROW, the majority of the Bayfront is either developed or is expected to remain
as open space. To the north, west, and south of this vacant area is the National Wildlife
Refuge.
To the east, highway and vIsitor commercial uses have been developed along Bay
Boulevard, between M~it]a Parkway and Lagoon Drive. South of Lagoon Drive, the Rohr
corporate headquarters and industrial facility extend to south of "H" Street, with additional
office development extending to near "J" Street. The SDG&E generating facility and
smaller industrial users are located south of "J" Street to Palomar Street. In addition to
these areas located west of 1-5, two parcels east of the freeway are within the Bayfront: the
Faiver Street inland parcel is south of Main Street and currently used for storage, while the
partially developed northern inland parcel is located east of Broadway and north of "C"
Street.
In order to facilitate the planning and development of the Bayfront, the overall planning area
has been divided into eight "sub-areas" to focus on the issues which are specific to various
local areas. These areas are indicated in Exhibit 2, page 1-4, and are described below:
Subarea I - The Midbayfront is the Bayfront area generally between "F" Street (Lagoon
Drive) and "D" Street, including the largest currently vacant parcel (CVlownership).
This subarea is adjacent to the National Wildlife Refuge and includes the "F-G" Street
Marsh which is also a part of the USF&WS ownership.
Subarea 2 - This is the industrial area between "G" Street and "L" Street, most of
which is developed with industrial or related uses.
Subarea 3 - This area is known as the southern parcel and is located south of "L"
Street. This area is also primarily developed with light industrial and related
commercial uses.
Subarea 4 - This subarea consists of the northern inland parcel located adjacent to the
Sweetwater River.
Subarea 5 - This subarea consists of the small southern inland parcel on Faivre Street
recently annexed to the City from the County of San Diego. It is located adjacent to
wetlands associated with the Otay River.
Subarea 6 - This is a parcel annexed from the City of San Diego in the Palomar/Bay
Boulevard Reorganization. It is utilized primarily for salt evaporation ponds associated
with the Western Salt operations to the south, but also includes a small portion of
upland.
1-5
Subarea 7 - This subarea consists of the majority of the National Wildlife Refuge which
is located to the north and west of the Midbayfront (subarea 1).
4. Related Proiects
There are two major projects adjacent to the LCP area which affect the Bayfront. They
have been combined in the Route 54/Sweetwater River Flood Control Channel Joint
CaITrans/U.S. Army Corps of Engineers Project.
The Route 54/Sweetwater RiveIC~lood Control Channel is a joint California Department of
Transportation (Caltrans) and United States Army Corps of Engineers project, with the
Corps of Engineers acting as the lead agency. The project combines the construction of
State Highway Route 54, from 1-805 to 1-5, with the construction of a flood control channel
from Bonita Mesa Road (immediately upstream of 1-805) to San Diego Bay. The flood
control channel generally occupies the median between the eastbound and westbound lanes
of SR-54. The configuration of lanes and ramps is incorporated into the base map for the
Land Use Plan. The freeway interchange is located along the northeastern edge of the
Bayfront. Access to the Bayfront is provided from the 1-5/54 interchange via an off-ramp
to "E Street/Marina Parkway.
Wildlife habitat protection issues associated with this project resulted in a lawsuit by the
Sierra Club in 1986. The associated settlement agreement was entered into in 1988. It
resulted in the conveyance of a large portion of the Bayfront to the U.S. Fish & Wildlife
Service and creation of the Sweetwater Marsh National Wildlife Refuge. The upland areas
were retained by the property owner for future development. This significantly changed the
development potential of the Bayfront and is one of the factors leading to the current LCP
Re-submittal.
B. Local Coastal Program Overview
1. Coastal Act Provisions
As provided in Section 30500(a) of the Public Resources Code, "Each local government
lying in whole or in part, within the coastal zone shall prepare a local coastal program for
that portion of the coastal zone within its jurisdiction." The Local Coastal Program is
defined as "a local government's land use plans, zoning ordinances, wning district maps,
and implementing actions which, when together, meet the requirements of, and implement
the provisions and policies of, the Coastal Act at the local level. " The Coastal Act divides
the LCP process into three documented phases: I) Coastal Act Provisions/Issue
Identification; 2) Land Use Plan; and 3) Implementing Ordinances. Issue Identification was
completed in conjunction with the previous LCP approval in 1986 and has not been included
in this re-submittal. This LCP Re-submittal includes both of the other sections: I) this
Land Use Plan, and 2) Implementing Ordinances (the Bayfront Specific Plan).
1-6
2. Organization and Format of LCP Re-submittal
The initial portion of this LCP text is the Land Use Plan. The Land Use Plan includes
three major components: I) Introduction, Planning Context and Coastal Act Policies
Summary; 2) Areawide Development Objectives and Policies; and 3) Subarea Specific
Development Objectives and Policies. The policies of the Land Use Plan will be reviewed
by the State Coastal Commission to insure that they are consistent with the requirements of
the Coastal Act.
After this introductory ~pter, the Land Use Plan presents a discussion of the Coastal Act
Policies which are relevant to the Bayfront, identifies existing conditions which pertain to
that policy category, and outlines the LCP provisions which implement the coastal policies.
These policies are specifically identified to aid in supporting the findings of Coastal Act
consistency.
The second component of this Plan consists of the objectives and policies which are intended
to be applied throughout the Bayfront are identified. These Areawide Objectives and
Policies are organized into five elements: 1) Land Use and Intensity; 2) Circulation and
Public Access; 3) Physical Form and Appearance; 4) Utilities and Areawide Grading; and
5) Environmental Management. Each element contains a survey of existing conditions,
objectives for development, and specific policies relative to that element. This section is
intended to describe the composition of the overall Bayfront and ensure both conformance
with the Coastal Act Policies as well as consistency with the City's General Plan. Because
of the importance of the "mandatory and controlling" policies of the LCP, they are
numbered separately and indicated with bold type (policy typeface).
The third component of the Land Use Plan contains an analysis of conditions, development
objectives and policies which are responsive to the unique needs of each subarea. The
Subarea Specific Development Objectives and Policies focus the areawide policies on the
unique characteristics and needs of each planning subarea and provide a greater policy detail
for site specific development issues.
The second portion of the LCP Re-submittal is the Implementation Program. The Imple-
mentation Program is intended to implement the policies of the Land Use Plan through
development regulations and standards for the Bayfront. The implementing ordinance for
the Chula Vista Bayfront is the Bayfront Specific Plan which is adopted pursuant to Title
19 of the Chula Vista Municipal Code (Zoning Ordinance). As provided in Section 30513
of the Coastal Act, the zoning ordinances, zoning district maps, or other implementing
actions, shall be reviewed by the Coastal Commission to ensure they conform with, or are
adequate to carry out the provisions of the Land Use Plan.
The Bayfront Specific Plan specifies, in detail, the permitted land uses, and the standards
and criteria for development and conservation of resources. It contains the implementation
program for the Bayfront, as well as, specific development standards unique to each
subarea, where required. The Specific Plan is consistent with and adequate to carry out the
provisions of both the LCP Land Use Plan and the General Plan.
1-7
The Implementation Program (Specific Plan) includes seven major divisions: 1) Purpose
and Scope; 2) General Provisions; 3) Coastal Development Permit Procedures; 4) Land Use
Classifications; 5) Development Criteria; 6) Environmental Management Program; and, 7)
Subarea Specific Development Standards.
3. Historv of Chula Vista Local Coastal Program
This LCP Re-submittal is the latest in a series of studies and plans which have been
prepared for the Chula Vista Bayfront. These efforts began in 1972, when the City initiated
a program to evaluate the options and prepare a master plan for the area. In 1972,
Proposition 20, the Coastal Initiative, was passed by the voters of California. Proposition
20 mandated the preparation of the California Coastal Plan, which was issued in 1975. The
California Coastal Plan and subsequent legislation established stringent review requirements
for projects in the Coastal Zone. In order to respond to blighting conditions in some areas
of the Bayfront, in 1974 the City established the Bayfront Redevelopment Project Area,
which includes the majority of property within the Bayfront planning area. Many of the
blighted conditions have been removed or redeveloped through the successful
implementation of the Redevelopment Plan.
The City began the Coastal Commission review process in 1976. A lengthy process which
included additional environmental review and analysis, several lawsuits, and reconfiguration
of portions of the plan extended to March 1984, at which time the Chula Vista Bayfront
Land Use Plan was approved by the Coastal Commission. Subsequently the implementing
ordinances (specific plan) was also approved in June 1985. This certification was
challenged by lawsuits regarding the adequacy of endangered species habitat protection
within the Bayfront, both to mitigate on-site and off-site impacts (see Related Projects
above). The settlement agreement concluding the lawsuit resulted in the creation of the
Sweetwater Marsh National Wildlife Refuge, which includes property which was designated
for the principle visitor serving use in the Bayfront. The settlement agreement required that
Gunpowder Point (designated resort hotel site), the "D" Street Fill (designated for marina,
commercial, and residential development), and the entire Paradise Creek and Sweetwater
Marsh complex be deeded to the U.S. Fish & Wildlife Service.
Eliminating these uses from the Bayfront Plan resulted in an imbalance in the land use
allocation for the remaining developable upland property. The City re-initiated a planning
program to formulate a new plan for the Bayfront in 1988. This effort was curtailed when
the major undeveloped portion of the property was sold and the new land owner expressed
an interest in working with the City to prepare a new plan emphasizing a mixed-use, visitor
serving development. This LCP Re-submittal reflects the new development concept
formulated by the City and Chula Vista Investors, and is the first comprehensive major
amendment to the LCP which was certified in 1986.
4. Coordinated Planning Efforts
The LCP establishes the conservation and development requirements for coastal zone lands
lying inland of the tideland grant line and exclude the San Diego Unified Port District lands
which lie to the west (see Exhibit 2, page 1-4). In addition, now that the National Wildlife
1-8
Refuge is a part of the planning area, coordination with appropriate Federal agencies is
requ ired.
Close cooperation between the City, the Port District, and Federal agencies is necessary to
ensure: I) coordination of road, water, sewer and storm drainage improvements; 2)
effective management of coastal environmental resources; 3) harmonious land use and
development which permits all portions of the Bayfront lands to benefit from the economic,
visual and recreational values of the waterfront site; and 4) provision of public access to
coastal resources.
, .
~.
State law and good planning practice require that the Bayfront Land Use Plan address the
relationship between the lands within the plan area boundaries and the adjoining Port
District lands. This is done by indicating where the continuity of public facilities (roads,
water lines, sewers, storm drainage provisions and pedestrian and bicyclist routes) is to be
maintained, where protection of economic and aesthetic values provided by water-oriented
views are to be protected, and where safeguards are necessary to prevent conflicts in land
use and development.
Specific aspects requiring coordinated action include: 1) the routing and design of Marina
Parkway in the Midbayfront area; 2) maintenance of a protected habitat for the least tern
and other sensitive species within the National Wildlife Refuge; 3) integration of pedestrian
waterfront access; 4) protection of existing water-oriented views from inland areas; and, 5)
providing a balanced mix of developed land uses within the coastal area of the City.
C. Implementation
As indicated previously, the Chula Vista Bayfront Land Use Plan will be implemented as the
Bayfront Specific Plan per the California Government Code Sections 65450 et seq. The Specific
Plan will be adopted by Ordinance and meet the Implementing Ordinance requirements of the
Coastal Act. The implementation provisions will include: 1) land use and development
regulations and standards ("zoning" including permitted uses, parking requirements, development
and performance standards, signs, etc. plus provisions addressing: roadway standards, grading
and drainage regulations to control impactS to wetlands, landscaping standards, and design
review requirements); 2) environmental management regulations; 3) design regulations and
standards controlling specific projects; and, 4) administrative and permitting procedures.
1-9
II. PLANNING CONTEXT
A. Local Planning Programs
Adopted local plans and State law create the planning context for the Chula Vista Bayfront LCP.
The LCP must be consistent with both the City's General Plan and the provisions of the State
Coastal Act.
State law (Code Section 65300) requires each city to adopt a comprehensive, long-term general
plan for the physical developij1ent of the city. The State requires general plans based on the
belief that the future growth of the state is determined largely through local actions. By
requiring general plans, the state can be assured of a consistent framework for decisions while
still allowing local control. In a similar manner, an approved Local Coastal Program provides
assurance that the specific interests of the State, as expressed in the Coastal Act, will be met
within the Coastal Zone while allowing local decision making.
1. General Plan Bayfront Vision Statement
The Chula Vista General Plan includes a description of "The Vision" for the development
of the City. The City considers the Bayfront an important development area due to its
location and potential to create a unique image for Chula Vista. The following statement
from the General Plan describes the vision for the Bayfront:
The continuing redevelopment of the Bayfront will create a water-oriented
focal point for the entire City. With an emphasis on public recreation
activities, tourism and conservation, it will emerge as the premier waterfront
experience in the South Bay. The development standards and quality will
equal those of similar redevelopment projects in the northern section of San
Diego Bay. The diversity of uses will exceed that of many similar projects and
contribute to its vitality and use by all citizens.
2. Goals for Development
The preceding vision statement can be expressed as a series of goals for Bayfront
development. The following are the goals for Bayfront development. Some of these are
specifically directed toward the Midbayfront Subarea. Because this subarea is the most
important new development opportunity within the Bayfront planning area, substantial
changes in aesthetics, character, or uses will generally be achieved through development of
the Midbayfront.
. Bayfront Development Goals
Create a water oriented focal point for the entire city of Chula Vista which
includes uses which are attractive to visitors and residents alike.
II-I
Provide for the extension of the downtown urban core into the Bayfront to
emphasize a strong east-west connection.
Provide a continuous open space network which links the Bayfront to the
planned "Chnla Vista Greenbelt" incorporating the Sweetwater River Valley
to the north and the Otay River Valley to the south.
Promote integrated land uses in the Bayfront and create an identifiable image
for the Bayfront.
-.
~ .
Provide good regional access to encourage visitors to the Bayfront.
Provide for the long-term protection of important natural
resources, including those within the National Wildlife Refuge.
Promote opportunities for public coastal access, open space, park and
recreational uses adjacent to the natural resources of the Bayfront.
Retain Rohr, Inc. as a major employer and industrial business in Chula Vista,
but limit the extent of any new general industrial and commercial uses to
assure development of unique visitor oriented uses within the coastal rone.
B. California Coastal Act
This section is organized following the policy categories identified in the California Coastal
Commission LCP Manual. This section provides three types of information for each category:
I) a summary of the applicable Coastal Act policies; 2) a discussion of the existing conditions
which pertain to that policy category; and, 3) a summary of the LCP provisions which address
the coastal issue.
I. Shoreline Access
a. Coastal Act Policies
Sections 30210-30212 of the Coastal Act require that public access and recreational
opportunities be provided for all the people, that development not interfere with the
public's right of access, and that new development provide public access to the
shoreline.
b. Existing Conditions
There is currently limited physical, public access to Chula Vista's shoreline. The only
direct public access to the bay is outside the Bayfront Plan area on the Port District's
property. A boat launch, marina, and park are located off the westerly extension of
"J" Street. Public access is also provided via a shuttle bus which serves the Nature
Interpretive Center, located on Gunpowder Point, which is within the boundaries of the
National Wildlife Refuge.
II-2
The lack of adeqnate public access is dne, in part, to the types of land uses which
currently occur along the shoreline. Rohr's major industrial! manufacturing facility,
boat yards, SDG&E property, the National Wildlife Refuge, and undeveloped property
all have resulted in very limited direct public access opportunities. Access is also
limited due to the environmental sensitivity of the shoreline within the planning area.
Limited or restricted access is necessary in some areas to preserve the habitat value of
the shoreline itself.
c. Plan Provisions
~".'
Public access to the shoreline, consistent with habitat preservation is one of the key
provisions of this Plan. The Land Use Plan designates approximately 48 acres of .
public and quasi- public, and parks and recreation adjacent to the bay and nature
preserve, thereby greatly enhancing public access to the coastal resources.
Although environmental concerns preclude providing physical access to the shoreline,
the western perimeter of the Midbayfront is designated for public open space and
recreation uses, and a pedestrian trail will allow public access approaching the shoreline
with visual access into the bay and National Wildlife Refuge. The extension of the
Marina Parkway ("E" Street) will provide direct vehicular access through the Midbay-
front. All of the public park and open space lands will be permanently dedicated and
maintained to assure future access.
The Land Use Plan provides for public accessibility through a series of public shoreline
parks and open space adjacent to the National Wildlife Refuge which offers both
pedestrian and bicycle paths. In addition, shuttle. bus operations from the Bayfront to
the Nature Interpretive Center will continue to provide public access to a unique
educational and wildlife resource. Public parking is provided in the Midbayfront to
serve the Nature Interpretive Center along with streets to link the Interpretive Center
and parking area.
Implementation of these policies will assure that public access and recreational
opportunities be provided, that new development will not interfere with the public's
right of access, and that new development will provide increased public access to the
shoreline.
2. Recreation and Visitor-Serving Facilities
a. Coastal Act Policies
Sections 30212.5, 30213 [part, 30220-30223, and 30250(c)] of the Coastal Act
require the provision of public and low-cost recreation and visitor-serving
facilities, and encourage the provision of commercial recreational and
visitor-serving facilities by requiring that suitable land be reserved for such uses
and that such uses be given priority over other uses.
11-3
b. Existing Conditions
Limited visitor-serving facilities are located adjacent to 1-5 along Bay Boulevard,
including a small motel and four restaurants. The Port District Marina and boat
launch facilities contain restaurants, boat slips, and a marina. Marina View Park
and the Port District's fishing pier are adjacent to the bay and provide low cost
public recreational facilities. A yacht club facility and excursion pier have been
constructed to provide additional recreational opportunities.
c. Plan Provisions ~ ': .
