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TRANSPORTATION ELEMENT CHAPTER 5 Table 5-3, Geographic Planning areas addressed in area Plans, lists the various geographic areas and their respective hierarchy. The area Plans found in Sections 8.0 - ~ 11.0 have more detailed land use diagrams and specific policies addressing Districts and Focus treas. ^^^ 4.3 Smart Growth Principles This General Plan provides guidance to citizens, developers, City staff, and decision-makers over the next 25 years, through the Year 2030. It pays particular attention to Smart Growth principles being promoted throughout the country, California, and our region. While there is no single definition of Smart Growth that everyone embraces, there are certain common elements. The basic Smart Growth principles are summarized as follows: Provide a mix of compatible land uses Take advantage of compact building design Create a range of housing opportunities and choices Create walkable neighborhoods Foster distinctive, attractive communities with a strong sense of place Preserve open space, natural beauty, and critical environmental areas Strengthen and direct development towards existing communities Provide a variety of transportation choices Make development decisions predictable, fair and cost effective Encourage community and stakeholder collaboration in development decisions The City of Chula Vista has already undertaken planning efforts that serve to implement Smart Growth principles, such as the village concept for Otay Ranch. Smart Growth principles are incorporated into this General Plan's Vision and Themes, which guide the Land Use Plan and provide the basis for many of the Land Use and Transportation Element's policies, including the area Plans. ^^^ Page LUT-31 \Ili .:~.:, CITY OF CHULA VISTA LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 ^^^ 4.6 Land Available for Development This General Plan takes two approaches towards accommodating future growth. Infill development and redevelopment is directed to the Northwest Ba ront and Southwest Planning areas, west of Interstate 805, to efficiently use existing infrastructure; increase residential densities; take advantage of existing and future transit; and revitalize existing commercial areas. In the East Planning area, east of Interstate 805, development will continue to occur in master planned communities that are designed to support regional transit service; provide neighborhood and regional commercial areas; offer a variety of housing opportunities; provide a Regional Technology Park and university; and will require new infrastructure, including roads, utilities, and community parks. ^^^ 4.7 Focused Areas of Change and Preservation of Stable Residential Neighborhoods Shaping Chula Vista's future involves designating areas considered appropriate for increased development while balancing those against areas where limited change and preservation should occur. Recognizing the importance of preserving and protecting Chula Vista's stable residential neighborhoods and overall community character this General Plan uses three terms and approaches for directing future growth and development: Focused Areas of Change ,: Focused areas of Change are those areas where more intensive development revitalization and/or redevelopment are proposed to occur. ~s shown on Figure 5-10, these select Focus areas are strategically located in portions of the Northwest Ba ront and Southwest Planning areas, along major activity corridors, including Interstate 5; Broadway; E Street; H Street; Third avenue; and Main Street In the East Planning area, they cover future development areas within Otay Ranch. These are parts of our City where new growth and redevelopment can best be accommodated because of current or future transportation choices, and opportunities for mixed use development and higher housing densities. area Plans in Sections 8.0 - ~ 11.0 of this element include discussion, diagrams, and detailed policies regarding development of these Focus treas. Page LUT-37 \Ili .:~.:, CITY OF CHULA VISTA f.~ ~'" LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 The area Plans in Sections 8.0 - ~ 11.0 of this element include Focus area discussion, diagrams, and detailed policies regarding development of the Focus treas. Where General Plan changes are not proposed, infill and revitialization activities may still occur. 4.8.1 Residential "Density" The term "density," in a land use context is a measure of the desired population or residential development capacity of the land. Residential density is described in terms of dwelling units per gross acre (dwelling units per acre); thus, the density of a residential development of 100 dwelling units occupying 20 gross acres of land is 5.0 dwelling units per acre. ~ dwelling unit is a building or a portion of a building used for human habitation and may vary considerably in square footage size, from small apartments, such as 600 square feet to large single-family homes exceeding 5,000 square feet Gross residential density is defined as the area devoted to residential use, including dedicated neighborhood parks, plus local serving streets and alleys, but exclusive of arterials having more than four lanes. For purposes of calculating population, an average number of persons per acre is calculated for the residential designations, and is based on Chula Vista's average household size of 3.33 persons per single-family unit; 2.58 persons per multi-family unit; and 1.99 persons per mobile home dwelling unit. This factor is revised from time to time to reflect regional