HomeMy WebLinkAboutOrd 1986-2168 ORDINANCE NO. 2168
AN ORDINANCE OF THE CITY OF CHULA VISTA AMENDING SECTIONS
19.85.01, 19.86.04, 19.86.07, 19.87.04, 19.87.08, 19.88.04,
19.88.05, 19.88.06, 19.88.59, 19.89.06, 19.89.09, 19.90.01,
19.90.03, 19.92.02, 19.92.04, 19.92.05 OF THE MUNICIPAL
CODE AMENDING THE CHULA VISTA BAYFRONT SPECIFIC PLAN
The City Council of the City of Chula Vista does ordainas
follows:
SECTION I: That Sections 19.85.01, 19.86.04, 19.86.07, 19.87.04,
19.87.08, 19.88.04, 19.88.05, 19.88.06, 19.88.59, 19.89.06, 19.89.09, 19.90.01,
t9,90.03, 19.92.02, 19.92.04, 19.92.05 of the Chula Vista Municipal Code be,
and the same are hereby amended to read as follows:
DEVELOPMENT
Section 19.85
The following provisions shall regulate the lot size, floor area, height,
coverage, setback, and useable open space, density, intensity, and physical
form of development within the Bayfront area.
Section 19.85.01 - Building Height
The maximum heights of buildings shall be controlled by Map 2, Building Height
Controls, and shall be measured in stories or feet, whichever is less:
Two-story maximum - 22 feet.
Four-story maximum - 44 feet.
Five-story maximum - 55 feet.
Eight-story maximum - 88 feet.
~elve-story conditional a maximum of 132 feet, provided that the
increase in height above 88 feet can be shown to produce a visually and
environmentally superior solution for a visually prominent and
resource-sensitive location, and which adheres to the following standards:
a. Linear slab or cruciform design shall be avoided in favor of a
stepped building form.
b. The building shall enclose a south facing public outdoor space.
An architectural focal point such as a tower, dome, or other vertical form
reaching a height of (up to) 70 feet shall be permitted in the office park
north of Marina Parkway. This vertical element will be a visual landmark
identifying the core area of the Midbayfront.
Section 19.85.02 - Residential Density
The minimum resioential density shall be 15 dwelling units per acre, and the
maximum residential density shall be 30 dwelling units per acre, provided,
however, that such measurements shall be taken in the aggregate for larger
parcels permitting the transfer of unused density on internal developed areas
to other portions of the site.
- 22 -
Section 19.86.02 - Bus and Jitney Service
Bus service may be provioed along Tidelands Avenue, E Street, F Street, and
Bay boulevard. Public or private jitney service should supplement this
service. This service shoule connect to the Bay Front (E Street) Trolley
St?tion and interconnect with the rest of the Chula Vista Transit Service.
Section 19.86.03 - Parking on Gunpowder Point
Up to 430 parking spaces may be directly located on Gunpowder Point, with 30
of these allocated to public or hanaicapped parking, to be consolidated into
an area hidden from view by landscaped berms with 5U% of the parking totally
concealed. Restaurant, conference and employee parking shall be located in
the Piidbayfront, off Gunpowaer Point.
Section 19.86.04 - On-Street Parking Prohibition
Streetsine parking will not be permitten along any major roadways identified
in t~e Circulation Plan, including Marina Parkway, Tidelands Avenue, D Street,
E Street, F Street, Lagoon Drive or Bay Boulevard.
Section 19.86.05 - On-Site Parking
Parking incluGed as part of a private development shall be located in areas
away from the shoreline and public open space corridors and, where feasible,
screened from view from major arterials by use of landscaped berms and tree
planting. Where possible, large-scale parking shall be avoided in favor of
smaller disaggregated parking areas separated by buildings or landscaping.
Section 19.86.06 - Landscaped Parking in the SDG&E Row
Where parking is incorporate~ into the SDG&E Row, the following bonus
provisions shall apply: The parking areas shall be landscaped with a
continuous perimeter planting of trees and ground covers. Tree planting will
be tightly spaced to provide a dense canopy at eye level. Tree species will
be limited to those that will not interfere with the overhead power lines and
shall be trimme~ as necessary to meet standards set by SDG&E.
Section 19.86.07 - Community Park Parking
Public parking areas shall be provided at each of the major community or
neighbor~ood parks adjacent to a major roaoway, as shown in the land use map.
ParKing areas will be incorporated into open space areas ~ close
~¢~l~l~Y to roadways and, where possible, shall be screened from view.
One parking space shall be provided for each lO,O00 square feet of accessible
open space.
- 24 -
UTILITIES
Section 19.87
Section 19.87.01 - Stormwater Management and Drainage
Grading and orainage concepts shall be incorporated into street plans to
utilize streets in the stormwater collection system. BuilOing pad grades and
generalized design grades for streets shall be designated to ensure protection
from concurrent storm ann high-tide events and to provide sufficient cover
over underground utilities.
Section 19.87.02 - ~otechnical Constraints
A detailed evaluation of liquefaction shall be routinely made for any major
engineering project. With the exception of Original Upland areas as shown in
Map 5, geotechnical studies shall be provided prior to any development.