In addition to the existing recreation and visitor-serving facilities, the Land Use
Plan provides a variety of recreational opportunities including a total of approxi-
mately 37 acres of Parks and Recreation Use, the vast majority of which will be
parkland open to the public without cost. The Land Use Plan also provides a total
of approximately 18 acres of public and quasi-public, open space, and water,
including an eight acre lagoon within the Midbayfront which will have public
access for limited recreational use.
In addition, the Central Resort District of the Midbayfront is designated for mixed-
use, visitor-serving development. Uses with the Midbayfront include hotels,
conference center, a cultural arts facility, restaurants, specialty retail, and
commercial recreation uses.
As listed above, the policies of this LCPR provide for public and low-cost
recreation. The Midbayfront project is intended to maximize visitorserving
facilities within the Coastal Zone and includes major commercial recreational uses.
3. Water and Marine Resources
a. Coastal Act Policies
Sections 30230, 30231 and 30236 of the Coastal Act require the preservation,
where feasible, the enhancement and restoration of water and marine resources
including coastal waters, streams, wetlands, estuaries, and lakes. Special
protection shall be given to areas and species of special biological or economic
significance.
b. Existing Conditions
The Bayfront contains marshes, mudflats and uplands, and includes one of the last
remaining major wetlands in the San Diego Bay. These wetland areas provide
habitat and nesting sites for a wide range of avian species which are of special
concern due to diminishing habitat areas throughout their range.
Virtually all of the important wetlands are located within the Sweetwater Marsh
National Wildlife Refuge which adjoins the Rohr facilities and the Midbayfront
II-4
Subarea. Establishment of this refuge has assured, to a certain extent, the
preservation of the important wetland and biolDgicallyvaluable upland resources.
The long-term protection and enhancement of these resources are now the essential
objectives for environmental management.
c. Plan Provisions
This LCP provides for wetland restoration and enhancement of degraded habitat
in several areas of the National Wildlife Refuge. This will include the formation
of new wetlands.by converting uplands or fill to wetlands.
At "F-G" Street Marsh, the Land Use Plan provides for the restoration of new
wetlands and the enhancement of degraded wetlands. The Land Use Plan also
provides for restoration of coastal sage scrub habitat, and for the construction of
a desiltation basin adjacent to the marsh. Except for the desiltation basin, all the
restoration acreage will be located within the Wildlife Refuge.
Wildlife populations (primarily birds) utilizing the Wildlife Refuge will be
protected from physical and visual intrusion by implementing the arrangement of
uses depicted in the Land Use Plan and through careful siting and design of
buildings according to the design requirements of the LCP. Detailed criteria have
been developed for the Midbayfront addressing placement, height, and design of
future structures in consideration of the wildlife populations. In addition, along
the entire length of the northern and northwestern boundary of the Midbayfront,
adjacent to the National Wildlife Refuge, the Land Use Plan provides a substantial
parkland/ open space buffer landward of the Wildlife Refuge.
In the "D" Street Fill area, within the Wildlife Refuge, the Environmental
Management Element provides for restoration of approximately 15 acres of salt
marsh. On the Gunpowder Point uplands, also within the Wildlife Refuge, the
Land Use Plan provides for creation of approximately two acres of freshwater
marsh.
The Environmental Management policies of the LCP provide for preservation,
enhancement, and restoration of the important water and marine resources within
the planning area. Establishment of the National Wildlife Refuge assures
protection of the sensitive species/habitat areas, while the polices of the LCP
require mitigation of impacts to wildlife areas from development on adjacent
upland parcels.
4. Dikin" Dred"in" Fillin" and Shoreline Structures
a. Coastal Act Policies
Sections 30233 and 30235 of the Coastal Act establish the limited conditions under
which diking, dredging, filling of wetland, restoration of wetland, and construction
of shoreline structures may occur. Section 30411 (b) provides additional provisions
II-5
for the filling of wetland provided it is accompanied by substantial restoration of
degraded wetland.
b. Existing Conditions
In the past, there has been considerable alteration of the Bayfront. Filling to some
degree has occurred along mnch of the shoreline. By far the most significant, in
terms of total fill and amount of shoreline affected, is the "D" Street Fill. A
railroad has also been constructed across the Sweetwater Marsh using fill material.
~ .
,.
c. Plan Provisions
No significant diking, dredging, or filling of wetlands is associated the
development concept within this LCP. As noted above, the Land Use Plan
provides for the major restoration and enhancement of wetlands, primarily areas
of severely degraded wetlands within the National Wildlife Refuge, specifically at
the "F-G" Street Marsh, Gunpowder Point, and the "D" Street Fill areas of the
Wildlife Refuge.
The preclusion of significant diking, dredging, or filling assures consistency with
these Coastal Act Policies.
5. Commercial Fishin!! and Recreational Boatin!!
a. Coastal Act Policies
Sections 30224, 30234 and 30255 of the Coastal Act encourage increased
recreational boating, require the preservation of boating facilities, and give
precedence to coastal dependent development, except in wetlands.
b. Existing Conditions
Boat launch and marina facilities are located on the Port District property adjacent
to the Bayfront. Additional recreational boating berths were constructed on the
Port District property, along with a yacht club facility and excursion pier to
expand the initial marina facilities.
c. Plan Provisions
Due to the sensitive environmental resources associated with the Bayfront
shoreline, access for fishing or boating is not currently permitted or proposed.
Limited public recreational boating on the man-made lagoon in the Midbayfront
area may be permitted.
Because of the environmental sensitivity of the planning area, increased major
recreational boating facilities are precluded. This general policy is consistent with
the provisions of the Coastal Act.
II-6
6. Environmentally Sensitive Habitat Areas
a. Coastal Act Policies
Section 30240 of the Coastal Act provides for the protection of environmentally
sensitive habitat areas by restricting uses within or adjacent to such areas.
b. Existing Conditions
In addition to the. marsh and mudflat areas discussed under the Water and Marine
, .
Resources category, some upland areas have been identified as environmentally
sensitive habitat areas. The marsh environment within the Bayfront is critical
feeding and nesting habitat for three Federal and/or State listed endangered
species: the California Least Tern; the Light-Footed Clapper Rail; and the
Belding's Savannah Sparrow. Virtually all of the environmentally sensitive habitat
areas are located in the National Wildlife Refuge, though other sensitive habitat
areas are scattered throughout the LCP area.
c. Plan Provisions
In response to the need to protect these environmentally sensitive areas from the
potential impact of adjacent development, the Land Use Plan provides for exten-
sive setbacks and buffering land uses adjacent to the Wildlife Refuge. This open
space shall include a lOO-foot wide (ininimum) buffer adjoining the refuge
boundary which will be characterized by native vegetation, a berm and fence, and
a nature trail with interpretive signage.
Public access to the Wildlife Refuge is limited to a shuttle bus which serves the
Nature Interpretive Center. Humans and domestic pets are prohibited access to the
Wildlife Refuge through the use of fences and perimeter signage. In addition,
Midbayfront developments will provide and enforce CC&R's to prohibit dogs and
cats.
Special setbacks are required adjacent to the "F-G" Street Marsh. The design and
use of both the "F-G" Street Marsh setback and the park/open space area adjacent
to the National Wildlife Refuge are consistent with the Army Corps Permit No.
88-267-RH.
As summarized above, the LCP policies protect environmentally sensitive habitat
areas by restricting uses within or adjacent to such areas.
7. Agriculture
a. 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 econo-
1I-7
my. The policies establish criteria for the conversion of lands to non-agricultural
uses. The criteria minimize conflicts between agricultural and urban land uses.
b. Existing Conditions
A major portion of the Midbayfront was at one time used for agriculture
production. However, none of this land is considered prime agricultural land and
agricultural operations were discontinued years ago.
c.
Plan Provisions
",,'.'
The Land Use Plan does not provide for the preservation of the agricultural land
within the Bayfront because it is not considered high quality agricultural land. In
addition, agricultural activities would not be compatible with the type and scale of
development proposed, nor with the enhancement of wetland resources and habitat
areas.
The absence of prime agricultural lands precludes any conflict between the
designation of lands for development and the agricultural preservation provisions
of the Coastal Act.
8. Hazard Areas
a. Coastal Act Policies
Section 30253(1)(2) of the Coastal Act requires new development to minimize risks
in areas of high geologic, flood and fire hazard and to prevent structural damage
to bluffs and cliffs.
b. Existing Conditions
There are three potential sources of hazards within the Bayfront. They are land
settlement hazards, seismic hazards and flood hazards. The settlement hazards are
attributable to the presence of relatively shallow surficial deposits of soft
compressible bay mud throughout the historic marsh lands and tidal flats, as well
as in deeper water areas. Two major faults have been mapped near the Chula
Vista waterfront area: the north-northwest trending Rose Canyon/San Diego
Bay/Tijuana fault, and the east-west Otay fault.
Parts of the Bayfront area were within the standard project flood area of the Army
Corps Sweetwater River Flood Control Project. However, with the completion of
this project, these flood hazards have been eliminated.
c. Plan Provisions
In order to address flooding, settlement, and seismic hazards, the Bayfront Plan
contains provisions to require engineering investigations to minimize potential
II-8
hazards to development. Buildings will be designed to meet earthquake safety
requirements as required by code. Soil conditions will be routinely monitored and
evaluated for geologic conditions related to possible liquefaction.
The LCP policies will minimize risks from the known geologic and flood hazards
associated with the planning area.
9. Forestrv and Soil Resources
a. Coastal Ag: ..Policies
This category of Coastal Act policies is not applicable to the Bayfront area.
10. Locating and Planning New Development
a. Coastal Act Policies
Section 30244, 30250(a), 30252, and 30253(3)(4) of the Coastal Act provide
criteria for the location of new development. Generally, new development should
be concentrated in areas of existing development with adequate public services.
New development should provide adequate support facilities including provisions
for recreation facilities and for public transit, and should preserve archaeological
or paleontological resources.
b. Existing Conditions
The Chula Vista Bayfront is essentially developed except for the area north of "F"
Street (Lagoon Drive) and scattered smaller parcels. The large vacant parcel north
of "F" Street is adjacent to urban development to the south and east, with the
National Wildlife Refuge to the north (the heavily industrialized National City
waterfront is immediately further to the north) and San Diego Bay to the west. A
minor archaeological site within the planning area has been identified and salvaged.
c. Plan Provisions
The Land Use Plan provides specific locations for a wide range of uses including
commercial recreation, residential, visitor-serving commercial, manufacturing,
retail, office, public parks, and open space. An overall grading concept and
performance standards to assure provision of adequate public services are
established in the policies of the Land Use Plan. Interconnection of existing and
proposed public transit will integrate Bayfront circulation patterns into the San
Diego Trolley, the Chula Vista Transit System and the regional bicycle/pedestrian
circulation system.
The Land Use Plan policies take into consideration the unique relationship between
new development and the sensitive environmental areas adjacent to the Midbay-
front. The Land Use Plan integrates the Nature Interpretive Center with the
[[-9
developed portion of the Midbayfront via the shuttle bus which serves the center
and through the provision of public parking for the Center within the Midbayfront.
New development will be concentrated in an area of existing development with
adequate public services. The new development envisioned in this LCP includes,
as a part of the conceptual development plan, or will be required to provide
support facilities including recreation facilities and public transit.
11. Coastal Visual Resources and Special Communities
"
, .
a. Coastal Act Policies
Sections 30251 and 30253(5) of the Coastal Act require the protection of scenic
and visual qualities of coastal areas, and the preservation of unique visitor
destination communities.
b. Existing Conditions
The potential visual and scenic qualities of the Bayfront are currently not being
fully realized. The views of the area from adjacent 1-5 are impaired by the lower
elevation of 1-5, and, in some locations, marred by visual blight, including
abandoned buildings, open storage, overgrowth and un-landscaped transmission
line corridors.
c. Plan Provisions
The Land Use Plan provides for the removal of existing blight from the Bayfront
and for increasing public access to allow the public to experience the views from
the perimeter of the Bayfront outward. In addition, the Land Use Plan requires
that views from the freeway and roadways are to be preserved, framed, or
uncluttered in order to ensure an attractive view of, and to establish a visual
relationship with, the marshes and bay-related activities.
Entrances to the Bayfront have been designed to form visual gateways to the
water's edge in order to support the feeling of proximity to the bay. Landscaping
and architectural edges have been used to form sequences of views throughout the
Bayfront. Buildings have been sited to create view corridors. Buildings are to be
stepped back from the Bay to preserve views as set forth in the Land Use Plan.
The policies of this LCP will enhance the existing scenic and visual qualities of the
local coastal zone, and includes development of a unique visitor destination
community.
II-lO
12. Pnblic Works
a. Coastal Act Policies
Section 30254 of the Coastal Act limits the construction or expansion of public
works facilities to the capacity required to provide service to only those users
permitted by the Coastal Act.
b. Existing Conditions
't.-."
Adequate water, sewage, and other utility services exist, but will need to be
extended onto the Midbayfront development site.
c. Plan Provisions
The Land Use Plan requires adequately sized utility lines to serve development of
the Bayfront within the capacity of the utility services. These lines will be
constructed to serve future development as permitted by this LCP.
13. Industrial Development and Energy Facilities
a. Coastal Act Policies
Sections 30255, 30260-30264, 30232 and 30250(b) of the Coastal Act provide
guidelines for the development of new or the expansion of existing coastal
dependent industrial facilities, tanker facilities, liquefied natural gas terminals, oil
and gas development, refineries, and electrical generating plants.
b. Existing Conditions
Rohr, Inc. facilities and the SDG&E Generating Plant and transmitter lines
represent the only two major industrial and energy facilities currently within the
Bayfront.
c. Plan Provisions
The Land Use Plan allows for the expansion of existing industrial facilities but
does not allow additional non-coastal dependent industrial development to occur
beyond the areas currently shown as industrial use on the Land Use Plan.
Expansion of the existing Rohr facility is permitted, including industrial and office
uses, R&D and light manufacturing in the Midbayfront. These provisions are
consistent with the Coastal Act requirements.
II-II
III. AREAWIDE uEVELOPMENT OBJECTIVES AND POLICIES
This chapter is organized into five separate sections: Land Use, Circulation and Public Access,
Physical Form and Appearance, Utilities and Areawide Grading, and Environmental
Management. Each of these sections includes a brief description of existing conditions and then
provides basic objectives for development in the Chula Vista Bayfront area. Associated with
each basic objective, specific policy provisions are defined to guide development and resource
enhancement in the Bayfront for each topical area of concern. These policies, which are key
to the consistency between this Land Use Plan and the Coastal Act, are numbered and identified
by a sans-serif typeface (policy typeface) to aid in making reference to and application of the
policies. The areawide plan provisions are supplemented with policy diagrams and exhibits
keyed to the text to clarify tb'l;'intent of the specific provisions.
A. Land Use and Development Intensity
The Bayfront planning area encompasses approximately 1,013 acres, of which 748 acres are
uplands or filled areas above mean high tide and 265 are wetlands. Four major ownerships
dominate the planning area: 1) San Diego Gas & Electric Company (SDG&E) at the south end
with 92 acres; 2) Rohr, Inc. in the central area with 99 acres (and an additional 66 acres of San
Diego Unified Port District-owned land plus SDG&E ROWand SD&AE/MTDB ROW which
are leased by Rohr); 3) the U.S. Fish & Wildlife Service which owns 316 acres in two parcels
which comprise the National Wildlife Refuge (some of which is outside the City); and 4) Chula
Vista Investors which owns 116 acres in the central portion of the Bayfront. The City
Redevelopment Agency has holdings in various properties which total approximately 16 acres.
1. Existing Land Uses and Development Intensitv
The majority of the upland areas within the planning area is currently developed with urban
uses. The major land-user is Rohr Inc., with manufacturing activities ranging from
research and development to assembly. Rohr's operations straddle the Chula Vista LCP
area and the adjacent San Diego Unified Port District lands.
A small group of buildings, including an unoccupied restaurant and convention facility now
used for boat building, are located at the west end of Lagoon Drive ("F" Street). The
Swath Boat Repair facility is located on Port District Property just south of the Midbay-
front subarea. In the eastern portion of the Midbayfront subarea, between the San Diego
and Arizona Eastern Railroad tracks and the freeway, smaller property holdings include
three highway-related restaurant facilities and a 118 unit motel.
The remainder of the planning area is either vacant or used for smaller industrial, storage,
and commercial purposes.
The intensity of development is essentially suburban with low-rise buildings and open
parking areas. The northern end of the Rohr, Inc. facility, adjacent to the Midbayfront
subarea, is becoming more urban in character with structured parking, mid-rise office
buildings and a building floor area to site area ratio (FAR) approaching 0.75. Existing
building heights vary throughout the Bayfront but are primarily 1 to 2 stories tall. The
III-I
tallest existing building is Rohr Building 61 which is 74 feet high and Rohr is preparing
to construct a building approximately 94 feet high on a site adjacent to the Midbayfront.
The tallest structures within the Bayfront are the stacks of the SDG&E generating plant
which are 187 feet high.
2. Land Use Regulation Obiectives/Policies
Objective LU.1
Policy LU.l.A
Objective LU.2
Policy LU .2.A
Objective LV.3
New Bayfront development should encourage a mixed-use develop-
ment combining visitor serving commercial/recreational uses, public
parks, aue .residential. The mixed use character of the Bayfront will:
I) minimize the traffic impact of development on the surrounding
roadway system by splitting the peak hour traffic between trip origins
and destinations; and, 2) significantly expand public access and use
of the Bayfront.
The Midbayfront shall be developed as a mixed-use project with
primarily visitor serving commercial and recreation uses, and
residential uses, to balance the existing industrial development in
the remainder of the Bayfront. A special land use category,
Central Resort District, is designated within the Midbayfront
Subarea to accoIllIllodate mixed-use development.
Integrate new development with the existing National Wildlife Refuge
in a manner which permits public enjoyment/access to the resources
while protecting sensitive habitat areas from intrusion or adverse
impacts due to development and/or human activities.