housing habitation trends 4.8.2 Non-Residential "Intensity" The term °intensit~/' refers to the degree ofnon-residential development based on building characteristics, such as height; bulk; floor area ratio; and percentage of lot coverage. Floor area Ratio (FAR) is a common expression ofnon-residential land use intensity. The FAR results from dividing the total gross floor area of all buildings on a lot by the total area of that lot. For example, a building with 5,000 square feet of gross floor area on a 10,000 square foot lot would have a FAR of 0.5, while a building with 20,000 square feet of floor area on the same lot would have a FAR of 2.0. Higher F~Rs generally indicate larger buildings and/or more stories. See Figure 5-11 for examples of various F~Rs and their potential site arrangement The General Plan's intention regarding intensity is to reflect a maximum development envelope or density range under appropriate conditions, and in accordance with applicable more detailed zoning regulations; not to allow the maximum FAR or density allowed within a density range on a particular parcel. There are many factors that may limit or affect a development achieving the maximum density or FAR on a specific parcel, resulting from a parcel's physical limitations, the City's zoning requirements, and how a developer chooses to address the function and design of the development. These factors may include, but are not limited to the following: Page LUT-39 \Ili .:~.:, CITY OF CHULA VISTA ^~ ^ I ~ ~ L ~ Y ~ ~ ~ N ~ Q ~ > to ~ ~6 ~ N C ~ L ~,C6 Q~ v U co ~~ o U °~ ~ ~, o~ -o ~ p ri rn U ~ U ~ ~ c E ~ U ~ m d = ~_ ~ ~ ~~ ~ ~ E y ~p ~ .--. C6 ~ ~ - ~ ~CO ~ IN O U ° ~ a ~ z ~ ~ ~ ~ E ~ ~~-~ 3 c ~ ~ co E ~ m ~~ a ,0 3 >_ o U O d~ m U cn w w~ O~ U m~ w V O ~ ~ ~ V «'J CO Q ~ N M V~ CO I~ M~ ~ ~ ~ ~ iv o ~' m c E m c ~, ti ~ ~ E C7 U w ~i ~ U Z ` ~•. ~,•Oi W ~ ~••~ J \~ ~If o~ 2 V O ~ ~ ~ ~•~~~mm.,, ~ ~ ~a J~ . ~4 I N d L 3 LL ~--~ l/•) X W Q \I ~~j o> ~ Y II !} ~ ¢ ~ ~6 ~ N C ~ L ~~~ V ~ ~ 'O C O O N ~ U N U ~ >' O~ O AA,~ N c E W i ~ U C ~ ~ _ ~ ~ ~ ~ ~ U ~ ~ V ~ co -° E z ~° ~ ~ ~ ~ m °- ~ ~ -~'o ,0 3 ° ~ (~ .>_oUOdj-mUCnww~OG!Um~wm O ~ N M V l[') CO I~ ~~~~~~~~~~~~~ I Q ~ N M V~ CO I~ M~ ~~ ~ ~ ~~ ~~ fq ~ ~ ~~~~~~~~~~~~~a~~~~~~~~~~~.~~~~~~~ ® ~ ^~ ~ ~ I ~~~~~~~~~~~ i~~~~~i~~~~~. ~ ~ ~ cos ~~- ~1~~~~~ II ~~ r a¢Y ~ "n. ~ ~ ... ,.: .... a ~~~ . __ ~~o~~~.~.~ .., ~, ,~ ~ , ; ~ ,. ,, N , \J 3~~' \ ~ i ~ ( I f y~ ~ ~ „~ ; `cal ~~! 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A~! p -~ L.J ~ ~ ~~ L~ ~ ~ ~----rtW-,.rJ Q.~~y ~ ~ ~ ! ~J~~ ~~ ~ ~ -~ / L ~ ! y i I ~ i_ • ; it ` ~ _ ~,` ! ~aMedia d ! \ W o ~ I ! % ~1 ° e° - 3 ~ W h `\ 1• ~~ ~ ~ my Heritage R W h K ~ _ ~~ O` \ '\ ` ` ~\ .~ ~ I ~ ~ l~/ ' . \.~.._.._ ~ i N ~ Z' d ~ O ~ ~ ~ i i a ! ! o ~.._.._..~ ~ ' = Q E ~' ~'~ ~ ~y i i a ! I ! ~ O ~ ~ ,.. ~ ~ I r ~ L .~ i'~'. L " o . ~ 4 -, ~ i : ~ (n 7 M {.• N U LPL •• `~ \{\\\l0 ~C o- i " f (n ~ ' .k ~l ~' i FHgt u \ ~ 1 +~-' ~ = d pu \ { Sec N AV ~ 1\{\ s s~;r ~ ' ~ ~~ ~ ~ I C o N ,~ ~~ ~~ ~ \~ - ~ ~ ~ i co ~ ~~ `~1 ,'~r ~ ~\ ~S~ I I m° ~ -o Q, ~ m cn +. C.~ ~ a h~ ~ j-.,~ ~ ,~ ~ ~ G / ~ ~ I ~ c ~ ~ cn v a~ ~ -. ~ ~- _ ~ _ , , ~ l is o o ~ <~, ~ ~ ~_ ~ o ,,,~?~^ `~ ~ ~~ / C.rS U W Z ~ \'\ ~ h O m Q , ` \\ W , .._.._.._.._.._. _.. 4[E ~ .._.. ~H z ~ ~ ~' p Z W ~ • ''. J LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 . Height limits . Lot coverage allowed . Requirements for setbacks, landscaping, and open space . Provision of required pedestrian-oriented and transit-oriented amenities . Development standards and design guidelines . Type of parking provided: surface, below grade, or structured . adjacency to sensitive land uses, such as single-family neighborhoods Victual F~Rs on a parcel by parcel basis may vary from the area-wide F~Rs referenced by policies for various Focus areas, provided that the predominant building height intents are not exceeded. There are also opportunities for property owners/developers to achieve increased density and/or FAR within a particular General Plan range through use of an incentive program that would be implemented by the City. This topic is further discussed in Section 7.13, Relationship of Density/Intensity to amenities, of this element. 4.8.3 Height This General Plan uses three terms to define basic categories of building heights: . Low-rise: 1 to 3 stories . Mid-rise: 4 to 7 stories . High-rise: 8 or more stories These height ranges identify the general building heights intended within a particular area. ~s presented through policies in the area Plans in Sections 8.0 - ~ 11.0 of this element one category, such as low-rise, may be stated to be the predominant intended building height with another category, such as mid-rise, allowed for some of the buildings. The categories are generalized in this manner to allow some discretion in the establishment of more detailed zoning regulations in a particular context. Height variations of one to two stories may occur within a particular area's identified height range, provided the predominant height character is maintained. Within areas identified as allowing for some "high-rise" building heights, extra care and consideration shall be given to allowing for such structures as further discussed in LUT Section 7.2, Urban Design and Form. High-rise building heights are not considered to be unlimited, but rather are intended to be evaluated and moderated through the criteria presented in Section 7.2. Consistent with these General Plan intentions, actual allowable building heights and the extent of any variations within particular areas will be