Geotechnical studies m~ay be appropriate for certain upland areas and shall be
requireO where valiO data is not available.
Section 19.87.03 - Utility Service and Grading Objectives
Map 4, Utility System, shall control the location of sewered water systems.
The following objectives shall guide the design and implementation of utility
services and areawide grading:
1. Provid~ adequate sizing of utility lines to assure sufficent capacity for
the most intensive users.
2. Minimize the import of soil to that necessary for the protection of
developable areas from flooding during concurrent storms and high-tide
conditions.
3. Protect existing natural resources from undue impact during construction
phases.
4. Provide for an adequate on-site storm drainage system to preclude drainage
directly into wetland habitat without adequate filtering of sediments or
trapping of pollutants.
5. Provide appropriate slope graoients in critical locations to ensure proper
drainage.
Section 19.87.04 - Water Service
The ~2 14-inch waterline in G Street connecting the lines in Bay Boulevard
and I~['~//A~ Narina Parkway is necessary to maintain a looped
system during development of the Project. An easement for pipeline operation
shall be maintained even though the area might be fenceO for security reasons
by Rohr Industries.
- 26 -
Section 19.87.08 - SDG&E Row
~1/%/d I ~V~ / Id~ft~ I ~1 ~ I ~ ~1/~ I ~ 1~~ I 1~ I~
~I ~l l~ l ~l ~d l ~l ldtdd l ~l l ~ l ~ l ~l l~ l ~Ak~ l~ l ~ l ~
l~,~f~H~i~ll%~llt~t~H~X Some rel ocati on of the two separate
6S-KV power lines presently running on either side of the railroad tracks may
be necessary to accomplish the I-5 off-ramp at Bay Boulevard. If feasible,
these lines should be consolidated and incorporated elsewhere in the utility
right-of-way. Where ~ Tidelands Avenue ~X~ is incorporated into
the railroad levee at the Sweetwater Marsh crossing, the roadway bed will
cross beneath the to~ver lattice power lines at either end, for which
coordination with SDG&E is required.
minimized by limiting fill in the wetlands (less than 1/2 acre) to only
tilat necessary for levee reinforcement or protection to adequately
maintain the proposed roadway. The more critical pond side of the
southern levee shall be screened with landscaping to reduce disturbance to
marsh and water birds (Reference: Map 3, Section G). Pedestrian access
shall be provided on the southern levee on the E Street Marsh side on the
roadway. All access to the northern levee shall be prohibited except for
emergency vehicles.
(c) Proposed Restoration. Degraded or limited natural resources on Gunpowder
Point shall be enhanced with a program of wetland and upland restoration.
An interpretive center shall be developed for public use. ~l~/~
~Y I Nd 1 N~da~l~ 1 ~V I ~11 ~ I I~ 1 A¢~I~ I ~ I A~I 1 ~t~ ~ I I ~
~l~l~lll~NIIrds/llt~lll~t~lll~X~flltll~EV~d~ The
location~ for the interpre~ive center ~t~ is shown ~ on Map '6.
The existing Frankenia palmeri population shalTbe preservedT Adjacent
lands shall be protected and the spread of the population encouraged. The
ber~ around the lagoon in the southwest corner of Gunpowder Point shall be
removed an~ it shall be restored to a healthy wetland. 7~/~/~
~H~l /~ l W~f~d~ l ~ l M l ~ ~l l~f l lddd l ~t l ~ l ~~ ~l l ~l
Spoil from the wetland-upland mosaic in the northwestern corner shall be
removed, and it shall be restored to ~etland. The undeveloped portions of
the upland s~all be restored to a southern coastal scrub or other
appropriate upland vegetation type(s). A restoration program shall
include: (1) removal of existing structures, spoil, and other remnants of
human use; (2) grading to level spoil and fill borrow pits; (3) an
approved reve~e~ation design to establis~ a native and naturalized
landscape community; and (4~ a soil erosion design to control erosion of
scarified areas into adjacent wetlands during revegetation operations.
Section 19.8~.05 - Subarea 3-Midbayfront
(a) Proposed Wetland ~uffer. The l~O-foot-wide buffer to be acquired as part
of the CalTrans/Corps of Engineers project mitigation requirements shall
~e configured to protect the existing marshes and pond. In addition, an
adequate buffer to provide protection for wetland resources ~
~T%~ shall be provided around the F-G Street Marsh as illustrated in
Figure 1 ~, ~d(~l~dl~l~~l~A~.~ll~ll~t~
A
~i~i~l~7dd~fd~l~t~l djacent to the ex~ting industrial structure,
the buffer will be as wide as space permits. All human and domestic pet
access to Sweetwater Marsh, Vener Pond, the E Street Marsh, and the F-G
Street ~arsh shall be limited (Reference: Map 6, Sections J through
~ L). PeOestrian and bicycle access to t~e inboard 50 feet of the
buffer shall be limited. Visual access from the buffer into the wetlands
shall be provide~ at points along the length of the buffer, as shown in
Map 7.