Public parks and open space are designated on the Land Use Plan
Map, Exhibit 3, page ID-3, to buffer the wetlands from
development and to provide visual access to the coastal resources.
Public access to the Nature Interpretive Center, located within the
National Wildlife Refuge, shall be provided only via a shuttle bus.
Public trails with interpretive signage shall be provided within the
buffer adjacent to the Wildlife Refuge to allow public enjoyment
of the refuge without disturbing its inhabitants.
General industrial uses should be specifically excluded from the
Midbayfront area but permitted in the existing industrial areas
adjacent to Rohr, Inc., the SDG&E facilities, and the inland parcel.
The reasons for this objective include the following:
Water Related Lands. The water-related lands of the Chula Vista
Bayfront are a unique resource and should be reserved for public and
private uses which can benefit from, as well as protect the location.
III-2
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Policy LU.3.A
Objective LUA
Policy LU.4.A
Policy LU.4.B
Objective LV.S
Policy LU.5.A
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.
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.
General !I).dustrial uses are permitted and may expand in the
areas designated for Industrial use on the Land Use Plan Map,
Exhibit 3, page ill-3. These areas correspond to those areas
which are already committed to industrial uses. New industrial
development in other areas shall not be pennitted.
Preserve and enhance the existing saltwater marshes, ponds, and
mudflats to protect the many natural resource values of the habitat
and contribute to the visual quality of the Bayfront.
Most sensitive habitat areas have been placed within the
Sweetwater Marsh National Wildlife Refuge, though other
sensitive areas exist in the LCP area adjacent to the Sweetwater
and Otay Rivers. The land use designations and locations
indicated on the Land Use Plan Map have been selected to allow
for development while buffering sensitive environmental areas.
In addition, the Environmental Management section of this plan
sets forth nUIllerous policies which shall ensure the preservation
and enhancement of these resources and areas discovered during
plan implementation.
Pennitted uses in the wetlands, wetland buffers and upland areas
of the National Wildlife refuge shall be under the primary
jurisdiction ofthe U.S. Fish and Wildlife Service which owns and
operates the refuge. The California Coastal COIllIllission will
participate in the review of improvements in these areas through
the "consistency" process for Federal activities.
Provide ample opportunities for public open space and adjacent to the
natural resources of the Bayfront to increase public access to the
waterfront.
Public parks and open space totaling approximately 34 acres shall
be provided along the perimeter of the Midbayfront development
area, as depicted on Exhibit 3, page ill-3. These areas will
contain pedestrian and bicycle trails, opportunities for visual
access to the adjacent wetlands, and passive recreational
opportunities. Policies are included in the Environmental
1I1-4
Objective LU.6
Policy LU.6.A
Policy LU.6.B
Management section to assure that such access will not disrupt the
wildlife habitat.
Permit a balanced and well defined mix of land uses which will be
responsive to the development and conservation goals of the Bayfront
LCP.
The Land Use Plan Map, Exhibit 3, page 111-3, indicates the
location of the various permitted uses. The permitted use catego-
ri~ include: general industrial, research and limited industrial,
high density residential, four types of commercial, public and
quasi-public uses, the central resort district, and wildlife refuge.
A more detailed mapping of public open space is provided in the
Environmental Management Map, Exhibit 9, page _' Table
3-1, page lll-...,J sUIllIllarizes the land use distribution within the
Bayfront.
The description of the permitted uses is as follows:
RESIDENTIAL. Residential uses are limited to high density
multiple-family dwellings in clusters of varying size and configu-
ration to provide a range of housing types. Lower scaled town-
house-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: approximately 18 acres (2 percent of
development area, not including major circulation).
COMMERCIAL. A number of specific cOIllIllercial uses are per-
mitted in the Bayfront. Total Allocation: approximately 35
acres, not including uses located in the Central Resort District (4
percent of development area, not including major circulation)
Visitor Servin!! COIllIllercial. This land use designation refers to
resort hotel uses and accessory conference facilities. This use is
primarily located in proximity to the freeway. Included in the
permitted land uses are recreational facilities necessary to support
the hotel function. This land use designation also includes retail
uses which support the hotel-conference facility, adjacent office
park uses, and adjacent residential nses. Additional uses may
include those that would provide a regional attraction for visitors,
but not compete with the general, cOIllIllunity-serving commercial
services of the Chula Vista downtown. The intent of the uses
permitted in this category is to serve visitors and residents of the
Bayfront. Permitted uses include: 1) hotels and inns; 2) retail
uses and shops serving visitors and residents; 3) commercial
IIl-5
TABLE 3-1
SUMMARY OF PERMITTED LAND USES BY SUBAREA
(Approximate area - in acres)
SUBAREA
LAND USE TOTAL 1. ~ 1 .i ~ Q 1
Residential, high 18 18
Commercial
- Visitor , . 11 11
- Thoroughfare ..... 12 8 4
- Professional &
Administrative 12 * 12
Industrial
- Research & Limited 81 10 8 63
- General 289 155 98 36
Public & Open Space
- Public &
Quasi-Public 18 6 12
- Parks & Recreation 37 34 3
Water 8 8
- Open Space 301 22 11 268
- Circulation/Other 27 14 8 3 2
Special Plan Area
- Central Resort
District 40 40
Major Circulation 159
--
TOTALS 1013 161 215 101 36 8 63 270
--------
* Allocated within Central Resort District as a permitted use
NOTE: Acreages are indicated to the nearest acre based on planimeter readings and available
information. Minor refinements that may result from the development permit and subdivision process
shall not require an amendment to this LCP provided that the character of development and approximate
proportion of land uses is maintained.
III-6
recreation uses; 4) limited business and personal services (business
services shall be defined as ancillary support services which serve
the travelling businessperson [i.e., copy centers, postal outlets,
etc.]); and, 5) public and quasi-public uses such as public
transportation facilities, places of worship, and day care facilities.
Allocation: approximately 11 acres (1 percent of development area,
not including major circulation). [Note: These uses are also
provided with the Central Resort District where allocations among
uses may vary.]
~ .
Thorou!!hfare Visitor Hi!!hwav. This land use designation includes
primarily motel and restaurant facilities similar to the existing
development that principally serve auto-oriented traffic and require
clear visibility from the 1-5 corridor. Additional permitted uses
would include gas stations and similar traveler directed goods and
services. Land uses not permitted within this designation are those
which would principally serve pedestrian traffic or those that would
be more appropriate in connection with the Central Resort District
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:
approximately 12 acres (1 percent of development area, not
including major circulation).
Professional and Administrative Commercial. Two areas for
Professional and Administrative Commercial are provided. The
first is indicated on Land Use Map, Exhibit 3, page 111-3, within
the Industrial subarea. This area is approximately 12 acres. The
permitted uses include administrative office and support uses for
the adjacent industrial uses. The second area is a permitted use
within the Central Resort District of the Midbayfront subarea,
which permits 60,000 sq.ft. of Professional and Administrative,
including; administrative and executive office, financial offices and
services and medical offices.
INDUSTRIAL. Two types of industrial uses are designated on the
Land Use Map: Research & Limited and General. These land uses
are confined to an area generally south of "G" Street, plus the
inland parcels east of 1-5. Existing uses will be pennitted to
continue and expand. Allocation: approximately 370 acres (43
percent of development area, not including major circulation).
Research & Limited Industrial. This category includes research
and development, light manufacturing, warehousing, and flexible
use buildings which combine these uses with office space. Alloca-
tion: approximately 81 acres (9 percent of development area, not
including major circulation).
III-7
General Industrial. This category provides for large scale and
more intensive industrial uses such as manufacturing and public
utility plants. The SDG&E powerplant and Rohr, Inc. facilities are
within this category. Allocation: approximately 289 acres (34
percent of development area, not including major circulation).
PUBLIC & OPEN SPACE. This category includes a variety of uses
ranging from landscaped parking in the SDG&E ROW to the Open
Space of the National Wildlife Refuge. (Allocation: approximately
391 acr~ (44 percent of development area, not including major
~.
circulation) .
Public & Ouasi-Public/LandscaDed Parkin!! Overlay. Portions of
the SDG&E power line right-of-way (ROW) within the Bayfront
are to be physically improved at the ground level with landscaped
parking areas. In order to encourage landscape improvements to
this area, development bonuses are permitted for projects adjacent
to the ROW. These bonuses allow the development to increase
permitted densities and utilize the ROW for parking lot expansion.
Bonuses are calculated by applying the permitted land use intensity
of the adjacent parcel to the portion of the ROW included in the
project and transferring this added development of the ROW onto
the project site. In order to qualify for the development bonuses, a
long-term lease agreement for parking on the ROW between the
project proponents and SDG&E is required. Any landscaped
parking in the SDG&E ROW north of Lagoon Drive shall be
available on weekends and,evenings for use by coastal visitors.
Allocation: approximately 18 acres (2 percent of development area,
not including major circulation). [Note: approximately 12 acres
are presently used for parking by Rohr, Inc.]
Parks & Recreation. This designation refers to all physically
and/or visually accessible open lands intended for local public
ownership. This land use designation includes the Primary 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
(consistent with the grading and environmental management poli-
cies of Section ID-E, herein), and minor scientific or educational
uses. The Environmental Management Plan Map, Exhibit 9, page _
_, depicts the specific location of the open space uses. This
category also includes series of parks to be developed for public
recreation which are to be constructed throughout the Bayfront.
These are intended for passive recreational activities and will be
linked via a continuous, publicly accessible pedestrian and bicycle
trail system. Development of a publicly owned Cultural Arts
IIl-8
Facility is also permitted within this land use designation. Allo-
cation: approximately 37 acres (4 percent of development area, not
including major circulation).
Water. This designation identifies a major water feature which is
to be constructed as the focal point of the development within the
Central Resort District. The lagoon shall be constructed without
disturbing the existing shoreline and shall extend from the Central
Resort District, under Marina Parkway and into the public park
area. (Park & Recreation designation) to the west. Allocation:
~ .
approximately 8 acres (1 percent of development area, not includ-
ing major circulation).
Oven Svace/Wildlife Reful!e Overlav. This designation is applied to
the Sweetwater Marsh National Wildlife Refuge which is owned and
operated by the U.S. FISh and Wildlife Service. Uses will be
limited to wildlife habitat preservation and enhancement, scientific
study and educational uses. Other areas with significant habitat
value which are not a part of the Federal ownership are shown as
Open Space without an overlay designation. In addition to the
areas designated by this overlay, Section III-E Environmental
Management, provides specific policies and programs for respond-
ing to environmental resources within the Inland and Favier Street
subareas, and the "J" Street Marsh. Determination and
administration of permitted uses within the Wildlife Refuge shall be
the responsibility of the Fish and Wildlife Service with Coastal
Commission Review. Total Open Space Allocation: approximately
301 acres (35 percent of development area, not including major
circulation) .
Circulation/Other. This category includes acreage within the major
public street right-of-ways (including 1-5) and railroad right-of-ways
within the planning area. Table 3-1 (page ill-6) identifies a sepa-
rate category for the 1-5 acreage (approximately 159 acres), which
is not within any of the subareas. This acreage is not a part of the
"development area" within the coastal zone. Allocation:
approximately 27 acres, not including major circulation (3 percent
of development area, not including major circulation).
SPECIAL PLAN AREA. This designation includes the Central
Resort District which provides an area within the Midbayfront for
a mixture of uses intended to serve tourists, travelers, and local
residents. Special use and development regulations shall be
provided to encourage innovative designs and combinations of uses
to create a high quality resort core for the Midbayfront. In order
to evaluate the proposed development in this area, prior to any
development a Master Plan shall be prepared and approved to
III-9
allocate uses and describe the buildings and spatial relationships
within the buildings, and parking allocation. The preparation of a
Master Plan for the Central Resort District is a requirement in
addition to compliance with other development regulations and
policies of this Land Use Plan. The purpose of the Master Plan is
to insure that the intent and concept of a visitor serving Central
Resort is implemented in a manner consistent with this LCP, as
well as, other policies and standards of the City.
A conceJ?,t}laI illustration of the vision for the Central Resort
District is depicted in Exhibit 4, page 1lI-_. It graphically
portrays one of many "design solutions" that would be consistent
with the purpose and intent of this land use category. This
conceptual illustration is provided herein as an example of intent,
but not to indicate a specific location, number, size, or configura-
tion of buildings, parking, or other developed site features.
There is an overall limitation of 1,969,000 sq.ft. maximum building
area permitted in the Central Resort District. Within this square
footage, there are maximums of 300 residential dwelling units and
1,360 hotel rooms within the CRD. Allocation: approximately 40
acres (5 percent of development area, not including major
circulation) .
Policy LU.7.A
Prior to the issuance of any coastal development permits for the
Midbayfront development, the following conditions shall be
satisfied:
(I) A development agreement shall be accepted by the City which
provides for the development of all visitor commercial uses, the
Cultural Arts Facility, all parks and open space areas, and for the
provision of all mitigation measures as described in the Environmental
Management and Biological Resource policies of this Plan.
(2) Adoption of a phasing plan for the Midbayfront development by
the City. Phasing of residential development shall occur in compliance
with the requirements of Chapter VII of the Bayfront Specific Plan,
Section B.2.b.6.
3. Development Intensity Obiectives/Policies
The intensity of development is determined by 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.
III-1O
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Objective DI.1
Policy DI.1.A
Allow development intensity which provides for the economic
development of the Bayfront, within the capacity of public service and
infrastructure systems.
Hei!!:ht Limits. The permitted height of the development in the Resort
Core area ranges up to 229 feet for two high-rise hotel structures
(Special Condition "A" in Exhibit 5, page 111-13) and up to 100 feet
for a Mid-rise hotel structure. Also in the Midbayfront Subarea is a
site for a Cultural Arts Facility up to 69 feet in height west of Marina
Parkway and an alternative site within the Central Resort District
(Special 'Condition "B" in Exhibit 5, page 111-13). This limit allows
for extensive open space and landscape provisions without exceeding
the traffic capacity of the circulation system. There are areas in
which the height limit varies from prevailing provisions, calling for
both reduced and increased height limits, due to program require-
ments, environmental management objectives, or physical form and
appearance objectives. These variances include the following:
Gatewavs. To achieve a "gateway," or sense of entry to the Bayfront
and relate it to the existing new development along Bay Boulevard,
the areas immediately adjacent to the "E" Street and "J" Street
bridges over 1-5 shall be between one and two stories.
Midbavfront DeveloDment. The permitted height of the development
in the Resort Core Area ranges up to 229 feet for two high-rise hotel
structures (Special Condition "A" in Exhibit 4, page III-~ and up to
100 feet for the mid-rise hotel structure. Also in the Midbayfront
Subarea, a single mid-rise building (up to 100 feet) for a Cultural Arts
Facility is permitted west of Marina Parkway (Special Condition "B").
Two high-rise residential buildings (up to 229 feet) are designated for
the area north of Marina Parkway (Special Condition "E"). The
taller buildings are intended to create focal points and an identifiable
skyline for the Midbayfront project. Such buildings are permitted
because of the increased park and open space uses designated within
the Midbayfront and the utilization of subterranean parking. All
structures wiII be subject to detailed review and approval to ensure
that open space is provided, view corridors are maintained, and that
the buildings are designed to minimize impacts to nearby wildlife
habitats. (See also Environmental Management section and Form and
Appearance section.)
1II-12
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Research and Limited Manufacturing. A single building up to 95 feet
in height is permitted, subject to special review and development stan-
dards, to create a landmark building as a part of the Rohr corporate
facility. The standards shall include increased building setbacks, a
comprehensive landscaping plan and pedestrian or other off-street
circulation connections to adjacent uses as described in the Subarea 2
Standards of the Bayfront Specific Plan.
Policy DI.1.B
Permitted Intensitv. The allowed development intensity for the Bay-
front is,:;flown in Table 3-2 (page m-~. Generally, the permitted
building heights, parking standards, and traffic capacity will deter-
mine the permitted intensity. For the Central Resort District, a
separate table describing the flexible allocation of uses and intensity
is provided as Table 3-2A {page m--->. The construction of housing
in the Residential-High category shall be limited to 25% of the maxi-
mum permitted until the Central Resort District has been substantial-
ly implemented.
B. Circulation, Public Access, and Parking
The circulation improvements to serve the Bayfront result from a number of basic objectives,
including convenient vehicular and pedestrian access, natural habitat protection, traffic capacity
constraints, parking, and incorporating public transit via the trolley stations east of 1-5 at "E" Street
and "H" Street.
I. Existinl! Conditions
The regional entries to the Bayfront are limited by the off-ramp configurations of Interstate 5
and the location of wetland resources. At the present time access is available at "E" Street,
"H" Street, and" J" Street. One additional bridge at "F" Street provides for a local connection
to the east side of 1-5 but no freeway on or off-ramps are provided. The southerly and inland
portions of the Bayfront are adequately served by existing local streets. Because of their
location, the "H" Street ramps primarily serve the Rohr, Inc. facilities, and the "J" Street ramps
serve the marina and Port District lands westerly of Rohr. "J" Street also serves as the
southerly termination of Marina Parkway, which is constructed from the "J" Street/Bay Boule-
vard intersection west and north to the Midbayfront within the Port District jurisdiction. It has
been constructed as a divided roadway with a landscaped median. It is proposed to be extended
north into the Midbayfront and curve east to connect to the "E" Street/Bay Boulevard
intersection. The proposed new development is concentrated in the Midbayfront which will
take access from 1-5 and SR-54 via the "E" Street ramps.
Bay Boulevard also has been improved as a frontage road serving the areas easterly of the rail-
road right-of-way. The improved portions extend from "L" Street to "E" Street. "F" Street
(Lagoon Drive) is currently being improved in conjunction with the Rohr, Inc. expansion, from
Bay Boulevard to the "F-G" Street Marsh.
[[J-14
TABLE 3-2
PERMITTED DEVELOPMENT INTENSITY
SUBAREA/LAND USE DEVELOPMENT INTENSITY
Subarea 1 - Midbayfront
Central Resort District (See Table 3-2A)
Residential - High
Residential:
949,000 sq. ft./700 du
~ .