governed by the applicable zoning regulations and/or design guidelines for such areas. Page FUT 42 Cily of Chub Vish General I'I~n LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 ^^^ 4.9 Land Use Designations General Plan land use designations are for general planning purposes. They describe a range of land uses that reflect different General Plan policies related to the type, location, density and intensity of development In addition to the density or intensity included in the Land Use Designations of this element the area Plans for Chula Vista in Sections 8.0 - ~ 11.0 of this element include policies that further address the density or intensity (dwelling units per acre or floor area ratio) that is envisioned for each Planning District and their Focus treas. Property owners who have achieved a vested rights status retain the ability to develop in accordance with the land use designations in effect at the time of vesting prior to adoption of this General Plan Update. The Land Use Diagram for Chula Vista illustrates the general pattern and relationship of the various land uses in the year 2030 (Figure 5-12). The Land Use Diagram illustrates six broad categories of land use, encompassing a wide range of residential, business, and public uses. The land uses are broad enough to provide flexibility when implementing the General Plan, and sufficiently clear in providing direction to apply subsequent more detailed zoning designations. Table 5-4, General Plan Land Use Designations and Zoning, summarizes the land use categories, along with their allowable ranges of density and intensity. Typical uses associated with each broad category are summarized below. The relationship between the General Plan land use designations and zoning districts is also shown on Table 5-4. This table indicates how properties should be zoned to be consistent with the General Plan Land Use Diagram. ~n amendment to the Zoning Ordinance will be needed to revise zoning districts or to add new ones. any land use designations inconsistent with existing zoning will require rezonings, subsequent to adoption of this General Plan. The Urban Core Specific Plan will be the vehicle for some of the rezonings. Mixed use development beings people closes to what they need on a daily basis and provides mo~'e choices to both ~esirlents and 1~ ~o~ke~s. This General Plan introduces a new type of land use to the City -- mi> u us , which is actually the return of a traditional type of development that was common until the 1950s. The basic premise behind mixed use is to combine complementary uses to create beneficial results. Mixed use development brings people closer to what they need on a daily basis and provides more choices to both residents and workers, so driving is not the only option to get to a grocery or video store, or to work. It allows an area to be useful for a longer portion of the day than single- use developments. additionally mixed use areas are a more efficient use of land and public infrastructure. Page LUT-43 \Ili .:~.:, CITY OF CHULA VISTA LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Major benefits of mixed use development is that people can drive less (which reduces traffic congestion and improves air quality) and walk more (which creates increased health benefits, safer streets, and allows greater social interaction). Economic benefits are realized by residents who have lower commute costs, employees who can easily run errands during lunch or after work, and the small businesses and restaurants who serve both area residents and employees. When mixed use development is located within a short walking distance of public transit service, there is a larger potential ridership base so more frequent service can be provided. There are three new mixed use designations: Mixed Use Commercial, Mixed Use Residential, and Mixed Use Transit Focus area, all of which are defined in Section 4.9.4, Mixed Use Category, below. 4.9.1 Interpreting the Land Use Diagram Boundaries The Land Use Diagram is a graphic expression of the General Plan's land use objectives and plan proposals. The diagram is not intended to be a precise map ofthe City, but a generalized expression of patterns of land use, circulation, and public services. In particular, the Land Use Diagram should not be relied upon to resolve issues of exact scale and distance. The boundaries of specific areas of land use require interpretation with respect to underlying topographic features, environmental characteristics, and existing land use. Density/Intensity Because the General Plan land use designations describe a range of land uses and development intensities in a relatively large area, such as within a District they are not intended to be used as standards to determine the allowable density or intensity on a specific parcel. ~Ilowable densities, intensities and land uses in each area at aparcel-specific level are established in the more detailed and specific zoning ordinance, or other planning regulatory documents, such as Specific Plans, General Development Plans, Sectional Planning area (SPA) Plans and/or Precise Plans. Guidance for the establishment of regulatory densities, intensities and character of land uses is further defined through objectives and policies in Section 7 ofthis element and for particular geographic areas, through further objectives and policies listed in each area Plan in Sections 8.0 - ~ 11.0 ofthis element Specific policies address topics such as Uses; Intensity/Height Compatibility and Edges; Design; and amenities, among other things. Page LUT-45 \Ili .:~.:, CITY OF CHULA VISTA v /. a'W /.per b~ b~ LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Non-sited Uses The use of a "floating symboP' on the Land Use Diagram, which is represented by a round dot colored with a specific land use, indicates that a future type of land use or public facility is planned in the approximate area but has not yet been sited. Examples include a park or school, in the case of public facilities, or a visitor commercial area for a resort, in the case of land uses. 4.9.2 Residential Category There are ~ seven residential designations that provide for a full range of housing types. Residential designations are based on density (as defined in Section 4.8.1) Densities below eight units per acre usually consist of detached, single-family homes, while higher densities usually consist of attached units, such as duplexes; townhouses; row homes; apartments; condominiums; co-ops; and co-housing. Each residential land use designation is based on "gross density," which is the area devoted to residential use, including dedicated neighborhood parks, local serving streets and alleys, and excluding arterials having more than four lanes. Anv assumed density would begin at the minimum an~~ may move toward the maximum, based on a project's on- and off=site considerations an~~ conte.~~t. Development within each designation is expressed as a density range (both minimum and maximum), but this General Plan does not assume a preferred density within the range. Generally stated, any assumed density would begin at the minimum and may move toward the maximum, based on a project's on-and oft-site considerations and context Development standards established in the Zoning Code or other regulatory documents, such as Specific Plans, will further identify where, within each range, a particular project density will be determined, and pursuant to what standards and requirements. Provisions for the potential clustering of residential development under certain circumstances are provided in Section 7.14 of this element. Low Residential The Low Residential designation is intended for single-family detached dwellings on large, rural, estate-type lots, with densities ranging from 0 to 3 dwelling units per gross acre. This character predominates in existing residential neighborhoods within and adjacent to Sweetwater Valley. This is also the appropriate residential land use for areas with relatively steep slopes. ~t an average of 3.25 persons per unit population density in this designation would be up to 9.8 persons per acre. Page BUT 46 Cily of Chub Vish General I'I~n General Plan Land Use Diagram Existing w.- ~ ~ - 1 ,~ ~ ~ ~ a ° ^ ~ ~ 4i s ~ ~ a - f ~ ~ ~~ ~ ?~ M rt M ~I 1A ~, N z ....y~ ~ y~til ~ 1 ~ ~t __~ ~ 1 ~ "~~:~~. ~7CISTTNG BAYFRUNT wua,ENERAL PLAN d ANR USA &. +c~~cu~A~rzaN (~~auR~ s.1~~ ILEGENC9 R.~~,5:4~~rrti~l f-~i~~y 1-'rnf e.. sicri~1 ~. a~~~ (.;nrnrrtE;rr;iaN isi'a~~ I_i~iiiic~d B'radv.us~rA~~& r1~,9'! d~l~iui~'kr~ai F iiGl ~^ ~ QkR fir` - PuL~'li'~: f ~rk;l~i F~~ r~alion s Mara pit 4„1fiP.rry phi P" I~'~.~~I~ MII~IIIIM ~" N ~ ~:Srb~Cfigl" ~~A., " ~ .. ..~"~ .. ~ N . x&91 ~ } „. • • ~- 4 ~ ~ ~ 0 ~ O® ~~ i fVICTC ~~.. Gm"~f8~ ~I Figure 5-12 \II~ :.~.~ Page LUT-47 CHULAVISTA ~~? v . a'W . General Plan Land Use Diagram Proposed ~. 1~ ~ . h ~ ~,.. .A *. e~ .- r , ~. .. > ~ra~w~~s~~ g~~r~~o~-~r GENER~4L PLAh1 LAFiC1 UE'+& u~TRCULA~It~fV At+M~~IVN~~1lNT ~'FIfg1RE 5~~1~ LEGEh1D ~,~vfrori Hi~~ R~~sidl~rnta~l R~oi~ io~al c ~7~6jC~ C;orrr~ EFrcfar `~~"fs"r~s~a r;1 x..ri i_1=.~ ~;~rnrcr~~r~waU Lirnii~-d Industri~9 +_,Nn~r~l Indus[r~~l F,, ~~~ ', ;~u_~. f perr p~c~s~ ~ cal . R . t"~pr~i~ Sp~~r~ tlf,aiypre,_c; die.:;>ry~; ~ P 1 ~l,r ~-tn~~d (q L1r~3} ~ I ~BB~+~taat "" ~~reenf,ei[ ~G~ff "" ^~f efl7 ~~ 6 ~ - y r 4~ O r O~ ~ ~~ 041cs1 tc~ c~Be Figure 5-12 Page BUT 4g Cily of Chub Vis~i General I'I~n LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 TABLE 5-4 GENERAL PLAN LAND USE DESIGNATIONS AND ZONING ~,.i •n ~rs~l I'1r~~lx ~",~i~errt1l ~aE~ I sir 1, I I.. r ",i.;i ~,ir~~1t;S4i i ~ I ~ f ,tir1Y~l C,I~S~~", (ii~.in ,:r •1. I.iti fI ,f•',~ ,'.~~L~li 11w:::...~~~iia~I ;'.f!~_C ii_>.rsiriti ~ti - ~;.,, .Ili .~, ,inn; 171~.~111 E' i'V'l"~ ~1 V.arww ~._... E) ~ 12 I,, 1~-1 ] ID, I~-1 1 ~ I'f'. 7 ww ]1!I:ca'litrr~ti .~ - (b I~ :'s. l~-~'L-~?, 'l~. ', T(:", ~ .. i ~. ; n ___ 1 l w 1 7, I ~:. u.~ .~. [d .3 I ,. T' J I I, i~ i,,~r I~,II I I _ I,.; I -i-L.N9ETl~ I Ii I.. s ~.1. i___ 9 i I u~ '~ "~ r ~ Wr _ ' ~' ' ` `w _ 0, l,.ntlilAl„~rA `' 11 w °y° (()111i1,7Z11~~1 ~ 1 I .\ l .l ~ l i~; l~, _ P li _.~! 1~,,~ '~_;n',nti ir•io~r,,_ N `'~, f'L> _~U.75 li ~. ~I_ r I. ~ r_,~n1l it ~I I~-nrN Its;-e-. ~~~i_V is , ay, i 1 ti I)I .l1 141 ,I 1 ~~ ','.'l ~ III ~ ~',' ~ I~.: ~" ~7 I w )~f ~x !. '' J'I I:I I(, (?l iSl I'I Isl li:: Q ui,ll: i1~.1 ~ i I ~,1 ~,. N,h is rill ~47~r~ ~J. ~ '~~_ i ~' ft'dli I N~^"~'4 I~r~M .~~11 ,CkT3'7.~^"~ i~ ~ ~ I os~ .~..