(b) Proposed Wetland Restoration. Degraded areas of foyer wetlands shall be
restored to high-quality salt marsh or mudflat in areas adjacent to Vener
Pond, the E Street Marsh, and the F-G Street Marsh. Additionally,
~ll~~i~lYl~li~l~d~dl~ urbanized runoff into
the wetlands will be controlled. As compensation for filling of less than
1 acre of ex~g ~etland elsewhere in the Bayfront in order to achieve
the necessary circulation im~rove~ents, filled or degraded margins will be
restored as high-quality wetlands.
- 31 -
At the low-lying agricultural field north of the F-G Street Marsh, a
stormwater detention facility shall be constructed to accept urban runoff
from the Midbayfront. This facility shall be utilized to store runoff
during peak storm periods and as a sediment trap. This storm detention
facility shall be connected to the new freshwater pond at the F-G Street
l~iarsh to provi de a seasonal water supply to the wetl and. Both the
detenti on basin and the newly created freshwater marsh wi 11 receive
dampened tidal action during the dry weather season. Procedures for
assuring water quality standards shall include the following:
1. Drainage shall De directed away from the faces of cut and fill slopes
or any slope subject to erosion into approved drainage structures.
2. Wnere necessary riprap, check dams, etc., shall be employed to
control erosion.
3. All steep slopes shall be planted to reduce erosion, with approved
irrigation and maintenance.
4. The raaintenance of planted slopes, erosion control facilities, etc.,
shall be the responsibility of the developer.
Section 19.88.06 - Subarea 4-Marsh Areas
(a) F~¢~¢~ Tidelands Avenue I~X~¢~J¢I~. Tidelands Avenue shall cross
the Sweetwater Marsh in conjunction with improvements to the existing
railroad causeway. This will include fill on degraded portions of the
i,larsh located on the western boundary of the existing causeway, with the
area to be filled less than 1 acre. The existing railroad viaducts
spanning the water channels connecting the portions of the Sweetwater
Marsh on both sides of the railroad shall be rebuilt to increase the
length of the span and thereby to improve existing tidal flow to the
eastern portion of the Marsh.
(b) Proposeo Restoration. ll~ Tidelands Avenue extension shall be a part
of a restoration program for the railroad levee crossing of Sweetwater
Marsh. lo accommodate the wider cross-section required for the roadway
without adversely impacting the marsh, the amount of existing bridging
will be increasee, fill removed, and wetlands restored to compensate for
the fill required for the remaining portions of the roadway. An
equivalent area of approximately 1 acre of high-quality wetland will be
created for the amount of poor-quality (between eight- and nine-foot
elevation) salt flats covered in the road widening. Additional areas of
high ground adjacent to the west side of the road will be lowered in
elevation to establish an improved salt marsh in that area.
- 32 -
1. Criteria
Restoration (i.e., reestablisnment) and enhancement (i.e., increase in
density or diversity) of coastal habitats associated with the Chula Vista
bayfront Specific Plan involve the intentional planting of habitat-specific
native plants in their appropriate ecological settings. Passive recovery is a
minor aspect of the propose~ restoration.
The objective of restoration and enhancement for the several areas
involved in the Wayfront Specific Plan is to replace non-native vegetation
with native plants or substrate associations, which are of greater use to a
wider range of native, particularly coastal dependent, animals. As a result,
a reduction of erosion and increased biological productivity will be
achieveO. Preliminary site- and species-specific aspects of the Bayfront
habitat restoration and enhancement plan are discussed below.
2. Coastal Salt I~iarsh
The restoration of Coastal Salt Marsh habitats will involve (1) the
restoration of tidal action to presently non-tidal areas; (2) the production
of transplantable-sized plant propagules either by nursery growing or
translocation; (3) planting the various plants at species-appropriate
densities anG elevations; (4) monitoring of the rate of success of re-seeding
efforts, stolon advance or stem-rooting; and (5) replacement or investigation
and remedial action to achieve recovery of problem sites.
lhe plants to be included in this restoration wilt be Salicornia
virginica, S. subter~,inalis, S. bigelovii, Spartina foliosa, Suaeda esteroa,
Distichlis spicata, ~onanthochloe littoralis, ~riglochin maritima, Jaumea
carnosa, Limonium californicum and ~atis maritima.
Coastal Salt Marsh restoration sites on the Bayfront are:
a. the east side of Vener Pond (~y the Corps of Engineers);
b. the south~¢ and east portions of the "E" Street Marsh (by the
Corps of Engineers);
c. the west ano east sides of the "F-G" Street Marsh (by the Bayfront
Conservancy Trust/State Coastal Conservancy);
d. the 9.6-acre channel east of the least tern sanctuary on the "D"
Street Fill (by Cal~rans); and,
e. levee removal as part of Tidelands Avenue extension ( by CalTrans and
the City of Chula Vista).
The excavated channel at the least tern island sanctuary shall confona to
Section H, page III-30 of the certiHeO Bayfront Land Use Plan and shall be
designed to utilize tidal flushing to maintain channel depth, to minimize
maintenance requirements, and to provide an adequate barrier against access to
the island by humans, dogs, and cats.