Visitor Commercial
~. Western Parcel:
Eastern Parcel:
204,000 sq. ft./250 hotel rooms;
200,000 sq. ft./250 hotel rooms
Public & Open Space Uses Intensity limited by minimal permitted useSi except
Cultural Arts Facility 75,000 sq. ft. (2,000 seats)
Subarea 2 - Industrial
Industrial (IR & IG)
FAR 0.5 except Special Condition "C" (see notes)
Commercial - Visitor/Highway FAR 0.25 except Special Condition "F" (see notes)
Commercial - Prof. & Admin. Special Condition "C" (see notes)
Landscaped Parking
May be included in adjacent parcel for FAR calculation
with required improvements and use agreement.
Parks & Recreation
Intensity limited by minimal permitted uses
Subarea 3 - Southern Parcel
Industrial FAR 0.5
Subareas 4, 5, and 6
Industrial
Existing Zoning
Subarea 7 - Sweetwater Marsh
National Wildlife Refuge
Open Space Determined by USF&WS
NOTES:
FAR : Floor area ratio or ratio of gross building area to net developable land area.
Special Condition "C": FAR of 0.75 permitted subject to special conditions - See Special
Condition "C" (Bayfront Specific Plan See _ V. D) and Subarea 2 Standards of the Bayfront
Specific Plan, provided that the corresponding demolition/removal of existing structures
elsewhere on the Rohr campus commensurate with the allowed bonus will occur in a timely
fashion and associated traffic impacts will be mitigated to LOS "D" or better at the Bay
Blvd./"E" Street/I-5 interchange.
Special Condition "F": In the event additional land area is gained for development of
properties located at the northeast and southeast corners of Bay Boulevard and "J" Street by
covering adjacent drainage channels, the on-site FAR and setbacks may vary in accordance with
Special Condition "F" (Bayfront Specific Plan Sec. V.D) and Subarea 2 Standards of the
Bayfront Specific Plan.
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1II-15
TABLE 3-2A
PERMITTED DEVELOPMENT INTENSITY
Subarea I - Midbayfront
Central Resort District Building AlIowance
Land Use CateQorv
Minimum
Building
Sa. Ft. Read.
"
, .
Commercial-Prof. & Admin.
20,000
Target Maximum
Building DU/Hotel
Sa. Ft . * Rooms
406,000 300 du
1,503,000 1,360 rm
60,000 N/A
**
Residential-Mixed Use
100,000
Commercial-Visitor
1,000,000
Public & Open Space
Maximum Building Area Permitted
1,969,000 sq. ft.
* The target building sq. ft. in any category may be exceeded by up to 20\ provided that
the increase is offset by a corresponding reduction in other categories, and that the
increase will not produce additional unrnitigatible environmental impacts. The maximum
building square feet for the entire Central Resort District shall not be exceeded.
Changes in building square footage from one category to another that decreases the
level of service below the Traffic Service Threshold shall not be permitted.
** Limited by limited permitted uses.
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The San Diego Trolley operates on the railroad right-of-way on the east side of 1-5.
Both stations adjacent to the Bayfront (at "H" Street and "E" Street) are developed with
park and ride lots. The trolley schedule creates frequent gate closures which result in
traffic interruptions at these major streeUfreeway on- and off-ramps.
2. General Circulation and Public Access Objectives/Policies
The following objectives and policies relate to the general issues of circulation and
public access. Following sections provide specific policy language for roadway
improvements, public transit, bicycle/pedestrian circulation, and parking. More
detailed applications of these general objectives are graphically shown in Exhibit 5,
page 111-_, the Circulation Map, and are described below in the discussion of specific
circulation components. Recognition must be given to the fact that the proposed
improvements along with diagrams are schematic and typical. Additional engineering
analysis, environmental review, and coordination with CalTrans and the Port District
will be required during the design and construction phases of some roadway
improvement projects.
III-I 6
Objective AC.l
Policy AC.1.A
Objective AC.2
Policy AC.2.A
Policy AC.2.B
Objective AC.3
Policy AC.3.A
Policy AC.3.B
Provide good regional access to the Bayfront from 1-5 and SR-54.
Completion of the CalTrans I-5/SR-54 interchange project will
provide the required regional access to the Midbayfront, while
existing facilities provide access to other portions of the Bay-
front. All facilities within the jurisdiction of CalTrans shall be
designed and operated in a manner consistent with State stan-
danls.
Provide for convenient access to the Bayfront for visitors and resi-
, .
dents of community areas east of 1-5.
Convenient access shall be maintained by assuring that traffic
congestion does not fall below the City's established threshold
standard: LOS "C" at all signalized intersections, except for 2
hours per day when LOS "D" is permitted. The City's threshold
standards recognize that the management of the freeway system
is under the control of State and Federal agencies, and, therefore
signalized intersections at freeway ramps are not included in the
City's threshold standards. Any proposed development project
which has the potential to adversely affect compliance with this
threshold standard shall be evaluated with a traffic study and
approved only if the standard is maintained. All traffic facility
improvements assumed or proposed as mitigation for project
impacts shall be provided concurrent with project development.
Circulation facilities shall be designed, constructed, and main-
tained according to state and local standards to ensure that safe
and efficient circulation systeIllS are provided. The protection of
sensitive habitats may require roadways to be built to lesser stan-
dards in order to reduce enviroumental impacts, providing such
reduced standards do not threaten public safety.
Route and design roadways in a manner which minimizes adverse
affects on valuable marshlands, protects lands with high recreation
value, and avoids fragmentation of developable lands into inade-
quately sized or located parcels.
Major roadways shall follow the aliguments depicted on Exhibit
5, page 111-12, Circulation Element which have been carefully
determined with regard to the objective.
Minor roadways, to serve local development areas, shall be
evaluated in this regard with submittal of project development
plans. Such roadways shall not be permitted outside of areas
designated for development on the Land Use Plan Map,
Exhibit 3, page ID-3.
III-17
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Policy AC.3.C
Objective ACA
Policy AC.4.A
Objective AC.5
Policy AC.5.A
Objective AC.6
Policy AC.6.A
Objective AC.7
Policy AC.7.A
All road construction or improvements shall be designed and
constructed in accordance with the applicable Environmental
Management policies.
Create auto-free zones along the shoreline and other areas which
have unique environmental conditions or potential, and make provi-
sion for pedestrians and bicyclists.
The Circulation Element Map designates pedestrian and bicycle
riN.tes along the perimeter of the Midbayfront, separate from the
vehicle access routes. These shall be implemented concurrent
with adjacent development. Public access to the Nature
Interpretive Center within the Wildlife Refuge shall be limited
to shuttle bns transport to minimize impacts to environmentally
sensitive areas.
Reduce dependency upon the private automobile by providing for
complementary public transit service, including smaller "mini-tran-
sit" vehicles or private jitneys.
A comprehensive Transit Service Plan shall be prepared and ap-
proved for the Midbayfront development as a part of the
"master plan." The plan shall address the nse of private intra-
project transit, as well as connection/coordination with public
bns and trolley transit services. The plan shall demonstrate that
public/private transit services provide a viable alternative to
private vehicles for access and travel within the Midbayfront.
Avoid congestion of the freeways and connection arterials by main-
taining a mix of land uses where peak traffic generating periods are
staggered throughout the day.
The land nse mix identified in this Land Use Plan has been
selected to meet this objective. The emphasis on visitor serving,
recreational, and residential nses within the Midbayfront will
balance traffic demands ofthe employment oriented development
throughout other areas of the Bayfront. All development within
the Bayfront shall be consistent with the land use policies of this
Plan.
Provide for convenient pedestrian, bicycle, and vehicular access to
the Bayfront from community areas east of Interstate 5.
Local access to the Bayfront shall be provided along the same
routes which provide regional access. In addition, the "F" Street
bridge over 1-5 shall be utilized to provide Midbayfront access
for local residents. Provision for pedestrians and bicyclists, as
III-19
Policy AC.7.B
well as motor vehicles, shall be made within the bridge
travelway.
Circulation routes and services which exist or are provided
within the urban core of Chula Vista shall be extended to and
through the Bayfront in order to integrate the coastal area with
the overall COIllIllunity. Development projects within the
Bayfront shall incorporate, extend, and/or utilize these transpor-
tation facilities as a part of the development concept.
~ .
"'-.
3. Roadwav Improvement Obiectives/Policies
The following objectives/policies relate to the construction/improvement of roadways
within the Bayfront.
Objective RI.l
Policy RI.1.A
Policy RI.1.B
Marina Parkway and Tidelands Avenue are to be constructed to
serve development within the Midbayfront subarea.
Marina Parkway will be extended as a Four-Lane Major Street
(except for the eastern most segment described below) from its
improved tenninns at the north edge of the Chula Vista Marina
on Port District property to provide a continuous Bayfront park-
way to the "E" Street gateway. Tidelands Avenue or equivalent
access shall extend from Marina Parkway north to serve the
small development parcel located east ofthe SDG&E ROW. To
maintain traffic capacity and safety, and create a parkway
character for Marina Parkway, no curbside parking should be
pennitted, since the off-street parking standards herein will
provide adequate parking for coastal visitors. Landscaped
parking in the SDG&E ROW north of Lagoon Drive shall be
available for overflow and special event parking demands.
Specific segments of Marina Parkway will be designed and
constructed to respond to significant environmental issues
"F-G" Street Marsh Area. The alignment of Marina Parkway
at the Port District property will move westerly to by-pass the
edge of the existing "F-G" Street Marsh. This alignment will:
completely by-pass the "F-G" Marsh and introduce major views
of the waterfront from roadway.
Eastern End. The eastern portion of Marina Parkway will be
developed as a Six-Lane Major Street from Bay Boulevard
westerly to the first Midbayfront intersection. This ,will provide
additional capacity to maintain adequate traffic flow at the
major project entry.
1II-20
Objective RI.2
Policy RI.2.A
Objective RI.3
Policy RI.3.A
Objective RIA
Policy RI.4.A
Improve Bayfront access through improvements to the "E" Street
bridge and on- and off-ramps to 1-5.
New on- and off-ramps, and re-striping of the "E" Street bridge
traffic lanes are being completed by CalTrans in conjunction
with the 1-5/SR-54 interchange project. When complete, these
improvements shall represent the ultimate improvements to these
facilities. Land uses and intensity of development within the
Bayfront shall be limited to that which can be served by these
iUJ,provements, within the traffic threshold standard.
Extend "P" Street westerly as Lagoon Drive to serve as secondary/-
local access route into the Bayfront.
Lagoon Drive will function as an important internal circulation
element in the Bayfront and provide a critical secondary outlet
from the Bayfront to the east side of the freeway. Extending it
as a Class 1 Collector Street (four lanes), to intersect with
Marina Parkway, will permit the maximum flexibility for
providing area-serving bus loop routes through the Bayfront that
connect to the regional serving trolley system. It will also
provide for necessary service loops for underground utilities.
The road will also function as a major pedestrian route to the
city and provide a direct bicycle connection from the residential
areas east of 1-5 with the regional coastal bicycle trail.
Maintain public access to the Nature Interpretive Center on Gun-
powder point.
Public access to the Nature Interpretive Center shall be restricted
to shuttle bus operations in order to minimize disturbance to the
sensitive resources of the refuge. The access route shall be a
controlled access 20 foot roadway on the existing southern levee.
This existing route has been integrated into the levee without
undue impact on the adjacent marshes. A small public parking
lot and bus shelter shall be provided in the Midbayfront at the
entry to the National Wildlife Refuge. Supplemental parking
will be provided in the landscaped SDG&E ROW in addition to
the parking for park purposes required under Policy PK.2.A.
4. Public Transit Objectives/Policies
There are three major transit objectives for the Bayfront. They are 1) maximizing use of
the two trolley stops adjacent to the Bayfront area; 2) the provision of future bus service
to interconnect the Bayfront with the trolley stations and the adjacent community; and 3)
1I1-2l
the development of privately supported jitneys serving concentrated employment centers
snch as Rohr, Inc. and the proposed destination resort hotel/conference facilities within the
Midbayfront.
Objective PT. 1
Policy PT. LA
Policy PT.1.B
Objective PT.2
Policy PT.2.A
Maximize use of the public transit services by visitors and residents
of the Bayfront.
The Bayfront Plan recognizes that connections to the trolley
system are significant benefits to the feasibility of development
in the Bayfront. Opportunities for interconnecting the Bayfront,
, .
especially the Midbayfront, with the existing trolley stations are
included in the Plan. These opportunities, which shall be
addressed in ~he Comprehensive Transit Service Plan for the
Midbayfront, include:
Bns ImDrovements. Provide for convenient bus stop locations on
convenient travel loops within the Bayfront and at areas of
concentrated activity.
Pedestrian Access. Provide for convenient, direct pedestrian
access to the Midbayfront from the "E" Street Trolley Station.
The Circulation Element provides for roadway right-of-ways
with sufficient capacity and opportunities for bus stop locations
to facilitate convenient bus service into the Bayfront along
Marina Parkway, "E" Street, Lagoon Drive, and Bay Boulevard.
This capacity shall be maintained to provide the greatest flexi-
bility in the routing of future bus service into the Bayfront and
to achieve an effective connection to the trolley system.
Encourage private transit services where feasible.
The concentrations of land use inteusity provide opportunities for
private jitney service to supplement public transit service.
Where it is determined that private service will not compete with
public services, the evaluation of jitney-type services provided by
the private sector shall be evaluated as a part of all development
proposals associated with Rohr, Inc. facilities or within the
Midbayfront.
5. Pedestrian and Bicvcle Circulation Objectives/Policies
The major pedestrian circulation routes and a regional bicycle route are included in the
Circulation Plan Map, Exhibit 5, page III-_. The provision of these routes will guarantee
significant public access to the waterfront and within the Bayfront development.
Implementation of these routes will result in a substantial increase in both the quantity and
quality of available public acGCss.
1I1-22
Objective PB.1
Policy PB.1.A
Policy PB.1.B
Objective PB.2
Policy PB.2.A
Provide pedestrian access to the shoreline.
Continuous shoreline acces~ is provided adjacent to the 100 foot
Primary Buffer as designated in the Environmental Management
section. An improved public path shall be provided within the
park and open space improvements in the area. The combina-
tion of landscape screening and out-looks adjacent to the
wetlands will provide major recreational opportunities without
undue impact on wildlife resources. No pedestrian or bicycle
~ are to be located on the southern or eastern edges of the
"F-G" Street Marsh due to the limited setback area.
In order to provide continuity with adjacent planning areas,
pedestrian shoreline access shall interconnect with other existing
or proposed circulation routes. Project level planning and
coordination shall provide for:
Connection South to Port District Lands. In the Marina
Parkway area, public access will be integrated with Port District
development. This will result in a continuous public access route
with intermittent exposure to the water edge within the Port
lands.
Connection North to Sweetwater River Proiect. Pedestrian and
bicycle routes in the Bayfront shall have the potential to
interconnect with the recreational improvements included in the
Caltrans/Army Corps of Engineers project, and/or the Chula
vista Greenbelt trail system proposed in the Sweetwater River
Valley. The filling of wetlands for bike paths is not permitted,
including, but not limited to, any extension of the toe of the
CalTrans fill slope for the freeway into the mitigation areas of
the connector marsh.
Connection with Chula Vista Nei!!hborhoods. Pedestrian routes
will interconnect major open spaces in the Bayfront to adjacent
city neighborhoods via "E" Street and "F" Street.
Provide bicycle routes for alternative access and circulation in the
Bayfront.
The Circulation Element Map indicates extensive bicycle routes
incorporated with the pedestrian and vehicular circulation
systems. In indicated locations, the bicycle route will consist of
an on-street bike lane while along the perimeter of the Midbay-
front it will be a part of the pedestrian/bicycle trail system.
III-23
6. Parking Obiectives/Policies
Parking will generally be incorporated into the private development in the Bayfront with
some public parking to serve the community parks and other open space resources. While
providing adequate parking for all uses in the Bayfront is an important issue, underground-
ing or providing landscaping/screening to improve the appearance of large parking areas
is also of concern. Utilizing "shared parking" among uses which have predictable and
opposite peak parking demands is encouraged.
Objective PK.1
Provide ~~equate parking for all developed uses in the Bayfront.
Policy PK.1.A
Off-street parking spaces shall be provided for developed uses
according the following schedule:
Business and vrofessional offices: 1 space per 300 square feet of
floor area; minimum of 4 spaces;
Dance. assemblv. or exhibition halls without fIXed seats: 1 space
per 50 square feet of floor area used for dancing or assembly;
Dwellim!s. multivle: 1.5 spaces per studio or 1 bedroom unit; 2
spaces per two bedroom; 2.5 spaces per three bedroom or larger
unit (includes 0.3 space per unit guest parking);
Hotels. motels: 1 space for each living or sleeping unit, plus 1
space for every 25 rooms or portion thereof (Hotels and motels
shall not be used for long term residence);
Manufacturim! vlants. research & testim! laboratories: 1 space
per 1.5 persons employed at anyone time in the normal opera-
tion of the plant or 1 space per 800 square feet of floor area,
whichever is greater;
Medical and dental offices. clinics: 1 space per 200 square feet
of floor area; minimum of 5 spaces;
Restaurants. bars. and nie:ht clubs: 1 space per 2.5 permanent
seats, excluding and dance floor or assembly area without fIXed
seats which shall be calculated separately at 1 space per 50
square feet of floor area;
Restaurants - drive-in. snack stands or fast food: 15 spaces
minimum, or 1 space per 2.5 permanent seats, whichever is
greater;
Retail stores: 1 space per 200 square feet of floor area;
III-24
Policy PK.1.B
Objective PK.2
Policy PK.2.A
Sports arenas. auditoriums. theaters: 1 space per 3.5 seats of
maximum seating capacity;
Wholesale establishments. warehouses. service and maintenance
centers: 1 space per 1.5 persons employed at anyone time in the
normal operation ofthe plant or 1 space per 1000 square feet of
floor area, whichever is greater;
Uses not listed: as required by Chula Vista Zoning Ordinance.