~t~; ~ II I _ ~ ~t_~ } N,~ _ _ ~~ w i i I ~I'I~:c11l~ rl„~~~~I~~(: ~uI ~S C u ~ I~~~,~ ~ ~I ;~~ :~,:~,l~r ~ rr~~l:~ I ~ ~ ~ ~, f r~llar l a a r I' l a I 'u ~~ cw zoning district(s) is neede d. ,u,K Existing zoning districtto be amended. NA -Not applicable T' Bll - T'o be determined ~ For text shown in shading, please see Pag e LUT--285 for Final Acti on Deferral Areas information \~ // nTi~i~ Page LUT-49 CHULAVISTA v /. a'W /.per b~ b~ LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Low-Medium Residential The Low-Medium Residential designation includes single-family detached dwelling units on medium-sized lots, as typically found in Chula Vista's existing single-family areas west of Interstate 805. Density for this designation ranges from 3.1 to 6 dwellings per gross acre. Using a cluster development concept other housing types could also be consistent with this designation, such as single-family attached units (townhouses, row homes, and patio homes) or smaller lot and zero-lot-line detached single-family dwellings. ~t an average of 3.3 persons per unit population density in this designation would range from 10.2 to 19.8 persons per acre. Medium Residential The Medium Residential designation is intended for single-family detached homes on smaller lots; zero-lot-line homes; patio homes; and attached units, such as duplexes and townhouses, with densities ranging from 6.1 to 11 dwelling units per gross acre. This category also includes mobile home parks. ~t an average of 2.5 persons per unit, population density in this designation would range from 15 to 27.5 persons per acre. Medium-High Residential The Medium-High Residential designation is intended for multi- family units such as townhouses and garden apartments, with densities ranging from 11.1 to 18 dwelling units per gross acre. This category also includes mobile home parks. ~t an average ~x ~ ~ rn~~+~ ~ ~~ of 2.52 persons per unit population density in this designation *~~ _.,._ would range from 27.5 to 45 persons per acre. ~. ~ ~ ~ ' °~-~ High Residential The High Residential designation is intended for multi-family units, such as apartment and condominium-type dwellings in multiple-story buildings, with densities ranging from 18.1 to 27 dwelling units per gross acre. ~t an average of 2.52 persons per unit population density in this designation would range from 45.3 to 67.5 persons per acre. Urban Core Residential The Urban Core Residential designation is intended for ~ higher density, multi-family dwellings in an urban environment with densities ranging from 27.1 to 60 dwelling units per gross acre. Page BUT 5~ Cily of Chub Vish General I'I~n LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Development at the higher end of this designation is intended to expand the potential for residential development near to public transit particularly along existing and planned transit corridors. Developments in this category should reflect high-quality design, with integrated transit access, and urban amenities, such as recreational or cultural features. Structured parking may be necessary. ~t an average of 2.5 persons per unit, population density in this designation would range from 67.8 to 150 persons per acre. The intended densities within this designation are outlined in the area Plans in section 8.0 to 10.0 of this Element The allowable density of Urban Core Residential development is linked to the provision of the desired amenities in order to establish the communit~/s vision for awell- balanced urban environment Bavfront High Residential. The Bavfront High Residential designation is intended as the highest residential density in the city to contribute to the vibrancy of a world class Bavfront ~s a focal point of the City, developments in this category should reflect the highest-quality design with well integrated urban amenities and access to transit. Structured parking may be necessary. Residential developments may include apartment and condominuim-type dwellings in multiple-story buildings, with densities ranging from 60 to 115 dwellings units per gross acre. ~t an average of 2.52 persons per unit, population density in this designation would range from 151.2 to 289.8 persons per acre. ~ncillary commercial uses are allowed within this designation to create vitality and pedestrian orientation at the street level. The intended densities within this designation are outlined in the Bavfront area Plan in section 11.0 of this Element. The allowable density of Bavfront High Residential development is linked to the provision of amenities in order to establish awell-balanced urban environment 4.9.3 Commercial Category Three commercial designations allow for a variety of retail and professional uses. The intensity of development is measured using Floor area Ratio (FAR). FAR is defined in the previous Section 4.8.2. Higher F~Rs generally indicate larger buildings and/or more stories, as shown on Figure 5- 11. Retail Commercial The Retail Commercial designation is intended to allow a range of retail shopping and services, including neighborhood, community and regional shopping areas. This category may include limited thoroughfare retail and automobile-oriented services. The FAR for this category ranges from 0.25 to 0.75. Page LUT-51 \Ili .:~.:, CITY OF CHULA VISTA LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 The Visitor Commercial designation includes transient lodging, such as hotels and motels; restaurants; commercial recreation; and retail establishments. The FAR for this category ranges from 0.25 to 1.5. Professional and Office Commercial The Professional and Office Commercial designation is intended for business, professional and public office uses. Limited retail uses that support the nearby office employees are also permitted. Retail uses that predominantly serve residential neighborhoods or shoppers from outside the immediate area are excluded from this category. The FAR for this category ranges from 0.35 to 1.5. 