- 37 -
3. Freshwater I,larsh Habitat
The restoration of Freshwater Marsh is to be accomplished with freshwater
runoff collected sites in the vicinity of the F & G Marsh and the area south
and east of Marina Parkway.
The plants involved with creation of this habitat include Scirpus acutus,
S. olneyi, Juncus acutus, J. balticus, Typha dominguensis, T. larifo|ia and
E1 eochari s marcostachya.
Open water habitat is an important aspect of Freshwater Marsh development,
especially if water fowl use is to be encouraged. Some excavating for open
water deeper than 4 feet will be useful to avoid Typha inundation. Use of the
siltation basin will require periodic maintenance of this habitat to remove
accumulated sediments.
Freshwater Marsh restoration on the Bayfront will occur:
~{ ~lr~A~tl~l~t~l/Q~ll~l~drlet~Jl~l~t~ll~dl~l~l~
a. The "remnant" marsh area north of Lagoon Drive will be replaced by +
3.2 acres of newly created freshwater marsh' north and east of the F-~
marsh. Approximately 1-1.5 acres of the "remnant" marsh area will be
retained for use as a desiltation basin.
b. on the ~ north side of the "F-G" Street Marsh (by the Bayfront
Co~servancy Tr~
4. Upl and Habi tat
(a) Maritime Sage Scrub: Gunpowder Point/Vener Fa~s:
The upland habitat is associated with Maritime Sage Scrub, a
community including Artemisia Californica, Eriogonum fasciculatum,
Isocoma veneta, Encelia californica, Mimulus puniceus, Dudleya
edul i s, Frankenia palmeri and Lycium cal ifornicum.
Restoration of this community will require removal of upland debris
at various locations on Gunpowder Point and the mainland agricultural
fields. Most of this debris is agriculture-associated and some
re-con~ouring of the land will be required. R~seeding, using
hydro-mulches, is the most effective means of establishing the basic
foundation plants.
Selected planting of liner- or container-grown plants will be the
c~ief means of creating habitat diversity within the main vegetation
foundati on.
Timing of the planting is important to ensure that no long season
irrigation is needed and that ambient rainfall is well utilized.
38-
(b) Least Tern Nesting Island: "D" Street Fill:
On the proposee California least tern nesting island, the development
of a vegetative cover is incompatible with the goal of tern nesting.
Rather than covering by shrubs, the site will be contoured to assure
a gentle runoff slope, with covering of the standaro light colored
sand and crushed shell mixture associated with tern nesting sites.
No fences shall be constructed on the least tern island sanctuary, to
minimize predation and all restoration or enhancement work shall be
performed during months when the least terns are absent from the site.
5. Tidal Flow Augmentation
The natural flow of tidal waters into the F & G Marsh and Vener Pond has
been retareed by the placement of road crossings.
(a) F & G Marsn-;~}{~/i~/A~l~ Marina Parkway crossing:
The realignment of I~//~ Marina Parkway in this area
woul~ allow excavation and replace~nt with a larger culvert or
brid~e structure. ~/~/~/~//~/~l/~}~l/~
l~l~l~l~l~l~H~itl~l~11~l~ll~l~
X~I~NNdlY~Y~I~I~JI~It~I~I This structur~
woul~ be expected to m~intain the existing tid~ regime as the F-G
m~rsh currently receives ful I tidal ~ct~on. Careful ly
~rotection o~ the ~ipe ends nl~ be necess~r~ to ~r~vent erosion.
(b) Ti~el~nds Avenue northeHy extension over the (former) Sweetw~ter
River channel:
The ~artial removal of existing railroad l~vees ~t this site, ~nd
their replacement as ro~dwa~ foundation by ~ilings, m~y increase
tidal flows. The Cor~s of Engineers has ag~ed to provide f~cilities
to transfer ~dequ~te ~mounts of freshwater from the Sweetw~ter Flood
Control Channel to the Sweetwater Marsh down the former Sweetw~ter
River Channel.
(c) Gunpowder Point - South Causeway:
The smal 1 corrugated ~i ~e culvert through the south dike that
connects Vener Pond with Vener ("E" Street) Marsh shall be removed
and re~laced with ~ w~ter control structure that will facilitate the
management of water in Ven~r Pond.
Detailed enBineerin9 is being completed by tne City of Chul~ Vist~
for this ~rinci~al access to Gunpowder Point on the existing levee
roa~. Less than one acre ~ fill is ~rmitted for the ro~dw~y, but
excavation below lower tidal limits may b~ required for ~l~cement of
a ~ro~erty-si~ed water control structur~ to ~rovi~e tidal flow into
Vener Pon~ an~ assure salinity levels comparable to S~n Diego B~y
waters provided such restoration is determined in consultation with
the Department of Fish and Game to be the preferred alternative. All
- 39 -
setback of lO0 feet from Sweetwater Marsh or Vener Pond. The Center
shall be available for public use and shall include adequate space
for exhibits and other wetlands interpre~(tive materials, a
meeting room that acconm~odates at least 75, office space for Bayfront
Conservancy Trust staff, and appurtenant facilities such as
restrooms, telephones, showers, etc.
c. This subsection provides wildlife habitat restoration and enhancement
standards and objectives for the 188-acre Sweetwater Marsh mitigation
property (that is required to be dedicated to the Department of Fish
ana Game) in aodition to the requirements of the Bayfront Land Use
Plan and other applicable sections of the Bayfront Specific Plan.