~ .
, .
Bicycle parking spaces shall be provided for developed uses
according the following schedule. Only those uses listed below
are required to provide bicycle parking. Bicycle parking
facilities shall be fIxed storage racks or devices designed to
secure the frame and wheel of the bicycle.
Business and professional offIces (over 20,000 square feet of
gross floor area): 5 spaces;
Shoppim! center (over 50,000 square feet of gross floor area): 1
space per 33 automobile spaces required;
Fast food restaurant. coffee shop. or delicatessen: 5 spaces;
Other eatim! and drinkim! establishments: 2 spaces;
Commercial recreation: 1 space per 33 automobile spaces
required.
Provide adequate parking for all public park and open space uses in
the Bayfront.
Public parking areas shall be provided for community parks.
Thc parking areas shall be integrated into the open space areas
close to the roadways and, where possible, screened from view.
With the exception of the National Wildlife Refuge, for which no
separate parking is required, one parking place for every 10,000
square feet of park or accessible open space shall be provided.
Parking for public parks shall be provided in areas signed and
exclusively reserved for public park users. This restriction must
be enforced during the operating hours of the public park.
Public parks shall be open from dawn until 11:00 p.m. daily
unless the operating hours are revised through the local coastal.
program amendment process. Afterhours parking will not be
restricted and may be shared with private development in
accordance with other parking policies in this specifIc plan.
III-25
Objective PK.3
Policy PK.3.A
Objective PK.4
Policy PK.4.A
Policy PK.4.B
Provide parking in an efficient manner, sharing spaces among uses
when practical.
Implementation of the "shared parking" concept shall be permit-
ted where it can be demonstrated that the proposed mix of uses
have predictable parking demands that do not significantly
overlap. The methods and criteria set forth in Shared Parkin!!
publishfd by the Urban Land Institute, shall be used to calculate
the pading reduction permitted within a mixed-use project. No
reducti~A:shall be permitted without specific justification and no
reductio A in residential parking or public recreational parking
shall be permitted. Any parking which is shared among uses
shall be available for use during normal operating hours and
shall not be reserved or otherwise restricted. Control of uses
intendin:~ to use shared parking shall be by Conditional Use
Permit, :lnd shall require the execution of deed restrictions and
other long term commitments for the provision of parking.
Parking should be provided in a manner which does not intrude on
the scenic qualities of the Bayfront.
In order to maintain views from the major roadways to the
shoreline and major development sites, street side parking will
not be pl:rmitted along any of the major roadways identified in
the Circlllation Plan including Marina Parkway, Tidelands
Avenue, "E" Street, Lagoon Drive, or Bay Boulevard.
Parking included as part of private development shall provide
for the f(Uowing:
Location. Parking shall be located in areas away from the
shoreline and public open space corridors.
ScreeninE. Where feasible, parking will be screened from view
from the major arterials by the use of landscaped berms and tree
planting.
~. Where possible, open, large scale parking will be avoided
in favor of underground or smaller disaggregated parking areas
separated by buildings or landscaping. Structured parking shall
be encow'aged where additional open space or other public
benefit can be provided. A minimum of 75% of the required
parking fllr the Resort Core District and residential uses in the
Midbayfrllnt shall be provided in subterranean or concealed
parking structures.
III-26
Objective PK.5
Utilize the SDG&E ROW to meet parking requirements, if it is
landscaped to improve the appearance of the Bayfront.
Policy PK.5.A
Where parking is incorporated into the SDG&E ROW through
the use of the bonus provisious 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 deuse canopy at eye level. Tree species will be limited
to those that will not interfere with the overhead power lines and
t(1!nmed as necessary to meet standards of SDG&E.
C. Physical Form and Appearance
The Bayfront provides a unique opportunity to establish a harmonious relationship between the
natural setting and the man-made environment. The area's natural resources and scenic quality
provide a setting which have a distinctive appearance and in turn, can promote economic success
for activities locating in proximity to it. Moreover, development which is properly sited and
designed can support these natural areas in permanent reserve and provide for controlled access
and enjoyment of them by the public.
I. Existing Conditions
The Bayfront, by virtue of its location on San Diego Bay, represents a visual resource for
the city and the region. Given the visibility of the coastal zone from major highways and
streets, the Bayfront has the potential to create a defining City image.
The Bayfront is characterized, from north to south, by the National Wildlife Refuge with
the Nature Interpretive Center, a relatively flat upland area which is currently vacant
(Midbayfront Subarea), major industrial facilities associated with Rohr, Inc., the SDG&E
power plant, salt ponds, and a variety of smaller commercial and industrial uses to the
south.
Existing landmarks in the Bayfront are the Nature Interpretive Center, the Rohr facilities,
and the SDG&E plant with tall stacks. Electrical transmission towers extend northward
from the SDG&E plant, through the Bayfront and across the Sweetwater River, to National
City and beyond.
2. General Form and Annearance Obiectives/Policies
The basic objectives to integrate man's use of the land and water resources into a sensitive
natural environment are listed with implementing policies below. Following sections
provide specific policy language for gateways, architectural edges, views, and landscape.
Objective FA. 1
Preserve existing wetlands in a healthy state to ensure the aesthetic
enjoyment of marshes and the wildlife which inhabit them.
III-27
Policy FA.1.A
Objective FA.2
Policy FA.2.A
Objective FA.3
Policy FA.3.A
Objective FAA
Policy FA.4.A
Objective FA.5
The provisions of the Enviromnental Management section of the
Land Use Plan shall be implemented to assure that existing
wetlands, most of which are located within the National Wildlife
refuge, are protected and maintained in a healthy state while
construction and development occurs in adjacent areas.
Change the existing substandard industrial image of the Bayfront,
and develop a new identity consonant with its future public and
commercial recreational role.
~ :
New development within the Bayfront shall be consistent with the
land nse designations permitted in the Land Use and Develop-
ment Intensity section. The majority of new development shall
be visitor serving cOIllIllercial, park, recreation, and residential,
with only a very limited amount of additional industrial develop-
ment permitted. The scale of these new nses combined with
improved landscaping and screening of exiting indnstrial
development will benefit the image of the Bayfront as a whole.
Improve the visual quality of the shoreline by promoting both public
and private uses which will provide for proper restoration, landscap-
ing, and maintenance of shoreline areas.
The Land Use Plan designates improved public parkland and
open space along the shoreline area of the Midbayfront.
Landscape and improvement standards for these areas will result
in a major improvement in the visual quality of the shoreline.
Remove, or mitigate by landscaping, structures or conditions which
have a blighting influence on the area.
New development within the Bayfront shall be constructed
according to the high quality and aesthetic standards set forth in
the Land Use Plan. Continuing development and/or redevelop-
ment will displace abandoned or substandard structures which
have a blighting influence. Any areas disturbed by development
shall be completely landscaped. However, the landscaping shall
be consistent with the Enviromnental Management policies
herein, and shall also give priority to the nse of drought-tolerant
plant materials.
Develop a readily understandable and memorable relationship of the
Bayfront (and the areas and elements which comprise it) to adjoining
areas of Chula Vista and to the freeway and arterial approaches to
the Bayfront.
I11-28
Policy FA.5.A
New development within the Midbayfront shall be controlled by
policies herein, including specific height, use, parking, and
development intensity restrictions. In addition, it shall be
further controlled by a "master plan" which will fully integrate
the project with adjacent areas, thereby creating a project which
is unified in appearance and function.
To promote these objectives and policies, the Form and Appearance provisions of the Land
Use Plan acknowledge three major components which comprise the physical form of the
area: 1) natural reso\!r~ areas to be preserved; 2) an accessible open space system
including walkways, bicycle ways, and park areas; and, 3) development units having
common usage and/or qualities, which should be treated as distinctive, but closely interre-
lated, visual entities. To reinforce the physical quality of these three components the Form
and Appearance Map, Exhibit 7, page III-~, identifies: 1) major gateways; 2)
architectural edges; 3) views, and 4) landscape character and function.
3. Bayfront Gatewav Objectives/Policies
Certain points of access to the Bayfront will, by use, become major entrances to the
different parts of the area. A significant portion of the visitors' and users' visual impres-
sions are influenced by conditions at these locations. Hence, it is imperative that special
consideration be given to roadway design, including signing and lighting, landscaping, and
siting and design of adjoining structures. These special gateway locations are shown on
the Form and Appearance Map, Exhibit 7, page 111-_.
Objective GT.1
Policy GT.1.A
Maximize the sense of arrival and invitation to the Bayfront via the
"E" Street entry.
"E" Street Entrv from east of 1-5. A dense canopy of trees on
both sides of Marina Parkway shall be provided to obscure views
of the SDG&E power lines and focus views on the immediate
landscape of the street and down the street towards the water's
edge. The street trees shall be closely spaced and in a regular
pattern to achieve this objective. However, plant species and
spacing shall be selected and designed to protect and enhance
public views to the bay. Immediately west of the freeway future
buildings on the north side should be sited and designed to
reinforce the sense of entry created by the street trees and
existing building mass of the restaurant on the south side.
Southbound 1-5 off-rallo to "E" Street/Bav Boulevard. A simi-
lar sense of entry shall be created at this entry. A canopy of
trees shall be provided along both sides of Bay Boulevard to
screen the power lines and transmission towers from view and
direct motorists to the "E" Street/Marina Parkway intersection.
111-29
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Policy GT.1.B
Policy GT.1.C
Policy GT.1.D
The intersection should be enhanced with landscaping, signage,
lighting, paving and other features which will identify it as a
pedestrian and vehicular gateway to the Bayfront.
"E" Street (Marina Parkwav)/Bav Boulevard intersection. When
approaching and crossing Bay Boulevard, the continuation of
street trees and landscaping will create a view corridor to the
Bay, framed by buildings on either side of Marina Parkway.
Special attention will be required to ensure that adequate
bhnding setbacks and siting criteria will locate buildings to frame
~ .
and not block the long range view to the water.
Marina Parkwav/Tidelands Avenue intersection. Views shall be
locally focused within this area to enhance the sense of arrival at
the center of urban activity. Special attention should be given to
plazas, planting. and other landscape features to reinforce the
. area as a focal point.
Marina Parkwav/GunDowder Point Drive intersection. To the
west of the Marina Parkway/Tidelands Avenue intersection,
views will open up to the bay, park and wetlands. The residen-
tial area on the north side of Marina Parkway marks the urban
edge of the bayfront and helps direct views towards the open
spaces. Street trees and landscaping along the parkway will also
direct and frame views.
Views to Vener Pond (wildlife refue:e). The above described
views should be followed by panoramic views of across park and
open space areas to Vener Pond, Gunpowder Point and San
Diego Bay. Major massing of trees shall be avoided along this
portion of the shoreline to protect the view.
4. Architectural Edges Objectives/Policies
The interface of open spaces, such as parks and natural habitats, with developed areas,
constitute functionally and visually critical areas deserving special design attention.
Objective AE.l
Policy AE.1.A
Design development to appropriately respond to functional require-
ments (e.g., buffer, transition, etc.) created by its location within the
Bayfront.
Structures shall he sited a sufficient distance from natural
habitat areas, as indicated in the Environmental Management
section, to protect the natural setting and prevent interference
with wildlife.
III-31
Policy AE.1.B
Policy AE.1.C
Objective AE.2
Policy AE.2.A
Policy AE.2.B
Structures shall be sited at a sufficient distance from the marsh
edge or open space edge to ensure unencumbered pedestrian and
bicycle access.
Structures shall be designed to ensure that the uses which take
place in a structure or private space adjoining the structure do
not detract from, or prevent appropriate public use of, adjoining
public open spaces. In turn, the public areas shall be designed
and uses regulated in a manner which does not diminish the
intend~.private use of adjoining developed lands.
Utilize firm and irregular appearing development edges to enhance
the appearance and function of development in the Bayfront.
Finn edges shall be implemented where there is a readily
distinguish-able and abrupt change from open space to building
mass. Firm edges are shown in the Form and Appearance Map,
Exhibit 7, page ill-_. These are areas where a strong visual
form, generally linear, is necessary to provide either for a
terminus of views, visual distinctions between areas, channeled
or controlled views in certain directions, or a sense of entry or
arrival. These edges generally would be formed by buildings but
also may be achieved by use of earth berms or mass plantings.
Irregular edges shall be used where open spaces and buildings
are more intricately intertwined at a small scale. Irregular edges
are shown where it is visually desirable to soften or de-emphasize
the distinction between open space areas and adjoining
development. This prevents harsh contrasts between different
areas, allows visual penetration between areas, and variation in
the spatial experiences and qualities in these areas.
5. Views Obiectives/Policies
Objective VW.l
Policy VW.I.A
Plan and develop the Bayfront to ensure provision of important
views to, from and within the project area.
Views from the Freewav and Major Entry. Development shall
provide an attractive view onto the site and establish a visual
relationship with the Bay, marshes, and Bay-related develop-
ment. High rise structures shall be sited in the general location
indicated on the Building Heights exhibit to minimize view
obstruction.
1II-32
.'
Views from Roadwavs Within the Site (particularly from Marina
Parkway, to the marshlands, Bay, parks and other Bay-related
development.) Development and activity sites shall preserve a
sense of proximity to the Bay and marshlands.
Views from the Perimeters of the Bavfront Outward. This view
is primarily a pedestrian-oriented stationary view and more sus-
tained. These views will be experienced from the various parts
of the open space and pathway system and enable persons to
renew visual contact at close range with the Bay and marshlands.
, .
Some close-range pedestrian views may be blocked to protect
sensitive species in the Wildlife Refuge.
Hi2h-rise DeveloDment Vistas. The limited high-rise
development within the Midbayfront shall maximize the
panoramic view opportunities created with increased height.
High rise structure shall be sited in the general location indicated
on the Building Heights exhibit to minimize view obstruction.
6. Landscape Character and Function Obiectives/Policies
Four major landscape components are utilized to establish strong visual continuity in
response to various functional needs. These are Landscape Screening, Parking Area
Planting beneath the SDG&E power lines, Informal Groves in public parkland, and Formal
Street Tree Planting on major circulation spines. The characteristics and representative
species for the various landscape functions are shown in Table 3-3, page 111-_.
Conceptual locations for each type of landscape treatment are indicated on the Form and
Appearance Map, Exhibit 7, page 111-_.
Objective LS.l
Utilize various landscape design treatments to improve the aesthetics
of the Bayfront, help define land use and circulation patterns, and
transition from the urbanized environment to natural open space
areas.
Policy LS.1.A
Landscaoe Screenin2. Dense plantings of trees and shrubs shall
be used in certain locations throughout the Bayfront to serve
three purposes: 1) to diminish the visual impact of large existing
industrial structures, such as those of Rohr, Inc., the SDG&E
plant and transmission towers, and extensive parking and
outdoor storage areas; 2) to help define major entry points to the
Bayfront and to frame views; and, 3) to be used in masses as
visual stopping points to limit views and provide natural vertical
elements.
111-33
TREE PLANTING SCHEDULE
TABLE 3-3
FUNCTION
CHARACTERISTICS'
Landscape
Screening
* 40 to 60 ft. high
* Upright form
* Evergreen
Parking Area * 10 to 15 ft. high
Planting * Globular ..or mul.t..i-
stem form
* Evergreen
Informal
Groves
* 40 to 80 ft. high
* Up-right and open
branching to con-
trast with dense
vertical form
Formal * 40 to 60 ft. high
Street Tree * Crown shaped form
---------
REPRESENTATIVE
SPECIES
REPRESENTATIVE
LOCATIONS
* Melaleuca Sp.
* Eucalyptus Sp.
* Bay Boulevard
* Ligustrum Nerium
* Oleander
* SDG&E ROW
* Platanus acerfolia
(to match existing
park)
* Pine sp.
* Parks
* Ficus nitida
* Ficus rubiginosa
* Tidelands Avenue
* Marina Parkway
* "E" Street
, Height may be limited in areas adjacent to the Wildlife Refuge (see Environmen-
tal Management) .
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III-34
Policy LS.l.B
Policy LS.1.C
Policy LS.1.D
Policy LS.2.A
Parkin!! Area Plantin!!. Automobile parking has been recognized
by SDG&E as a compatible joint use of their ISO-foot wide
right-of-way that bisects the entire Bayfront. In order to
diminish the visual impact of the power lines and to strengthen
the ground plane connection between both sides of the
right-of-way, an aggressive planting program shall be imple-
mented with parking inlprovements beneath the power lines.
SDG&E criteria will only permit planting which can be
maintained at no more than fifteen feet in height, thereby
I1J~mtaining sufficient clearance at the lowest point in the power
line catenary. Planting in the parking areas shall establish a
dense ground plane massing of shrubs and short trees to create
a grove effect that screens cars from view.
Informal Groves. A series of informal groves have been
identified in the Form and Appearance Map, Exhibit 7, page ill-
_, which identify the major public parks interconnected by
continuous pedestrian circulation along the Bayfront's edge and
into its interior. These groves shall be planted with the same
species in informal drifts to provide shade for recreational uses.
The groves shall be sited to avoid blocking panoramic views to
the wetlands and bay.
Formal Street Tree Plantin!!. Formal street tree planting has
been designated for the major circulation spines of the Bayfront.
The planting should be in regularly spaced intervals using species
with predictable form characteristics to achieve strong linear
avenues that guide views and establish perspective.
Minimum Landscape Reauirements. Landscaping shall be
required to be provided in conjunction with all private
development. Drought tolerant native or naturalizing plant
materials shall be utilized to the maximum extent feasible.
Landscaping for residential uses shall be required at a rate of
35% site coverage. Landscaping for cOIllIllercial uses shall be
required at a rate of 15% site coverage. Landscape coverage
shall include planted areas, decorative paving and water surface.