4.9.4 Mixed Use Category There are three mixed use designations in the mixed use category: one for commercial mixed use, and two for residential mixed use. areas designated as mixed use are intended to function differently from typical patterns of single-zone land uses, such as an area of only office buildings. In mixed use areas, a variety of compatible land uses and activities are integrated to create a dynamic urban environment that serves as the activity center for the surrounding area. There is variation in the intensity and density of mixed use designations for specific parts of the City, with residential densities ranging from 28 to 60 dwelling units per acre, and Floor area Ratios ranging from FAR 1.0 to 4.0. The allowable density and intensity of development in the mixed use is tied to the provision of necessary amenities to achieve the community's vision for awell-balanced urban environment Further guidance regarding the desired character, density, and intensity of mixed use designated areas are provided in the area Plans, Sections 8.0 - 3&11.0 of this element Those Sections also provide guidance regarding the general mix of uses envisioned for a particular area through a simple pie chart. The purpose of the pie chart is to express the broad, general apportionment of uses, including residential, retail and office. The pie charts are not intended to be literally interpreted or measured, but rather to guide the overall emphasis of uses desired for a particular area. For example, the following pie chart indicates that an area should be largely residential, with a small supportive retail component: ^ Residential ^ Retail Offices Page BUT 52 Cily of Chub Vish General I'I~n v . a'W . LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Limited Industrial :, ,; ~; ';; ~ The Limited Industrial designation is intended for light manufacturing; ~ ~ warehousing; auto repair; auto salvage yards; and flexible-use projects "`~' ~' that combine these uses with associated office space. The FAR for this ....,. cate o ran es from 0.2 5 to 0.5 9 ry 9 Regional Technology Park The Regional Technology Park designation is intended for research and development, along with the administrative and office space associated with such activity. The FAR for this category ranges from 0.25 to 0.75. General Industrial The General Industrial designation is intended to allow all uses identified for the "Research" and "Limited Industrial" categories, plus heavier manufacturing, large-scale warehousing, transportation centers and public utilities. This category also includes auto salvage yards. The FAR for this category ranges from 0.25 to 0.5. 4.9.6 Public and Quasi-Public, Parks, and Open Space The following land use designations are provided to identify various lands used for public, quasi- public, recreation/parks, and open space uses. Public and Quasi-Public The Public and Quasi-Public designation depicts ~ areas used by ~~" ~ ~` schools; churches; hospitals; civic centers; fire stations; ~} libraries, _, ~,~;. ~~,~~~,; ~.:,~<,'`~' ~ utilities, or other similar uses. When only a P or PQ symbol is used on ~`~'` ~h- Land Use Diagram, without the PQ land use, it indicates the ,~; _ ,;, gossible location of a future facility, rather than an existing use. Parks and Recreation The Parks and Recreation designation is intended for parks; sports fields; playgrounds; golf courses; and other passive and active recreation uses. The designation may also include community centers and urban parks. Page BUT 54 Cily of Chub Vish General I'I~n LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 University Study Area The University Study area is applied to four focus areas that are located on the site ofthe future university and surrounding properties in the East area Plan, and includes the University Campus; University Village; the Regional Technology Park; and the Eastern Urban Center. The purpose of the University Study area is to develop a coordinated strategy to address the important relationships between the Focus areas and the need for coordinated development to enhance the economic and community success and vitality of the District. This Study area is further described in LUT Section 10.5.4 ^^^ 4.10 Projected Population and Projected Land Use 4.10.1 Projected Population ~t build-out in 2030, the overall Chula Vista Planning area will accommodate a population of approximately 33;988 325,200, an increase of about 46% percent over the 2004 estimated population of 222,300. The Planning area also includes lands outside the City's 2004 corporate boundary. This reflects an overall annual growth rate of about 1.8 percent over the next 26 years. The City's annual growth rate over the past 30 years was about 4.6 percent not including the annexation of the inhabited Montgomery community in 1985, which included approximately 26,000 residents. Table 5.5, Chula Vista Projected Population in 2030, below, shows the current estimated and projected populations for Chula Vista by Planning area. additional historic population growth information can be found in Chapter 3, Section 3.1, Chula Vista in Perspective. TABLE 5-5 CHULA VISTA PROJECTED POPULATION IN 2030 Plannin Area Year 2004* Year 2030* * Bayfront* * * 0 ''3,800 Southwest 53,560 61,900 Northwest 56,930 74,800 East (incorporated area) 98,710 157,700 East (unincorporated area)* * * * 13,100 27,000 TOTAL 222,300 ~ 325,200 * Source: Year 2004 population estimate derived from State DOF Jan. 1, 2004 estimate for the City of Chula Vista and 2000 Census for unincorporated area. ** Year 2030 population estimate derived using year 2000 Census and State DOF factors. *** ~,...c ,..... v,.,._ ~n~n ,.,.~._.,.+,. t_,.,.,.,t ,.... ,. ,t,.....,.,t r~,..,,._,.t nt,..., t,....,t ,,,.,.,.. +t:,.._,,....t,,.