The principal restoration and enhancement goals for the 188-acre
Department of Fish and Game property shall be the maintenance and
enhancement of wetland habitat. The Sweetwater Marsh complex shall
be maintained, restored, and enhanced as a complex of marsh habitats
that incluee freshwater, brackish, and saltwater marshes. Water
control facilities necessary to achieve habitat protection,
restoration, or enhancement and/or wetland maintenance and monitoring
activities may be perl,~itted consistent with the applicable sections
of the Bayfront LCP.
Section 19.88.60 - Bayfront Conservancy Trust Maintenance and Monitoring
Programs
The following additional maintenance and monitoring programs are included:
1. Maintenance (funded per Section "Revenue Sources" above).
a. Trails
(i ) Erosion damage due to nor~m~al use
( i i ) Weed rel~oval
b. Sediment Removal
(i) Culvert blockage removal
(ii) Open channel constriction or blockage, especially at Least Tern
sanctuary
(iii) Siltation basin clean-out
c. Interpretive/Public Access Signs
(i) Weathering
( i i ) Vandal i sm
- 41 -
Section 19.89.06 - Formal Street Tree Planting
All areas designated Formal Street Tree Planting in Map 7 have been designated
for the major circulation spines of the Wayfront. The planting should be in
regularly spaced intervals using species with predictable form characteristics
to achieve strong linear avenues that guide views and establish perspective.
Representative
Characteristics Location
40' to 6U' height l~l~/A~
Marina Parkway, Lagoon
Drive
Cro~n shaped form E Street and D Street
Evergreen Bay Boulevard and
Marina Edge on D Street
Section 1~.89.07 - Gateways
Special consideration s~all be given at Gateways (see Map 7) to roadway
design, including signing and lighting, landscaping, and siting and design of
adjoining structures to allow for design treatment which conveys an entry
character.
Section 19.89.(98 - Architectural Edges
The development shall comply with the following conditions in the specified
areas:
1. Habitat Protection. Structures shall be sited a sufficient distance from
natural habitat areas to protect the natural setting and prevent
interference with wi 1 dl i fe.
2. Pedestrian and Bicycle Access. Structures shall be sited at a sufficient
di stance from the water~ s edge or marsh edge to ensure unencumbered
peOestrian 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
i n a manner which does not dimi ni sh the intended use of adjoi ni ng
developed 1 ands.
4. Firm Edges. Firin Edges as shown in Map 7, are required where a strong
visual form, generally linear, is necessary to provide either for a
ter~ainus of views, visual distinctions between areas, channeled or
controlled views in certain directions, or a sense of entry or arrival.
These edges should be fo~ned by buildings, but also may be achieved by use
of earth berms or mass plantings.
- 47 -
5. Irregular Building Edges. Irregular building edges are required where it
is visually desirable to soften or ~e-emphasize the distinction between
open space areas and aajoining development. lhis prevents harsh contrasts
between oifferent areas, allows visual penetration between areas, and
variation in the spatial experiences and qualities in these areas.
6. Building Base Screened by Earth Berm. In areas so indicated on Map 7, an
earth bernl shall be built up so that tile base of the building shall not be
visible from beyond the berm.
Section 19.89.09 - View Points
Development of the ~ayfront shall ensure provision of three types of views:
1. Views from the Freeway and Major Entry. Ensure a pleasant view onto the
site and establish a visual relationship with the bay, marshes, and
bay-relateO development.
2. Views from Roadways Within the Site (particularly from l~I~
~ Marina Parkway, to the marshlands, bay, parks and other
Day-related ~evelopment). Locations shall preserve a sense of proximity
to the bay and marshlands.
3. Views from the Perimeters of the Bayfront Outward. Views which are
primarily pedestrian-oriented, s~ationary and more sustained should be
experienced from parts of the open space and pathway system and enable
viewers to rene~ visual contact at close range with the bay and marshlands.
SUBAREA SITE SPECIFIC DEVELOPMENT AND DESIGN PROVISIONS
Section 19.90
Section 19.90.01 - Bayfront Gateway View Sequence Policy
Tile corridor view sequence policy sho~n in Map 8, Sequence of Views Along the
Bayfront bateway, shall be pursued by adhering to design requirements
corresponding to the indicated number.
1. Street Entry. A dense canopy of trees shall De provided on both sides of
E Street to obscure views of SDG&E power lines and focus views on the
immediate landscape of the street. The street trees shall be closely
spaced and in a regular rhythm to achieve this objective. Immediately
west of the freeway, future buildings on the north side shall be sited and
designed to reinforce the sense of entry created by the street trees and
existing building mass. h~ap 9, Landscape Concept at E Street Gateway,
conveys a conceptual plan.