D. Utilities and Areawide Grading
The utility improvements proposed to serve the Bayfront are interrelated to provide the most
cost-effective means for servicing the developable areas. Extension of existing utilities and
upgrading in mainline sizes is required for water and sewer. Additionally, electrical service,
telephone, and gas services will be provided but are not included on the schematic Utilities
System Map, Exhibit 8, page III-_. Grading and drainage concepts are incorporated into the
1II-35
street plans to utilize the streets in the storm water collection system. Building pad grades and
generalized design grades for streets are designated to ensure protection from concurrent storm
and high tide events and to provide sufficient cover over underground utilities.
I. Existing Conditions
Soils and Geology
Surface and sub-snrface conditions vary throughout the Bayfront. Portions of the site
consist of original dry uplands., ; Within these areas, no difficult or unusual land develop-
ment problems are anticipated for standard building construction. However, in the balance
of the area, settlement hazards exist.
The settlement hazards are attributable to the presence of relatively shallow surficial
deposits of soft compressible bay mud throughout the historic marsh lands and the tidal
flats, as well as in deeper water areas. This mud, an organic silty clay, has an almost
liquid consistency and makes a poor foundation material. It tends to ooze out from beneath
heavy loads or, when confined, to compress over a period of years under the weight of fill
or structures. Within tile study area the thickness of this mud layer is typically between
5 and 10 feet, but it can be found in thicknesses up to 20 feet. There appears little correla-
tion between mud thickness and distance from shoreline. Mud thicknesses of 8 feet are
common one mile from shore, while deposits up to 17 feet thick were found in the filled
Chula Vista Marina area. Mud thickness tends to be highly variable near the shoreline.
This fact makes near-shore land development particularly difficult since the irregular
settlement associated with such deposits is detrimental to structnres and utilities.
Two major faults have been mapped near the Chula Vista waterfront area: the north-north-
west trending Rose Canyon/San Diego Bay/Tijuana fault, and the east-west Otay fault.
Although the exact trace of each is not known, the San Diego Bay/Tijuana fault alignment
is probably situated approximately in the center of the Bay, about one-half mile west of the
Chula Vista waterfront. The Otay fault is thought to underlie alluvial fill in the Otay River
valley approximately three miles south of the Chula Vista waterfront. There is no evidence
that indicates the San Diego Bay/Tijuana fault system is presently active, although it has
apparently undergone repeated movement within the last 100,000 years. While there is
little reason to expect additional movements along this fault within the usual economic life
of most engineering projects (50 to 100 years), the possibility of renewed activity cannot
be disregarded in evaluating the safety of critical structures such as power plants, public
assembly buildings, etc. The probable effect of renewed activity along the San Diego
Bay/Tijuana or other nearby faults would be moderate to severe ground shaking, with
snrface rupture on the Chula Vista site unlikely.
The planning implications of these soils and geologic conditions relate to public safety and
the economics of development. There is the possibility of soil liquefaction during a severe
earthquake. This is of special concern in tideland areas reclaimed by hydraulically-placed
fills. Extensive evalnations of the soil conditions have been made. However a detailed
evaluation of liquefaction should be routinely made for any future major Bayfront engineer-
ing project. With the exception of original Upland areas, geotechnical conditions will have
1II-36
: :
a major effect on site and building construction costs due to foundation and seismic
problems.
Utility and Roadwav Improvements
The northern portion of the Chula Vista Bayfront (north of "F" Street) is primarily vacant
at this time. Utilities have been stubbed to the boundaries of the site and a major sewer
line passes along the western edge of the property. Most of the utility lines are at the edge
of a utility district and lack a complete network to provide sewer and water service to
initial projects without]<:\oping utilities or building off-site improvements.
Marina Parkway has been constructed from "J" Street at 1-5 westerly and northerly to the
north end of Rohr Industries (at the prolongation of "G" Street). The m,yority of that
street, together with the recently completed Chula Vista Marina and RV Park, are on
Unified Port District property. Existing streets and utility systems provide service to the
southern portions and inland parcels of the Bayfront.
The project is served water by the Sweetwater Authority which obtains water from local
reservoirs and purchases from the San Diego County Water Authority (SDCW A). . The
SDCW A is furnished water by Metropolitan Water District of Southern California via
aqueducts including a 69-inch pipeline which Sweetwater Authority taps near the Sweet-
water Reservoir seven miles east of the project.
The Metropolitan Sewerage System of San Diego (Metro System), of which Chula Vista
is a member agency, serves the City via a 78-inch diameter trunk sewer which lies easterly
of the on-site railroad line and drains northerly to the Point Loma Sewage Treatment Plant.
Future improvements to the regional system may include a pump station at the northeastern
edge of the Midbayfront.
2. Utility Service Objectives/Policies
Objective US. 1
Provide adequate sizing of utility lines to assure sufficient capacity
for the most intensive uses.
Policy US.1.A
The schematic water and sewer systems to serve the proposed
development are depicted in Exhibit 8, Utility Systems Map,
page Ill-_.
III-37
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Policy US.1.B
Policy US.1.C
Policy US.1.D
The basic water service for the area shall be water mains in "E"
Street/Marina Parkway, "F" Street/Lagoon Drive, "G" Street,
and "R" Street. Water main sizes will be determined through
detailed engineering studies for the proposed new development.
Static water pressure within the system shall be maintained to
the satisfaction of the Water District and Fire Marshall. A
water main in "G" Street connects the lines in Bay Boulevard
and Marina Parkway. This pipeline is necessary to maintain a
looped system for development of the project. An easement for
RiJ!eline operation should be maintained even though the area
may be fenced by or conveyed to Rohr, Inc.
Phased development may require off-site pipeline construction,
especially in industrial areas, to maintain adequate pressure and
fire flows. The major factor in sizing pipelines shall be fire
flows, especially commercial or industrial buildings.
Sewers in the Midbayfront development area shall drain to an
existing manhole north of Marina Parkway where sewage meter-
ing facilities would be constructed.
3. Areawide Gradinl! Objectives/Policies
Objective GR. I
Policy GR. LA
Policy GR.1.B
Policy GR.1.C
Protect existing natural resources from any significant adverse
impacts during construction.
Special care shall be taken in development proposals adjacent to
wetland habitat to avoid or minimize problems of silting and oil
or chemical leakage. A major siltation basin shaH be built in the
Midbayfront to accept surface drainage and provide for desilting
during and after construction of development projects and for oil
and chemical entrapment.
All grading and stockpiling of earthen materials is prohibited
between November 1 and March 31, except where proposed land
development meets the requirements of Section V.J.2 of the
Bayfront Specific Plan. Grading from April 1 through October
31 shall be subject to standard practice.
All grading shall comply with the environmental protection
policies of the Environmental Management section. Refer to the
two background documents referenced in Section Ill-E,
Environmental Management, Background/Existing Conditions,
herein, which provide relevant information for the design and
evaluation of grading in the Midbayfront.
III-39
4. Utilitv and Grading Design Obiectives/Policies
Objective GD.1
Policy GD.1.A
Policy GD.1.B
Policy GD.1.C
Objective GD.2
Policy GD.2.A
Provide for an adequate on-site storm drainage system to preclude
storm water rnn-off development from draining directly into wetland
habitat without adequate filtering of sediments or pollutants.
Design to accommodate drainage of storm flows shall consider
the elevation of higher high tide and require gravity pipe or
street flow to the satisfaction of the City Engineer.
~ I
Because all drainage in the Chula Vista bayfront will drain
directly to sensitive marsh habitat areas, special design criteria,
including filtration of oils and sediments, shall be required to
reduce problems of silting and oil or chemicals entering wetlands
in storm water runoff.
Development within the Bayfront shall comply with all applicable
regulations established by the Environmental Protection Agency
(EPA) as set forth in the National Pollutant Discharge
Elimination System (NPDES) permit requirements for storm
water discharges, as required by the City.
Minimize the import of soil to that necessary for the protection of
developable areas from flooding during the 100 year design storm.
Habitable areas shall be located above the 100-year flood level
(approximately elevation 10) and above higher high tide level.
Sufficient cover to prevent flooding of underground utility
systems during concurrent storm and high-tide events shall also
be provided. Excavation of underground parking or other
subterranean structures will provide fill material for other
components of the project. Any additional fill shall be
minimized.
Water table elevations shall be carefully considered in the design
of all subterranean building components and related features.
Fmal design shall ensure that no permanent de-watering systems
are required.
E. Environmental Management
1. Background/Existing Conditions
A continuing major objective of the Chula Vista LCP has been the preservation, protection
and enhancement of sensitive wetlands and upland wildlife habitat resources in the Bay-
front. With the 1988 establishment of the 316 acre National Wildlife Refuge, a substantial
portion of this objective was achieved. Virtually all the wetlands and biologically-valuable
III -40
upland resources identified in the 1984 LCP are now incorporated in the National Wildlife
Refnge under Federal ownership. and management. Now that preservation of these
resources is assured, it is appropriate that the environmental management focus emphasize
long-term protection and enhancement. Accordingly, the primary environmental manage-
ment objective of the Land Use Plan is the on-going, long-term protection of critical
natural habitat areas. In addition, a major secondary objective is the enhancement of
natural resources in the Chula Vista Bayfront, with particular emphasis on the resources
in the National Wildlife Refuge.
Thus, the Environmen~ ;Management Objectives and Policies focus primarily on protection
of natural resources by ensuring that development of the Midbayfront (Subarea 1) is
planned and implemented in a manner that is compatible with the resources of the Wildlife
Refuge. Toward this end, the majority of the Environmental Management Policies speak
to mitigation of impacts of anticipated development in the Midbayfront.
To assist in the preparation and evaluation of the management plans, specified in
Policies EM.1.C. and EM.1.D. required herein, the following background documents
are hereby referenced:
1. Final EIR Volume I & II for Midbayfront LCP Resubmittal No.
8 Amendment, adopted by the Chula Vista City Council as
Resolution No. 16467, including the Mitigation Monitoring
Program, Exhibit B;
2. Corps of Engineers Section 404 Permit No. 88-267 RH,
including thirteen special conditions;
3. Chula Vista Investors' (CVI) Proposed Mitigation Measures for
Final EIR - CVI Midbayfront Development Plan, December 16,
1990. (Design Requirements USFWS);
4. Letter to Brooks Harper, U.S. Fish & Wildlife Service, from
Merjan (CVI), dated January 15, 1991;
5. Letter to Brooks Harper, U.S. Fish & Wildlife Service, from
Chula Vista Investors, dated March 11, 1991;
6. Letter to Brooks Harper, U.S. Fish & Wildlife Service, from
Chula Vista Investors, dated March 22, 1991;
7. Letter to Brooks Harper, U.S. Fish & Wildlife Service, from
Chula Vista Investors, dated May 8, 1991;
8. Letter to Douglas D. Reid, City of Chula Vista, from Brooks
Harper, U.S. Fish & Wildlife Service, dated May 23, 1991;
III-4l
9. Letter to Diana Richardson, Reid, City of Chnla Vista, from
Brooks Harper, U.S. Fish & Wildlife Service, dated January 14,
1992; and;
10. Letter to Brooks Harper, U.S. Fish & Wildlife Service, from
Chula Vista Investors, dated February 6, 1992;
2. Environmental Management Obiectives/Policies
Objective EM. I
Policy EM.1.A
Policy EM.1.B
Policy EM.1.C
Provide jqr the long-term protection and enhancement of the critical
natural habitat areas by cooperating in a multi-jurisdictional planning
and implementation program with adequate safeguards and
guarantees.
Coordination with the San Diego Unified Port District in the
development of plans and programs for areas adjacent to the
Chula Vista Bayfront shall he maintained to assure that environ-
mental management objectives in the Bayfront Land Use Plan
can he successfully implemented.
Coordination with the U.S. Fish and Wildlife Service (USF&WS)
shall be maintained for the development of plans and programs
adjacent to the Sweetwater Marsh National Wildlife Refuge.
Habitat Restoration and Mana!!ement Plan. To ensure an
orderly and efficient implementation of the various restoration
and enhancement features and actions specified for the Midbay-
front, a comprehensive Habitat Restoration and Management
Plan shall he prepared and approved prior to initiation of
development within the Midbayfront. Said Plan shall be the
subject of a future Local Coastal Program amendment, which
shall be certified by the Commission prior to the issuance of any
coastal development pennits for the proposed Midbayfront
development.
The Habitat Restoration and Management Plan shall address in
detail the following considerations associated with implementing
the specified restoration and enhancement work as well as the
long tenn management of the areas restored or enhanced:
a. Engineering design, grading plan, and cost analysis.
b. Vegetation design, including specifications for planting
program, source of plants, etc.
c. Implementation schedule and phasing.
III -4 2
Policy EM.1.D
d. Management program.
e. Monitoring program.
f. Maintenance program.
g. Funding arrangements: implementation, monitoring, and
maintenance.
h.. Contractual agreements.
~ .
i. Ownership transfer where appropriate.
Preparation ofthis plan will involve participation by the develop-
er, the City, the California Coastal Commission, the USF&WS,
and other resource management agencies.
Biolol!ical Resources Manal!ement Plan. Additional protection
of the biological resources in the Wildlife Refuge shall be
provided by the preparation and implementation of a compre-
hensive Biological Resources Management Plan for the Midbay-
front development. Said Plan shall be the subject of a future
Local Coastal Program amendment, which shall be certified by
the Commission prior to the issuance of any coastal development
permits for the proposed Midbayfront development. The plan
will address the following matters:
a. Architectural Design Requirements
b. Project Lighting Design Requirements
c. Landscape Design and Management
d. Predator Management
e. Human Activities Management
f. Mudflat and Wetland Monitoring
g. Water Quality/Runoff/Drainage Management
h. Construction Monitoring and Management
i. CC&R's/Ordinances/Applicable Policies
j. CEQA Mitigation Monitoring Requirement
1II-43
, .
Policy EM.1.E
Policy EM.1.F
Policy EM.1.G
Preparation of this plan will involve participation by the
Developer, the City, USF&WS, the California Coastal
Commission and other resource management agencies as
appropriate.
The management provisions of the Land Use Plan are indicated
graphically on the Environmental Management Map, Exhibit 9,
page ID-_. They provide for specific protection and enhance-
ment measures for the wetland and upland resources with
specific~ <!esign provisions for the critical wetland buffer condi-
tions illustrated in a series of sections.
The various mitigation features and actions specified for the
Midbayfront shall be incorporated in the development design in
order to reduce the adverse impacts of development on the
adjacent natural resources. Generally, the specified features and
actions focus on the interface areas between the Midbayfront
Subarea and the adjoining National Wildlife Refuge. These
features and actions are sUIllIllarized in Table 3-4 (page III-~.
Midbavfront NorthlNorthwest Interface Area. The following
design elements shall be employed in this interface area in order
to protect the resources in the adjoining portions of the wildlife
refuge.
Primary Buffer Zone elements:
pages III-_ and III- )
(Refer to Exhibits 10 & 11,
Width: 100 feet (minimum)
Form: Variable height berm to prevent visual disturbance of
wildlife in refuge.
Vegetation: Maximum use of coastal sage scrub
Drainage: A way from wildlife refuge
Access Control: Chain link fence screened by vegetation
Lighting: Directed away from refuge
Controls on: Pets, children, picnic & food service areas, trash
and garbage, etc.
1I1-44
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Policy EM.1.H
Policy EM.I.I
Midbavfront South Interface Area. Because of pre-existing
physical constraints at and adjoining the "F-G" Street Marsh
area, a different mitigation approach shall be employed for the
South Interface Area. Specifically, along the north and west
margins of the "F-G" Street marsh area, the road areas of "F"
Street (Lagoon Drive) and Marina Parkway, together with dense
vegetational screening, shall serve as the buffer area.
Vegetational screening of "F-G" Street marsh from Lagoon Drive
~n,d Marina Parkway will employ native plants including coastal
sage scrub and maritime succulents. Chain-link fence will be
incorporated in and largely concealed by the vegetational
screening. Vegetation shall be sufficiently dense to prevent direct
illumination of the marsh by headlights of passing vehicles.
To control quality of storm water and other fresh water runoff
entering the "F-G" Street Marsh, the developer shall construct
and maintain a desilting basin on the north side of "F" Street.
Control structures will include a low flow stage, three-chamber
trap for oil, grease, and particulates.
Because the USF&WS anticipates use of the "F-G" Street Marsh
for expanding the potential nesting habitat for the endangered
Light Footed Clapper Rail, there will be no public access and
only one or two pedestrian overlook areas for this unit of the
National Wildlife Refuge.
Midbavfront West Interface Area. Along the Bay shoreline
between the "E" Street Marsh and the western extension of the
"F-G" Street Marsh, an upland are about 100 feet wide by
approximately 1,400 feet long (totalling approximately 3 acres)
will he excavated and planted to create a corridor of salt marsh
habitat immediately landward of the present shoreline. This
marsh corridor will he protected from wave erosion by a rip-rap
barrier and will facilitate movement of sensitive bird species
(e.g., Clapper Rail) between the two marsh areas.
Landward of this marsh corridor, the interface area shall have
an elevated walk with screened viewpoints to provide views of
the Bay and mudflats. The area farther landward will consist of
passive use public parks that will enhance public access to the
Bay margins.
To protect the mudflats and eel grass, storm drain outfalls to the
Bay will have flow energy dissipators and three-chamber type
traps for oil, grease, and particulates. In addition, irrigation
and other water sources in the development area shall be
III -4 7
Policy EM.1.J
managed to achieve minimal to zero freshwater outflows to the
Bay during the dry season.
A monitoring program shall be implemented to ensure that Bay
mudflats and eel grass are not adversely effected by storm drain
outflow.
To protect the biologically-rich mudflat and eelgrass meadows in
the areas of the Bay bordering on the National Wildlife Refuge,
no recre.~ional boating facilities are permitted in this part of the
Bay without specific approval of the USF&WS and the Army
Corps of Engineers, and the California Coastal COIllIllission.