~....,... *** Estimate based on a blannednumber of 1.500 units within the Bavfront area **** "East (unincorporated area)" includes the Sweetwater and East Otay Ranch Planning Subareas, with most of the growth occurring in the East Otay Ranch Planning Subarea Page LUT-57 \II/ :_~_~ CITY OF CHULA VISTA LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 TABLE 5-6 GENERAL PLAN LAND USE DISTRIBUTION IN 2030 BY PLANNING AREA (ACRES) ~~G r (r ri. 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I~ ".?~ `?.- ~ '0a1~~ I41,"~:?'.`~ '~' aww ~'U~~at~;r i ~ 7'v ] ,~~~~ ~~ I lis "rl.'.4t Qae,utet"~pl ~'1rtii~ ~.~a~tc1 lf~;~ "~~ttt~tV Cortiax~ral ~;ar~- 1'hi~~a't~n- Svr~n~lt- E!~:~uwfi, l~e~irtir~~wrp° ~ aJ~7'o~rca~~°~° I~~c~wi~a"rt~u>ti~~~t 1'lr~rt ,~"w.a~~.~ i~~°~rraE ~v~~# a~~~~t ~"Inu~la~ 4r~•ee'fl- ~lla,;~~ aAg9.~.1ti11`[",ii4 ~R-~.I~A.1°~.,"d ~1J.~'/~~9°L n1. ~~r~~rr7k~ ~ r°7' "<~s 1, ~ I i ~.u°~: S.'?l:oil 1. i 7=a• 1,=#d:11 ~}.RJ'v!7 x(.17 ? i l r~IS~ I+;a'~. i ~t~-rn V irl ai° f'~°nt-r ^ur,~(Y ~_~}~;~ i ~}.'~ ?.~,I1 '~ I ~,~i~ . ~:rii~_~r 1 ~ 1 '1'~f 9 y~l~ 1[~I~Ti+;,'~ ~ -4-~~'. ~,t~~t.') !~l ~l.hl'.>~ ~4 ~ _ ~;;,~5~~~~ -,=,_~.} i- The unincorporated portion ofthc I~oithwest PlanningArca (K7 acres w~Rcsidcntia] Luw) is included in the Unincorporated S~~ccri~atcr SuUarca column only. Streets, fi~ceways, utility right-of--ways ~ For text shown in shading, please see Page LUT--285 for Final Action Deferral Areas information \~ // nTi~i~ Page LUT-59 CHULAVISTA v . a'W . LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 TABLE 5-7 GENERAL PLAN LAND USE IN 2030 General Plan Land Use Designation 2030 Acres 2030 Dwelling Units RESIDENTIAL Low 6,972 8,218 Low Medium 8,200 42,064 Medium 1,201 13,149 Medium High 734 11,161 Hi h 400 4~ 12,769 9 Urban Core 84 3,830 Bayfront High 14 1,500 COMMERCIAL Retail 850 ~ Visitor 161 ~ Professional & Office 157 X69 MIXID USE Mixed Use Residential 727 11,954 Mixed Use Commercial 135 ~8 Mixed Use Transit Focus Area 122 3,782 INDUSTRIAL Limited Industrial 1.766 T:e~~ionrl Tachnc~lo"~ Paul:: ~ ~i~(~ General Industrial 175 ~ PUBLIC, QUASI PUBLIC AND OPEN SPACE Public/Quasi-Public 3,049 3,n~i Parks and Recreation 945 ~ Open Space 6,380 6~~ O en S ace Preserve 17,910 Open Space -Active Recreation 375 ~ Water 2, 672 SPECIAL PLANNING AREA Eastern Urban Center 240 3,313 Resort 230 ~ ~ I'cr,j~n ('entzr 1 ~'~`? ,_741 OTHER* 4,554 4,52 TOTAL 58,422 114,481 For text shown in shading, please see Page LUT--285 for Final Action Deferral Areas information Page BUT (~ Cily of Chub Vish General I'I~n LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 5.O TRANSPORTATION 5.1 Introduction Chula Vista's transportation system connects our different land ~~ uses with various types of roads and paths, providing access to '~" ~_~ ~a' -~ ' ~'" where we live, work, shop, and spend our leisure time. The . ` ~ _ ~". ~f, system plays an important role in shaping the overall structur_ ~z _ „~,: ~"" and form of the City, in that it simultaneously divides and `'`~-.~--~~- > "~~~ `~ connects land uses. ~s Chula Vista and surrounding areas ~" continue to grow, the transportation system must be able to accommodate future traffic and provide the means to move people and goods within and throughout Chula Vista. ~~ This section of the Land Use and Transportation Element discusses Chula Vista's Circulation Plan; Measurements of Traffic; Urban Core Circulation Element; Public Transit Plan; Bikeway System; Pedestrian Sidewalks, Paths and Trails; Movement of Goods; and Noise (as it relates to traffic). Trails and bikeways are further discussed in Chapter 9, Environmental Element ~ Transportation Study was completed for this General Plan and is summarized in the Environmental Impact Report (EIR). The EIR examines existing roadway conditions (Year 2004), as well as a variety of future traffic conditions (Year 2030 and Build-out Scenario). ~Ithough long- term CEQ~-level analysis was performed in the EIR, the City performs additional growth management analysis on specific circulation roadways throughout the City, as described below. This growth management analysis is in the very short term, and is not applicable to the future scenarios. ^^^ 5.2 Circulation Plan Chula Vista's Circulation Plan (Figures 5-13W and 5-13E) consists of the physical transportation system, such as streets; highways; bicycle routes; paths and sidewalks; and of various modes of transportation, such as cars; buses; Bus Rapid Transit (BRl~ vehicles; trucks (for goods movement); rail; bicycles; ridesharing; and walking. It is designed to serve the land use patterns and densities described in this General Plan, and depicts the roadway classifications that will serve transportation demand resulting from the complete build-out of the City of Chula Vista. For additional information and policies regarding transportation and transit refer to Sections 8.0 - 11.0 of this element Page LUT-61 \Ili .:~.:, CITY OF CHULA VISTA Circulation Plan -West _- __. ~~~, ~~ ~ ~~~ ~ S° ~ ~ '~ ~ ~s a~~~ h ~.arru ~~ ... ~ ~, ~ ~ l~ ~ ~ ~~~ . • • • nt~ ~ F d~7 de (2/4 Lanes) ~„-'".w- 4,~ ~ ~ j~~~~~ .~~ 4 ~~,. .. .._.~~. ~~ _. s~~ .~~ ,.,~.,, • q ~ • d _ ~ ~ "~~ br ~~ . " ~ ~' q. ~ 7 1`y'~~ ~ ~ elk "tt '~ '~ ~ # ~'! "~'' .,....,,~"~ w-- ~ ~ ~ , 4 ,..µ w- ~ ~ - v~ .. ~ ,, ~ ~ ~ o. _~... ~. ~- ._~. ~F _..,, r' __ -..~ 1. , ~; `" ~ ~' / ~" (Existing) Figure 5-13W \II~ :.~.~ Page LUT-63 CHULAVISTA IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII Circulation Plan -West Proposed G.P. Amendment ~~~ L+~gend w .~ ~ 4 ~.~a~< P~~~s~m a ~ '- ..~ ~~ ,, ~,~ ~ ~...... ~~ ... YIr,Niy~IM ~I~I_~ ~~Y ~rt~~+i. 1 -1 L.~n ~~ ~,~~ ^",..•~ ~,4717Hp"#"I~rc~al G74U~k~~G~ ~+~ La~fl~~ ~+ a, i" ,,. °"° ~~„"...