2. Bay Boulevard Entry. A similar sense of entry should be created on the
southbound freeway entrance to the Bayfront (Figure 14) (along Bay
~oulevard). A canopy of trees ~X~ should be provided a~ong both
sides of Way Boulevard to screen the power lines and transmission towers
from vie~ and direct motorists to the E Street intersection. The
intersection should be enhanced with landscaping, signage, lighting,
pawng and other features which will identify it as a pedestrian and
venicular ~ateway to the bayfront. ~%l[dl~/c/l~l~/aly~bthlc/l~%~
~l/a~Yl~~lA~tfll~l~ll~12duAt~ll~JllXfa/~Yl~l~l~
~ll~~/~i~J (See Figure 14 for additional details.)
3. E Street/Bay Boulevard Intersection. W~ When approaching and
crossing Bay Boulevard, the continuation of street trees and landscapin~
~ill create a view corridor to the project focal ~oint at the intersection
of ~arina Parkway and Ti delands Avenue. ~/~/~/~~/~/~
~l~t~l~l~l~ll~~ll~l~/~J~l~l~l~
/ I I I I I I I
~l/~/~t~/~/~t~/~//7~/~/~M~l~/~/~l~/~/~
~~I//~//~//~//A~J Special attention will be
required to ensure that substantial building setbacks include
consideration for steppin~ buildin~ heights to retain proper scale with
the landscapin~ and views to the ~ay. In ~eneral, buildin~ setbacks from
the public road shall be equal to or ~reater than the buildin~ height.
4. Marina Parkway/Tidelands Avenue Intersection.
6~d~/~J Views will be focused within this area to enhance the sense
of arrival at the center of urban activity. Special attention should be
given to plazas, planting and other landscape features to reinforce the
area as a focal point. An architectura| focal point such as a tower, dome
or other vertical form reaching a height of 70 feet will be permitted in
the office park north of ~4arina Parkway. The vertical element will be a
visual landmark identifying the core area of urban activity.
5_~. Intersection of Marina Parkway and Gunpowder Point Drive. To the west of
the Marina Parkway/Tidelands Avenue intersection views will open up to
the ba~, park and wetlands. The residential area on the south and east
side of Marina ~arkway marks the urban e~ge of the bayfront and helps
direct wews towards the open spaces. Street trees and landscaping along
t~e parkway will also direct and frame views.
~6} 6. Views to Vener Pond. The above views should be fol 1 owed by
pan~amic views of Vener Pond, Gunpowder Point and San Diego Bay. Major
massing of trees should be avoided along the shoreline to protect this view.
~} 7. Views along Levee. From the roadway linking the Midbayfront and
Gun.~6~der Point views should be focused on the notel complex.
7} 8. Hotel Complex Entry. Upon arrival on the island the view of the
hot~ complex should be temporari|y interrupted by veering the roadway to the
right as it passes through the earth berms surrounding the hotel grounds.
This should then be followed by an abrupt shift in the roadway and a closeup
vie~-~ of the hotel entryway.
49a -
i. Within the entry zones (approach, roadway and parking area
large scale trees, planted in an irregular, informal pattern
shall visually define the approach to the hotel, screen view of
the parking from the upper floors of the hotel, and in
conjunction with ground covers and change in elevation, conceal
parking fronl view of arriving and departing hotel guests.
Additionally this landscaping will serve to further visually
separate the hotel/conference complex from the adjoining upland.
ii. If illumination is provided for outdoor recreational facilities,
a combination of low mounted luminaires and intervening tree
masses should be used to reduce night-time intrusion of light
into the adjoining upland habitat.
iii. A large-scale south-oriented outdoor area shall be provided for
users of the hotel/conference complex. (Reference: Map 10.)
Within this area a wide variety of landscape materials are
pen~issible and a highly contrasting appearance with other open
spaces on Gunpowder Point is desirable. An abrupt change in
appearance with this ornamental landscape adjacent to the hotel
shall be provided along the south facing shoreline by
revegetation of a l~0-foot strip with native vegetation.
6. Public Access. Public access shall be provided to Gunpowder Point via
the pedestrian boardwalk incorporated into the south levee roadway. A
series of publicly accessible outlooks shall be provided to allow visual
access to the wetland habitat areas with minimal intrusion. Outlooks
shall be designed similar to photographic blinds. Visitors shall be
encouraged to park in the ~lidbayfront.
Section 19.90.03 - Subarea 4 - Midbayfront
Specific design and development guidelines for the Midbayfront reflect the
following objectives: (1) provision of a pedestrian system integrating all
the activities of the Midbayfront and linking the area with contiguous areas
of the Bayfront and the proposed E Street trolley station; (2) provision of a
system of open space which serves as a major recreational resource, a means of
enhancing the visual appearance and image of the area and a method for
integrating and unifying development throughout the area; and (3)
establishn~ent of visually and functionally satisfying relationships between
buildings, open space and road~ay and parking areas.
1. Pedestrian Continuity. Internal pedestrian circulation shall regularly
connect with the main perimeter circulation along the ~etland buffers.
Architectural facades adjacent to the shoreline shall be broken frequently
to allow for ground level circulation. A major pedestrian link shall be
included in the public open space linking the shoreline with the interior
storln detention facility. Provision shall be made for pedestrian
continuity across or beneath I~I~/~ Marina Parkway.