Midbavfront Habitat Restoration and Enhancement Features.
The following actions involve habitat restoration and
enhancement which shall be incorporated in the development
design in order to provide mitigation for development impacts by
improving the quality and biological values of wetlands and
uplands generally within the Wildlife Refuge (Refer to Anal
E.I.R. Midbayfront Local Coastal Program Resubmittal).
Restoration bv Unland Conversion to Wetlands. At the "F-G"
Street site, upland conversion to wetland shall be provided at
three locations (see Exhibit 10, "F-G" Street Marsh Conceptual
Restoration and Enhancement Plan, page Ill--> as follows:
i) Upland conversion to provide 3.5 acres of year-round
freshwater marsh along the east and northeast margins of the
site. This freshwater marsh replaces the rougWy 3.0 acres of
degraded seasonal wetland that will be removed for construction
of the desiltation basin.
ii) Upland conversion to provide at least 2.3 acres of salt marsh,
primarily along the west and north-central margins of the
existing salt marsh, thns expanding the "F-G" Street salt marsh.
iii) Upland conversion to provide 2.0 acres of salt marsh
immediately west of Marina Parkway, thns extending the "F-G"
Street salt marsh to connect directly with San Diego Bay.
In addition, at the "D" Street Fill, approximately 15 acres of new
salt marsh will be constructed by removal of fIll, and at
Gunpowder Point, about 2 acres of freshwater marsh will be
constructed by excavation of upland.
III -48
Enhancement of Existin!! Habitat. At thc "F-G" Street site,
existing habitat shall be enhanced at threc locations as follows:
i) Upgrade 0.5 acres of dcgraded high marsh along the east
margin of the "F-G" Street salt marsh (see Exhibit 10, page 111-
J.
H) Upgrade 0.5 acres of degraded coastal sage scrub bordering
the south margin of the "F-G" Street Marsh.
~ .
~ .
Hi) Provide new coastal sage habitat (or upgrade existing
severely degraded coastal sage scrub habitat) totaling at 2.0 acres
along selected upland margin of the "F-G" Street site and the
extension west of Marina Parkway as shown in Exhibit 10, page
ill-_.
Enhancement of Water Oualitv. In order to enhance the quality
of wetland habitat at the "F-G" Street site, the supply of water
to the site shall be enhanced by the following:
i) Improve quality of upland storm water runoff by construction
and operation of a desilting basin of approximately 9.5 acre feet
capacity, located on north side of Lagoon Drive.
ii) Improve access of tidal waters to the "F-G" Street salt marsh
by increasing the number and size of culverts under the
adjoining roadway (i.e., Marina Parkway).
Other Enhancement Features/Actions. Other enhancement
features and actions that shall be provided at or adjoining the
"F-G" Street site are:
i) Enhancement of habitat quality and wildlife value by provid-
ing perimeter fencing to control human access and screening the
marsh from street-level view (except at selected pedestrian view-
points) by massed plantings of coastal sage scrub in association
with the perimeter fencing.
ii) Facilitating movement of Clapper Rails and other marsh
fauna by construction of a passage under Marina Parkway.
Additionally, the 100-foot wide Primary Zone along the northern
and northwestern interface with the Wildlife Refuge (i.e., "E"
Street, Vener and Sweetwater marshes), will constitute a major
enhancement feature. This buffer will have a length greater
than 3500 feet and will provide approximately 8.5 acres of new
coastal sage scrub/succulent scrub habitat.
III-49
Policy EM.1.K
Policy EM.1.L
Policy EM.1.M
Policy EM.1.N
Phasill!! of Environmental Miti!!ation Measures/Improvements
for the Midbavfront Subarea. The preparation of management
plans and the implementation of mitigation measures/-
improvements shall be required prior to the issuance of the first
building permit in any area designated on the Land Use Plan,
Exhibit 2, page _, as CRD, RH, or PR in the Midbayfront
Subarea, as follows:
i) Except for the restoration and enhancement features specified
above f~r the "D" Street fill and Gunpowder Point, all
restoration and enhancement features called out in Policy
EM.1.J. are required.
ii) A funding agreement between the developer and the U.S. Fish
& Wildlife Service in required for the "D" Street fill (15 acre salt
marsh) and the Gunpowder Point (2 acre freshwater marsh),
which are located within the Sweetwater Marsh National Wildlife
Refuge. The implementation of these enhancement features shall
be the responsibility of the U.S. Fish & Wildlife Service.
Environmental Manal!ement of Undelineated Resources.
Sensitive habitats exist in areas not delineated, including but not
limited to the Faivre Street Subarea, the Inland Parcel Subarea,
and the "J" Street Marsh. It is required that all environmental
resources are analyzed by an environmental professional, and
that an Environmental Management Plan is adopted to protect
any sensitive habitats discovered, prior to the commencement of
any additional development.
Additional Dikinl!. Dredl!inl! or Fillinl! of Wetland Areas.
Diking, dredging or filling of wetland areas consistent with the
provisions of this environmental management plan shall be
limited to the specific projects incorporated into this plan for the
creation of new or enhanced wetlands areas. Mitigation for all
disturbance of wetland areas shall be provided at the ration of
4:1 of new wetland areas created to areas disturbed. No other
diking, dredging or filling of wetlands or other wet
environmentally sensitive habitat areas shall be permitted
without prior Coastal CoIllIllission approval through the Local
Coastal Program amendment process.
Prior to the issuance of any coastal development permits for the
proposed Midbayfront development, a funding mechanism for
the maintenance, improvement and continued operation of the
Nature Interpretive Center incorporating a benefit assessment
district or other long-term method of funding shall be imple-
mented.
III-50
TABLE 3-4
SUMMARY OF RESTORATION/ENHANCEMENT FEATURES
AND ACTIONS FOR MIDBAYFRONT AREA
Habitat Restoration (New)
ADDroximate Area
(Acres)
Wetland
1)
2)
3)
4)
5)
6)
Freshwater Marsh
Salt Mars11" '(expansion)
Salt Marsh (extension)
Salt Marsh at liD" Street Fill
Fresh Water Marsh on Gunpowder Point
Salt Marsh at Bay Margin
3.5
2.3
2.0
15.0
2.0
3.0
Upland
7)
Coastal Sage Scrub
a) Perimeter screening
b) Berm
2.0
Habitat Enhancement (UPGrade)
Wetland
8)
Salt Marsh (high)
0.5
Upland
9)
Coastal Sage Scrub
0.5
Water Oualitv Enhancement
10) Desilting Basin
11) Improved Tidal Flushing -
(3 @ 48 inch diameter culverts)
Other Enhancement
12) Access Control
13) Visual Screening
14) Bridge structure to provide underpass for Fauna
15) New Coastal sage scrub/succulent scrub habitat
in primary buffer zone. 8.5
NOTE: For location and supplemental information regarding "F-G" Street Marsh restoration, see Exhibit
10, page 111-___.
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III-51
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" ,
IV. SUBAREA DEVELOPMENT OBJECTIVES AND POLICIES
In addition to the areawide objectives and plan provisions, the Land Use Plan provides site
specific development and design provisions which are unique to each of the eight individual
subareas within the Local Coastal Zone.
A. Subarea 1 - Midbayfront
In this section, objectives and policies are arranged under the same five issue categories: Land
Use and Intensity, CirculatiQ!l:and Public Access, Physical Form and Appearance, Utilities and
Areawide Grading, and Environmental Management, discussed in the Areawide Chapter of the
Land Use Plan. To further focus on the unique requirements of various portions of the Subarea,
four sectors or development areas are identified:
- Resort Core
- Residential Village/Park Sector
- Park Sector
- City/Highway Sector
These sectors are logical subareas of Subarea 1 and have as boundaries the major plan streets.
The Resort Core is bounded by SDG&E ROW on the east, "F" Street (Lagoon Drive) on the
south, and Marina Parkway on the west and north. The Residential Village/Park Sector is north
of Marina Parkway, between Gunpowder Point Drive and the SDG&E ROW, while the Park
Sector is located south of Gunpowder Point Drive and west of Marina Parkway. The
City/Highway Sector is located north of Marina Parkway, east of the SDG&E ROWand
adjacent to 1-5.
I. Special Subarea Conditions
The Midbayfront includes approximately 116 acres which is the largest vacant parcel in the
Bayfront available for new development. A major mixed-use, visitor oriented development
is programmed for the site. Completion of this project will balance the current industrial
focus of bayfront development. As the single largest new development area, the goals of
improving the aesthetics of the Bayfront and creating an identifiable, attractive image for
the coastal area and the City must be achieved through the Midbayfront project. Due to its
important role and the unique character of development to be constructed, a comprehensive
set of policies and implementation measures are required for the Midbayfront Subarea.
2. Land Use/lntensitv Obiectives/Policies
Objective SI.A
Provide a well planned and designed, amenitized, mixed-use, visitor
oriented development within the Midbayfront which is consistent
with the Conceptual Development Plan approved by the City.
Policy S1.A.l
The Conceptual Development Plan for the Midbayfront depicts
general land uses in the pattern indicated on the Land Use Plan
Map, Exhibit 3, page . In addition, it indicates a large
IV-l
Policy S1.A.2
public lagoon of approximately 7-10 acres associated with the
resort core and adjacent public use areas and a smaller private
lagoon of about 3 acres associated with residential development.
Three hotels, major commercial recreation facilities, retail and
residential uses are also located within the Resort Core. A large
area of public parks and open space, including buffers adjacent
to the wildlife refuge are indicated along the northern and
western perimeter. Residential uses, support commercial, and
an inn are depicted in the Residential ViIlage/Park Sector.
DeveloP.PJ.ent within the Midbayfront shall be governed by a
"master plan" which is consistent with the Conceptual Develop-
ment Plan and must be approved prior to any development
within the Midbayfront. Although a certain amount of flexibility
is required as more detailed design occurs, consistency shall
require provision of the land uses indicated in the general
proportions allocated, in the general locations indicated, and
compliance with the development intensity policies for the
Subarea and the Bayfront Specific Plan.
The following shall be the allocation of maximum permitted land
uses/major development intensity for the Midbayfront Subarea:
MIDBA YFRONT PROGRAM
Residential
Visitor Commercial
ProCessional1
Administrative
Cultural Arts Facility
Parks and Recreation
Water
Open Space
1,355,000 sC
1,906,000 sC
60,000 sC
75,000 sC
approximately 34 acres
approximately 8 acres
approximately 22 acres
The Collowing is the proposed allocation oC permitted land uses
among the five sectors, (the maximums and minimums Cor the
Central Resort District and defined in Table 3-2A, page III-~.
Central Resort District
ProCessional &
Administrative
Visitor (retail)
Visitor (non-retail)
Visitor (recreation)
Residential (300 du)
1.968.000 sC
60,000 sC
150,000 sC
1,360 rooms/l,146,000 sC
206,000 sC
406,000 sC
Residential Villa!!el
Park Sector
Visitor (non-retail)
Residential (700 du)
1,153.000 sC
250 rooms/204,000 sC
949,000 sC
IV-2
Policy S1.A.2
Policy SI.A.3
Policy S1.A.4
Policy S1.A.5
Objective S1.B
Policy S1.B.l
" .
Park Sector
Cultural Arts Facility
75.000 sf
up to 2,000 '0315/75,000 sf
Citv/Hie:hwav Parcel
Visitor (non-retail)
200.000 sf
250 rooms/200,000 sf
Additional building area is permitted within the sectors including public park uses for
.-estrooms, small maintenance or storage buildings, etc.
, .
, .
The Midbayfront shall be a mixed-use project which combines
into one development the facets of numerous activities so that the
whole will be more active, more economically viable, be a more
desirable place to be, and ultimately use less energy than if these
activities were separate and discrete.
Active uses such as retail, cOIllIllercial recreation, and entertain-
ment shall be located away from the edges of the Subarea and
focused toward the interior around the large water feature.
Only roadways, residential and minor support cOIllIllercial uses,
park and cultural arts uses shall be located along the edge of
development near wetlands.
The Implementation Plan for the Midbayfront Subarea shall
require buffer uses, including public parks, along the subarea
perimeter which is adjacent to wetlands and the Bay. Where
there are no buffer parks (e.g., "F-G" Street Marsh), standards
to assure a buffer/separation shall be established cousistent with
the approved 404 permit (Army Corps Permit No. 88-267-RH).
In the Central Resort District, where uses shall be integrated
vertically as well as horizontally, specific locatious for specific
uses shall not be required. The implementation Plan shall
provide for appropriate three-dimeusional integration of
permitted uses in this area.
Allow limited high-rise development in areas which will have
minimal impacts to the National Wildlife Refuge and which is
consistent with the Conceptual Development Plan.
The permitted building height zones shall be defined with respect
to the wetlands west of the SDG&E ROW. Each zone shall
reflect increasing seusitivity approaching the wetlands. The
zones shall be defmed as follows:
Primary Zone - within 100 feet of USF&WS property line:
Limited public access (paths and overlooks only, no structures)
IV-3
. "
Park Land/Open Space Zone - next 100 feet landward from
Primary Zone: public access and limited structures permitted
(e.g., park pavilions, pedestrian and bicycle paths); landscaping
and structures over 6 feet (inclnding signs, light standards, etc.)
must be screened from view of the wetland to the satisfaction of
USF&WS and California Department of Fish and Game; bu-
ilding height limit 30 feet.
Limited Development Zone "A" - next 100 feet landward from
Parkla~{Open Space Zone: building height limit 3S feet, except
the Cultural Arts Facility site where structures to 100 feet in
height are permitted as indicated in the Building Heights Map,
Exhibit 4, page
Limited Development Zone "B" - next 100 feet landward from
Limited Development Zone "A": building height limit 44 feet,
except that portion of the Central Core Sector which may be
within 300 feet of the USF & WS boundary where the height limit
shall be 7S feet and a single high-rise hotel site (up to 229 feet)
as indicated in the Building Heights Map, Exhibit 4, page _
Development Zone - Property more than 400 feet from the
National Wildlife Refuge property line shall be subject to the
heights limits depicted on the Building Heights Map, Exhibit 4,
page
Policy S1.B.2
Notwithstanding the policy above, the horizontal zones for the
"F-G" Street Marsh shall be controlled by the provisions of the
approved 404 Permit (Army Corps Permit No. 88-267-RH).
3, Circulation/Public Access Obiectives/Policies
Objective SloC
Provide adequate public circulation and access routes commensurate
with the publicly oriented uses within the Midbayfront, including
both vehicular routes and parking, and non-vehicular access,
Policy S1.C.I
The following public streets shall be required for the
development planned within the Midbayfront:
Marina Parkwav shall be a dedicated 4-lane Major Street for
most of its length within the Midbayfront (6-lane major between
Bay Boulevard and fIrst intersection west). The width of Marina
Parkway shown on Exhibit 11, page in the
vicinity of F & G Street Marsh shall not be widened beyond that
indicated therein.
lV-4
Policy S1.C.2
Policy S1.C.3
" ,
"Fit Street (Lagoon Drive) shall be provided between Bay Boule-
vard and Marina Parkway as a 4-lane Collector.
Gunpowder Point Drive shall be maintained between the Nature
Interpretive Center and Marina Parkway.
Access to the Citv/Hij!hwav Sector parcel shall be addressed in
the Midbayfront "master plan" process, as long as it is under
separate ownership,
"'.
, .
The following types of pedestrian/bicycle paths shall be required
for the development planned within the Midbayfront:
TVDe I - Bicycle and pedestrian paths that traverse the buffering
parks and one within the SDG&E easement: minimum 8 foot
bikeway with adjacent 6 foot pedestrian way (may be combined
in a single 14 foot path).
TVDe 2 - Bicycle and pedestrian paths along major vehicular
ways: minimum 5I1z foot sidewalk contiguous to curb and 8 foot
bikelane in street.
TVDe 3 - Pedestrian walkways that connect through privately
developed areas: minimum 25 foot promenade (building on one
side with lagoon or open space on the other) or 30 foot walkway
(buildings on both sides).
Pedestrian and bicycle routes shall be provided in the following
locations:
Alon!! Dark/oDen SDace buffer perimeter with Type 1 path
(including overlooks and interpretive signage) adjacent to
National Wildlife Refuge.
Within SDG&E ROW with Type 1 path extending from "F"
Street (Lagoon Drive) north to connect to perimeter path along
northern subarea boundary.
"E" Street Trollev Station to Marina Parkwav with Type 2 path
along south side of "E" Street and bridge over 1-5.
Alon!! Marina Parkwav with Type 2 on both sides of the street.
IV-5
Objective Sl.D
Policy Sl.D.I
Policy Sl.D.2
Policy D.3
Policy D.4
Atom.! "F" Street from east of 1-5 with Type 2 path along the
north side of the bridge over 1-5 to SDG&E ROW.
Aton!! "F" Street (Lagoon Drive) with Type 2 paths on both sides
of the street from SDG&E ROW to Marina Parkway,
Alon!! Derimeter of la!!oon in Resort Core with Type 3 path, also
connecting to entryway at SDG&E ROW/"F"Street (Lagoon
Drive) and private lagoon in Residential Village/Park Sector.
These p'~lhs shall be integrated into the architecture/urban
design of adjacent development and shall accommodate a variety
of pedestrian activities -- shopping, strolling, people-watching,
outdoor dining, entertainment, special events, etc. Street vendor
or outdoor retail/display areas are encouraged adjacent to the
pedestrian path.
Vehicle parking areas within Subarea 1 should be obscured to achieve
a pedestrian-oriented, village-scale atmosphere and open space area.
Subterranean parking shall be the preferred parking technique and
shall be required for the majority of parking within the Resort Core
and Residential Village/Park Sector. A minimum of 75 percent of
the required parking for the Central Resort District and Residential
uses shall be provided in subterranean or concealed parking
structures. Some surface and structured, above-grade parking is
also allowed.
Subterranean parking shall be located at or below existing grade.