- 51
"Coastal Development Permit" means a letter or certificate issued by the City
in accordance ~th the provisions of this chapter, after the applicant has
subl;titted all necessary supplementary documentation required to satisfy the
conditions precedent in tile notice to issue a coastal developnent permit.
"Conditional bse" means any use which requires a public hearing.
"Development" means, on lane, 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,
dredgin9, 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 Subeivision Map Act (commencing with Section 66410 of the Government
Code), and any other division of lane, 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 a9ricultural purposes, and help harvesting.
As used in this section, "structure" includes, but is not limited to, any
building, road, pipe, flume, conduit, siphon, aqueduct, telephone line, and
electrical po~er transmission and distribution line.
"Development Permit Procedures" means access, open space, and conservati on
requirements.
%~herever reservation of an interest in land for public access, open space, or
conservation is requiree by the LCP, it shall be a coneition of the coastal
development perini t.
"Emergency" means a sueden, unexpected occurrence demanding inm~ediate action
to prevent or mitigate loss or damage to life, health, property, or essential
public services.
Legal Instruments Requiree. Prior to issuance of a coastal development permit
where a public accessway, or open space or conservation restriction on land is
required by this Local Coastal Program, each applicant shall record one of the
following legal documents as specified in the conditions of approval:
(i) Irrevocable Offer of Dedication.
The applicant shall submit a preliminary title report and record an
irrevocable offer to dedicate the access, open space, or conservation
easement or to convey such interest in property in fee the accessway, as
eescribed in the permit conditions, free of prior liens or encumbrances,
except for tax liens. This offer carl 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
acceptee or until the landowner allows, the public has no right to use
the accessway, provided that the laneowner shall not interfere with
established existing public use.
(ii) Outright Grant of Fee Interest or Easement.
If the project is important in and of itself for public access, open
space, or conservation needs, and the size anO scope the proposed
development is such that an out-right conveyance interest is appropriate,
or there is an accepting agency approved by the Executive Director of the
Coastal Commission available to accept the easement or fee interest, it
can be required prior to issuance of the permit. Until such a grant is
accepted or until the land-owner allows, the public has no right to use
the accessway, provided that the landowner shall not interfere with
established existing pUbliC use.
Required Information. As a condition of the of a permit, title information
and all necessary subordination agreements shall be required. Title insurance
may also be required when extensive interests inland are being granted.
"Emergency Developnient" means work done to resolve problems resulting from a
situation falling within the definition of "emergency."
"Local Coastal Program" means the City's land use plan, zoning ordinances,
zon~ ng maps, and other impl ementi ng actions certi lied by the Coastal
Commission as meeting the requirements of the California Coastal Act of 1976.
"Notice to Issue Coastal Development Permit" means a letter or certificate
issueO 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 ~evelopment permit, but if such conditions are fulfilled, as
being in conformance with and adequate to carry out the Local Coastal Program.
"Permitted Use" means any allowed by right which does not require a public
n~aring, but does require a discretionary or non-discretionary pe~,it (e.g.,
building permit) to be issued by the approving authority.
"Uther 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.
Secti on 19.92. U3 - Appl i cabi 1 i ty
Except as provided in Section 19.92.~4 below, any applicant wishing to
undertake a development in the coastal zone s~all obtain a coastal development
permit in accordance with the provisions of this article, in addition to any
other permit requireO by law. Development unoertaken pursuant to a coastal
development permit shall conform to the plans, specifications, te~s and
conditions approved in granting the permit. lhe procedures prescribed herein
may be used in conjunction with other procedural require~nts of the approving
authority, provioee that the minimum requirements as specified herein are
assured.
Section 19.92.04 - ~emptions
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 specifieo by the Coastal Commission in Subchapter 7, Title 14,
California Administrative Code, and any amen~ents thereafter adopted.
b. Activities of public utilities as specifieG in the Repair, ~aintenance and
' Utility Hook-Up Exclusion adopted by the Coastal Commission on
September 5, 1~76.
c. Occupancy permi is.
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.
~J~/l~}~l~/~ Notice of Exempt Development
Notice of Exempt Development shall be as follows:
A permit issue~ 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
recorO for all permits issueO 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 o~ any record of permits issued
currently maintained by the City provided that such record includes the
applicant's name, the location of the project, and a brief description of
the project.
Section 19.92.05 - Emergency Development Petit
Application for an~ issuance of an Emer~enc~ Development Permit shall comply
with requirements set forth in Article 2, Sections 13329, 13329.1, 13329.2,
13329.3, and 1332~.4 of the California Administrative Cooe. An applica%ion
the ~ a V~sta.
Section 19.92.06 - Notice of Appealable Developments
Within ten (10) calendar ~ays of accepting an application for an appealable
coastal development perh~it or at leas~ seven (7) calendar days prior to the
first public hearing on a development proposal, the City shall provide notice
by first class n~ail 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 develo~ent project or for coastal
decisions within the City, to all property owners and residents within lO0
feet of the perimeter of the parcel on which the develo~ent is proposed, and
to the Coastal Co~ission. The notice shall contain the following information:
1. a statement that the eevelopment is within the coastal zone;
2. the oate of filing of the application and the name of the applicant;
3. the number assiOnee to the application;
61 -
4. a description of the development and its proposed location;
5. the oate, time, ana place at which the application ~ill De heard by the
local governing body or hearing officer;
9. a brief description of the general procedure of local government
concerning the conduct of hearing and local actions; and
7. the systeI,~ for local and Coastal Commission appeals, including any local
fees required.