Structures at grade shall be screened or partially screened by earth
bermed-up against the structure, Maximum slope for the berm
shall be 2: 1 or less, if required by City streetscape standards. To
the extent that all or a portion of the structure is below the new
rmish grade, that portiou of the structure shall be considered
"subterranean It.
Any portion of a parking structure four feet or more above fInish
grade, shall be considered a building for setback purposes. Such
structures shall be given special architecturallIandscaping treatment
to reduce visual impacts. Above-grade parking shall be constructed
of permanent materials (demountable steel structures are not
allowed).
Shared parking shall be encouraged in the Midbayfront, as
provided in Areawide Policy PK.3.A.
IV-6
4, Phvsical Form and ADDearance Obiectives/Polices
Objective S 1. E
Policy Sl.E.I
Policy Sl.E.2
Policy Sl.E.3
Policy Sl.E.4
Policy Sl.E.5
Policy Sl.E.6
Encourage high quality and well integrated mixed -use development with
a harmonious relationship between sensitive wetlands and the built
environment. The factors which are important to achieve this objective
are:
- Landscape Character
- Bayfront Gateways
- ~brchitectural Edges
- ~ Views
- Building Placement Built From Relationships
- Architectural Character
Landscaping shall be used to screen those elements of the existing
built environment which detract from the intended new image of the
Midbayfront as a destination resort. A Comprehensive
Landscaping Plan shall be required as a component of the "master
plan" for development of the Midbayfront.
The SDG&E ROW shall be fully landscaped in a manner consistent
with its use as a trail corridor and parking area.
Informal groves oftrees shall be planted within the public parks to
provide shade and definition and identifIcation for these parks,
subject to view considerations and impacts to the wildlife refuge.
Marina Parkway shall be identified with formal street planting
(regular, evenly spaced trees).
Landscaping shall provide visual connections which relate the
surrounding environment to the Midbayfront development. At the
development perimeter, landscaping shall provide screening and
natural open space areas with a combination of man-made and
natural barriers to control access into sensitive wetland areas. The
transition ofIandscape from the perimeter areas into the core of the
project shall involve several landscape "zones" comprised of
different plant communities. These plant communities shall consist
of species selected according to irrigation and maintenance
requirements, color, form and texture, to create coltlpatible themes.
These themes shall focus on the transition from the native wetlands
environment to the formal character of streetscapes and urban
plazas.
The following shall be the defInition of the plant communities by
"zone", moving from development to the National Wildlife Refuge:
IV-?
. ' ~
Objective S 1. F
Policy Sl.F.1
Policy Sl.F.2
"Active Area" Zone - The landscape character found within the
project core shall focus on the higher density and activities afforded
by the proposed architectural theme. Many of the landscape areas
shall consist of the plantings in containers or terraced planters.
Limited use of turfgrass shall be permitted as accents to the
building forms and to create informal seating areas. Plant material
shall have a more ornamental character and may have higher
maintenance requirements due to its proximity to high levels of
pedestrian traffic.
~ .
"Park Land/ODen SDace" Zone - The landscape character found
within the parkland zone shall establish the fIrst transition area
from the project core to the marsh area. Planting design shall focus
on lower profIle massing of selected species to develop a broader
sense of scale in relation to the wetlands. Plant material found in
this area shall be selected for its indigenous characteristics for
compatibility to the marsh environment. Carefnl attention shall be
made to the maintenance requirements for plant species such as
water use, fertilizer, and growth characteristics. These
considerations shall provide a framework for long range mainte-
nance requirements which limit adverse impacts to the more
sensitive marsbland environment.
"Primary Buffer Zone" - The Primary Buffer Zone will consist of
a 100-foot wide buffer area contiguous with the Wildlife Refuge
boundary in the area of the "E" Street marsh, the V ener Marsh and
the Sweetwater Marsh as shown in Exhibit 9, Environmental
Management, page . The Primary Zone will contain a
berm and a chain-link fence with underground apron, and will be
vegetated with Coastal Sage Scrub/Succnlent Scrub. Height of the
berm and location ofthe berm and fence within the Zone will vary.
With an overall length greater than 3800 feet, the Primary Zone
will provide approximately 8 acres of new scrub habitat.
Provide clearly identifiable gateways to the Midbayfront at:
- Bay Boulevard/"E" Street
Bay Boulevardl"F" Street
- Marina ParkwayI"F-G" Street Marsh
The Bay Bonlevard and "E" Street entry shall be the primary entry
into the Midbayfront. This gateway shall provide a memorable
image of the project. Landscape framing and architectural
elements flanking the entry must reflect the importance of this en-
trance.
The gateway at Bay Bonlevard and "F" Street shall be the major
entrance into the project from areas east of 1-5. This entry shall
lV-8
Policy Sl.F.3
Objective Sl.G
Policy Sl.G.I
Policy Sl.G.2
Objective S1.H
Policy SI.H.I
Policy S1.H.2
Policy Sl.H.3
Objective S 1.1
'. .
emphasize the view down "F" Street to the bay as this shall be a
major access point to the parks along the bay and marshes.
The entry point from the south on Marina Parkway shall include
special enhanced landscaping and signage to emphasize the sense of
arrival at a high quality destination.
Use architectural edges to define views and reinforce element~ of the
land use plan.
, .
FIim architectural edges shall be used to emphasize various view
corridors along Marina Parkway and along the Resort Core lagoon
edge. Firm edges are identified by an abrupt and usually linear
change from building mass to open area. These edges will help to
defIne an urban environment.
Soft architectural edges shall be composed of smaller increments of
change from building mass to open area. Such edges emphasize a
transition instead of an abrupt change. Soft edges shall be utilized
where development meets pnblic parks and open space.
Preserve important existing views and create enhanced views with
development. The following view types have be identified:
- Panoramic Views - Typically views into the far distance (bay views),
Framed Views - Views between landscape elements, natural forms,
or architectural elements; usually characterized as view corridors,
- Axial Views - Views on axis sometimes with a focal element, usually
architectural and vertically oriented.
At the "E" Street gateway, a termination view to a vertical focal
point shall be established. Past the first major intersection, the
panoramic view of the bay shall be emphasized. This shall be
established between the start of Gunpowder Point Drive and the
development north of the lagoon.
A panoramic view of the bay shall be established from the Marina
Parkway bridge over the public lagoon to the west.
Panoramic views of the bay and the "F-G" Street Marsh shall be
established south of "F" Street (Lagoon Drive), A framed view to the
bay should be created at the "F" Street (Lagoon Drive) gateway to the
Midbayfront.
Locate buildings in a manner which enhances views and minimizes
impacts to adjacent wildlife habitat area,
IV-9
"
Policy Sl.I.I
Policy Sl.I.2
Policy Sl.I.3
Objective S I.J
Policy S l.J.I
Policy S l.J.2
In addition to the wetlands setback policy and building hcight policy
of this Land Use Plan, the Implementation Plan shall establish
building setbacks from public streets and lot boundarics to assure
appropriate building placement.
High-rise rcsidential towers shall be oriented with their long sides
paralleling the major view corridors from "E" Street/Marina
Parkway to the wetlands.
That portion of a residential building facing the wetlands shall have
:i totallerigth of no more than 150 feet without a separation of at
least the same distance as the building width. The plane of a
building line facing the wetlands must break (minimum 5 foot
offset) at least every 50 feet.
Have a unifying, high quality architectural character and design to the
buildings constructed within the Midbayfront.
The following basic guidelines shall be followed in the design of
buildings and structures within the Midbayfront:
Colors - Coloration of the Midbayfront shall be perceived as a
single thematic impression made up of subtle variations of light
pastel tones of off-whites, creams, rose, peach as well as "earth"
tones. Bright accent colors shall be reserved for trim and limited
surface areas.
Materials - Reflective materials shall not be used. The use of reflec-
tive glass is prohibited. Sheet metal fmish surfaces shall be discour-
aged. The use of stucco, wood, and concrete shall be encouraged.
Window ODenin!!S - Window opeuings or patterns, especially in the
mid-rise and high-rise buildings, shall avoid monotonous patterning.
Smaller units of glazing and openings shall be favored over larger,
single-paned openings. Window treatments (such as balconies,
window boxes, and railing types) shall conform to the design
requirements established in cooperation with the USF&WS.
Roofs - Flat roofs without varied parapets are discouraged.
Variation in roof forms and parapet treatment shall be encouraged.
To discourage avian predators, roof designs shall incorporate
anti-perching elements as stipulated in the design requirements
developed in cooperation with the uSF & WS and to be incorporated
in the Biological Resources Management Plan.
The following basic guidelines shall be followed in regard to
streetscape and pedestrian features:
IV-I0
~ '. .
Architectural and street furuiture detailing shall contribute to the
ambience of the Midbayfront. This is most effective at the
pedestrian level where such details can readily be seen. Detailing
options include:
- floor paving patterns
- monuments
- fountains
- bollards
- railings
- ~~~ndow shape and window pane mullions
- door treatments
- light standards and lighting rIXtures in general
- public outdoor seating
- trash/ash receptacles
- textile amenities - banners, awnings, umbreUas
- community sign boards
- planting urns and areas
- niches in walls and wall decorations in general
All the above-cited elements shall be chosen and placed in a
coherent manner to "compose" an overall theme or character
reflecting the goal of a vibrant, destination resort which is open to
the public.
5, Utilities and Gradin(! Obiectives/Policies
Objective S l.K
Policy S1.K.I
Policy S1.K.2
Policy S1.K.3
Grading design should achieve: 1) all habitable spaces are situated
above the l00-year flood level; 2) most parking spaces are hidden from
view; 3) adequate slope exists for surface drainage; and, 4) the project
balance with on-site grading,
The Midbayfront project design shall locate most fIrst level parking
slabs on or near existing grades. Earth shall be gradedlbermed at
the structure perimeter to reach the fIrst habitable level. This will
ensure that: I) all activity levels (vs. parking levels) are above the
IOO-year flood line; 2) the major circulation arteries coincide with
these activity levels; 3) most parking is hidden; and, 4) the soil
excavated from the lagoon areas is used on-site to establish the new
rmish grade.
No new development which requires excavations to a ground level
that wonld require permanent de-watering shall be permitted.
No import or export of soil which would have significant environ-
mental impacts is permitted to balance grading quantities, without
environmental aualysis and a mitigation program.
IV-ll
... '.
Policy SI.K.4
Cut and fIll activity shall bc consistent with the Anny Corps of
Engineers Permit No. 88-267-RH.
6, Environmental Mana!!ement Obiectives/Policies
Objective SI.L
Policy Sl.L.1
Policy SI.L.2
Protect and preserve the sensitive wildlife resources within the National
Wildlife Refuge while allowing development of public and private uses
on the adjacent Midbayfront property.
Activity -along most sensitive areas adjoining wetlands shall be
restrictell ]ler land use designations. Intense development shall be
setback from sensitive edges and clustered toward the central
portion of the site.
The siting and orientation of major high-rise buildings shall respect
environmental issues. Such buildings shall be set back from the
marsh to preclude their shadows from falling on the sensitive
wetlands. In addition, they shall have non-reflective surface
materials and be of muted colors.
B. Subarea 2 - Industrial Area
1. Special Subarea Conditions
The primary use in this subarea is the Rohr, Inc. industrial and manufacturing facility.
This was an existing use at the time the Chula Vista Bayfront LCP was first adopted.
When the facilities were constructed, landscaping and building aesthetics were not an issue
of concern. This use is anticipated to remain and limited expansion is permitted under the
provisions of the Land Use Plan. However, landscaping and other aesthetic improvements
for the existing, as well as new development, is desirable.
2. Subarea Objectives/Policies
Objective S2.A
Policy S2.A.1
Provide aesthetic improvements to existing and new industrial
development.
New development within this subarea shan be accompanied by
a landscape master plan and implementation schedule. The
City may require the landscape plans to extend beyond the
boundaries of the new development where appropriate to upgrade
existing areas.
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C. Subarea 3 - Southern Parcel
1. Special Subarea Conditions
The southern parcel is located south of "L" Street and west of 1-5. This area is within the
Coastal Zone but is not covered by the Bayfront Plan. The entire area contains
approximately 90 acres. The majority of this area (65 acres) is part of the SDG&E
generating plant. In addition, there is a small area (4 acres) which is used as part of the
salt works, and an area (21 acres) which is developed with light industrial uses.
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According to an existing agreement among the State, National City, and the salt marsh
operator, the salt works will be incorporated into a State wildlife preserve over a twenty
year period. The remaining area is designated for industrial use on the General Plan and
is zoned I (Industrial), consistent with its use.
It is anticipated that the SDG&E facility will remain in operation on a permanent basis,
while the salt works will continue into the foreseeable future. The industrial land is located
between Bay Boulevard and 1-5 and does not have any direct Bay frontage.
2. Subarea Obiectives/Policies
Objective S3.A
Provide for maintenance of appropriate existing development and
long term conversion of potential habitat areas to protected open
space.
Policy S3.A.1
Preclude any visitor-serving facilities here because of the
proximity of the freeway and the generating plant. In addition,
no uses shall be located on this property which would economi-
cally compete with the Bayfront.
D. Subarea 4 - Inland Parcel
1. Special Subarea Conditions
The inland parcel is located north of "C" Street and west of Broadway. This area contains
approximately 80 acres. A major portion of this area has been used for SR-54 and the
Sweetwater River Channel.
The property is designated for research and limited industrial uses in the General Plan and
is zoned F- I (Flooding) and I-L (Light Industrial).
This area is not coastal-related, however, changes in the existing designations are planned.
It is anticipated that the property will be developed, as an interim use, with a commercial
recreational complex that will include a golf driving range, batting cages, and accessory
uses such as a club house, pro shop, and delicatessen.
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2. Subarea Obiectives/Policies
Objective S5.A
Policy S5.A.1
Allow, as a conditional use, commercial "group assembly" develop-
ment and accessory uses with assurance that improvements are
adequately protected from flood hazards.
All development proposals shall demonstrate that proposed
improvements are located outside of the 100 year frequency
storm flood hazard zone.
E. Subarea 5 - Faivre Street
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I. Special Subarea Conditions
This site is located south of the western end of Faivre Street, adjacent to the MTDB
Trolley tracks. The Otay River is its southern boundary. The site was annexed to Chula
Vista in December 1985 as a part of the Montgomery Annexation. It is approximately to
acres in size and is currently used for a truck terminal and open storage. These current
uses are unsightly and are especially visible from the trolley tracks which are elevated
along the western edge of the parcel.
The site was previously included in the County of San Diego's LCP. It was designated for
General Impact Industrial Use and zoned M-54 (FP), a manufacturing industrial zone with
flood way overlay. The project area is depicted in white (a part of the so-called
"whitelands") by the Montgomery Specific Plan (a community plan within the City's
General Plan). The City-wide General Plan land use map appears to designate the site as
Open Space.
2. Subarea Objectives/Policies
Objective S6.A
Policy S6.A.1
Policy S6.A.2
Policy S6.A.I
Improve the appearance of the current uses and establish a land use
designation and development regulations which are consistent with
the City's land use planning and regulatory structure.
The City shall endeavor to improve the screening and
landscaping of the site and shall require such improvements to
current City standards with any new use or development permit
approved for the site.
On an interim basis, the County zoning regulations in effect at
the time of annexation shall be utilized to regulate development.
All development proposals shall demonstrate that proposed
improvements are located outside of the 100 year frequency
storm flood hazard zone.
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F. Subarea 6 - Palomar/Bay Boulevard Reorganization
1. Special Subarea Conditions
The site is approximately 63 acres in size, generally located west of Bay Boulevard, north
of Palomar Street, and along the eastern shoreline of San Diego Bay. The City of Chula
Vista initiated a reorganization of the area on behalf of the property owners and the area
was annexed from the City of San Diego in early 1986.
The property is currently used for salt evaporation ponds (Western Salt Co.) and a site for
large steel tanks associa1~d with an adjacent power plant (SDG&E). Only a small portion
of the Western Salt Company property is "dry land." The dry area is located at the
southern end of the project site, adjacent to Bay Boulevard and the existing industrial park.
The area was designated Open Space on the City of San Diego's General Plan and was
zoned M-2 (Heavy Industrial) in San Diego's LCP. The current City of Chula Vista
General Plan designation for the site is "Research and Limited Industrial" while the site
was pre-zoned is "I-L-P. (Limited Industrial with Precise Plan) at tlle time of annexation.
The existing uses are consistent with these current designations. The General Plan Update
appears to designate the entire site Open Space.
2. Subarea Obiectives/Policies
Objective S7.A
Establish a land use plan and development regulations for this area
to integrate it into the City's land use planning and regulatory
structure in a manner which is consistent with its development
capability and environmental value.
Policy S7.A.1
Any development proposal within this subarea shall require a
comprehensive analysis of the entire subarea to determine the
appropriate long-term land use pattern and intensity for the
subarea.
Policy S7.A.2
On an interim basis, the City's I-L-P zoning designation shall be
utilized to regulate development.
G. Subarea 7 - Sweetwater Marsh National Wildlife Refuge
1. Special Subarea Conditions
This area is owned by the Federal Government and is operated by the U.S. Fish & Wildlife
Service as the Sweetwater Marsh National Wildlife Refuge. It contains virtually all of the
important wildlife habitat and wetlands within the Bayfront Planning Area. Government
ownership assures that any development within the subarea will be consistent with federal
environmental protection laws. The primary issue for adjacent development sites is
avoiding or minimizing impacts to the wildlife habitat.
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2. Subarea Obiectives/Policies
Objective S8.A
Policy S8.A.1
Maintain and enhance wildlife habitat within the National Wildlife
Refuge while allowing public enjoyment of coastal resources in a
manner consistent with habitat protection.
The environmental management policies established in this Land
Use Plan which protect and enhance the wetlands and habitat
areas shall be implemented to assure that any development
permitt~~ on adjacent parcels will be consistent with the needs
of the al:ljacent National Wildlife Refuge.
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