Costs of notice which are not reimbursed to local governments through grants
or SBgt) reimbursement pursuant to Public Resources Code Section 30353.
Section 19.92.07 - Public Hearing on Appealable Developments
At least one public hearing shall be held on application for an appealable
development, thereby affording any persons the opportunity to appear at the
hearing and inform the City of the nature of their concerns regarding the
project. Such hearing shall occur no earlier than seven (7) calendar days
following the mailing of the notice required in Section 19.92.05. The public
hearing may be conducted in accordance with existing local procedures or in
any other manner reasonably calculated to give interested persons an
opportunity to appear and present their viewpoints, either orally or in
writing.
Section 19.92.08 - Notice of Local Government Action Where Hearing Continued
If a decision on a coastal development permit is continued by the City to a
time ~-~hich is neither (a) previously stated in the notice provided pursuant to
Section 19.92.~96 nor (b) announced at the hearing as being continued to a time
certain, the City shall provide notice of the further hearings (or action on
the proposed development) in the same manner, and within the same time limits,
as established in Section 19.92.07.
Secti on 19.92.09 Notice of Non-Appeal able Bevel opments that Requi re a
Public HearinO: Conditional Uses
Notice of such developments shall be given at least ten (10) calendar days
before a hearing in the following manner:
1. Notice in the manner prescribed in Section 19.92.06 above; or
2. Notice as prescribed herein:
a. If the matter is heard by the planning coh~mission, notice shall be
published in a newspaper of general circulation or (if there is none)
posted in at least three public places in the local jurisdiction;
b. Notice by first class mail to any person who has filed a written
request therefor;
c. Notice by first class mail to property owners within 300 feet of the
proposed project;
62 -
SECTION II: This ordinance shall take effect and be in full
force on the thirty-first day from and after its adoption.
Presented by Approved as to form by
FIRST READ AT A REGULAR MEETING OF THE CITY COUNCIL OF THE
o-TTY OF CHULA VISTAj CALIFORNIAj HELD September 18 1986 AND
, ·
tINALLY PASSED AND ADOPTED AT A REGULAR MEETING THEREOF HELD September 23 ·
19 86 , BY THE FOLLOWING VOTE~ TO-WIT:
AYES: Councilmen: Cox~ Moore, Campbel 1, McCandl i ss
NAYES: Councilmen: Mal col m
ABSTAIN: Cotmcilmen ', None
ABSENT: Councilmen: Non e
City of Chulo Visto
ATTEST /,~/ letkit
~TE OF CALIFORNIA )
COUNTY OF SAN DIEGO ) s s.
CITY OF CHULA VISTA )
I, JENNIE M. FULASZ, CMC, CITY CLERK of the City of Chulo Visto, Colifornio,
DO HEREBY CERTIFY thor the obove ond foregoing is o full, true ond correct copy of
ORDINANCE NO, 2168 ,end thot the some hos not been omendedor repeoled.
DATED
~ City Clerk
CI'IY OF
--HULA V!5'I'A
CC-660
ORDi. N/~NCE 2168 ·
AN ORDINANCE OF THE CITY OF CHULA VISTA
AMENDING SECTIONS 19.85.01, 19.86.04,
19.86.07, 19.87.04, 19.87.08, 19.88.04,
19.88.05, 19.88.06, 19.88.59, 19.89.06,
19.89.09, 19.90.01, 19.90.03, 19.92.02,
19.92.04, 19.92.05 OF THE MUNICIPAL CODE
AMENDING THE CHULA VISTA BAYFRONT SPECIFIC
PLAN
At the meeting of September 23, 1986, by a unanimous vote
(Councilman Malcolm was absent) the City Council placed the
ordinance on Second Reading and Adoption.
Generally, the Ordinance amends specific sections of the
Chula Vista Municipal Code that include the text of the Chula
Vista Bayfront Specific Plan. These amendments consist of
provision of a focal point reaching a height of up to 70 feet in
the office park area north of Marina Parkway; changing street
names (Tidelands Avenue to Marina Parkway and "F" Street to
Lagoon Drive); realignment of Marina Parkway; deletion of the
reference to abandoning the railroad right-of-way west of Bay
Boulevard; deletion of the reference to a year-round freshwater
supply from the reverse osmosis plant at the foot of Lagoon
Drive; revisions to the descriptions of views from specific
intersections due to roadway realignments; provision of dampened
tidal action to the newly created +/- 3.2 acre freshwater marsh
south of Lagoon Drive and the 1-1.5 acre desiltation basin north
of Lagoon Drive; and a provision for the processing emergency
development permits.
Copies of the Ordinance are available at the Office of the City
Clerk, City Hall, 276 Fourth Avenue, Chula Vista 92010
DATED: October 1, 1986
0885C