~-°» ~~ ~r ~~ r C~c~v~nta~w+rw~ ~r~rmea~~a~~ $1~ ~~u~~;h .. ...~-, ~ ~. m-.. .~~ ~,~ ,~. ... ~-.~a ~,. t • "~ ~ r ~ ....-" ,..,.. wee ~.~ ~"`w",,-._.._.,.. ..-'° .. ,„.:~t .-- ~ "rte "~ q ~~,~'~ y~ ~s r-~- "~ .- . ~ i ,w 1 ~' M co ~ ~~ ~ ~,~ .~ c ~w .. M .., ~~ ~ ~, ~~ *"~ ~ ~'~1J7 "tre~f ~ ~ ~. c` ~ ~ ~, ._ ..., _ _ _ ., _..w. _.;u ........_ ... ~.,~, ._ ...~ a I~ & ~ "" r (Proposed) Figure 5-13W \1/~ .:~.: Page LUT-63 CHUIaVISTA IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII v /. a'W /.per b~ b~ LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 The freeway system serving Chula Vista consists ofthe following: Interstate 5, running north-south through the General Plan area, will continue to link Chula Vista with central San Diego to the north and Otay Mesa and Mexico to the south. Interstate 805 provides access to the center of the Chula Vista residential and commercial areas. This north-south freeway connects the inland portions of Chula Vista with communities to the north and south. State Route 54 (South Bay Freeway) provides access to and from the northeast communities of La Mesa and EI Cajon. This east-west freeway also serves as the most efficient route between the coastal area and areas to the east and northeast State Route 125 Tollway, anorth-south route, will provide access from the eastern part of the City north to La Mesa and eastern San Diego, and south to Otay Mesa and Mexico. 5.5.2 Expresswa Expressways are essentially enhanced prime arterials whose principal function is to accommodate immediate access to the freeway system for regional travel patterns. The design of expressways, therefore, emphasizes design features to increase capacity and speed, while limiting "friction" associated with driveway access and parking maneuvers. The predominant design feature of this roadway is the number of lanes it has, eight lanes total with four in each direction. ~ raised median is required to separate the two directions of travel and to provide for landscaping or other visual enhancements. 5.5.3 Six-Lane Prime Arterials This facility is designed to carry high volumes of traffic and serves to distribute traffic to and from the freeway system. The prime arterial facility proposed in the Citys Circulation Plan is designed to move traffic between major generators. 5.5.4 Six- and Four-Lane Major Streets The major street facility proposed in the Citys Circulation Plan accommodates either six or four lanes of traffic. These facilities are designed to carry high volumes oftraffic and serve to distribute traffic to and from the freeway system and arterials. Major streets are designed to distribute more localized (rather than regional) trips. Varying or hybrid configurations (such as 5 or 3 lanes) may be permissible on a case by case basis subject to discretion of the city engineer, provided that functional capacity needs are met. Page BUT ]~ Cily of chub Vish General I'I~n IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 5.5.5 Town Center Arterial The Town Center arterial is intended for use primarily in the East Planning area's Otay Ranch Subarea. Many conflicting movements are reduced through the use of paired one-way streets that may include on-street parking, wider sidewalks, and neckdowns at intersections. The Town Center arterial provides a more efficient traffic flow by eliminating wide roadway arterials, with their inherent long signal cycle lengths and segregated left turn lanes at major intersections, and it creates a more energized, mixed use pedestrian-oriented community within an enlarged urban transit network. 5.5.6 Class 1 Collector Streets Collector streets allow access to residential areas by relieving traffic pressure on arterials and major streets by providing alternate routes for short trips. Gass I collector streets primarily circulate localized traffic, and distribute traffic to and from prime arterials and major streets. Gass I collectors are designed to accommodate four lanes of traffic; however, they carry lower traffic volumes at slower speeds than major arterials. 5.5.7 Urban Core Street The following four roadway classifications are found only in Chula Vista's Urban Core Subarea and have a different acceptable LOS standard than the City's other roadway classifications. Their acceptable LOS D is in accordance with the concepts described above in Section 5.4 of this element. Gateway Street These roadways (segments of Broadway, Fourth avenue, E Street, H Street, I Street and L Street) connect the Urban Core to State Route 54, Interstate 805 and Interstate 5. These facilities are analogous to six- or four-lane major roads in other parts of the City, but will provide special design features and amenities to encourage access for the full spectrum of travel modes. These streets will be the major entry points to and from the Urban Core, and special landscape and entry treatments will be incorporated into the design. Urban Arterial These roads include portions of E Street; H Street and Fourth avenue. Urban arterial cross-sections are similar to four-lane major roads in other areas of Chula Vista, but with special features to support multi-modal trip-making, such as wider sidewalks, transit station curb "bulb outs",and pedestrian amenities. \Ili :.~.~ Page LUT-71 CHUwVISTA IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII O ~~ ~~ ^~ ^O r~ ~ i W ~. ~Q~ ~ -~ , ~`~ \~ ~If o~ ~~ ~~ ~J ` - '+ 4 a"' ~` ..a '° ~, . ~ '~5 , ~,.~, ~,a~ 4 =~` w s -~ ,~ ~~ ~-~ ~ ~~~ ~ 4~` ~ r ~., ~ ~ ~,~ , " w ,r ~, a ~' ~ ~y~~i~a'~~ ~"e~ad ., m~ kh ~ ' ~4 ~~', y q i f/' ~/f 7 ~„ ' ~ _ ~ ~\ 1~C1 ~ ~ ».~ ~ i ~ ~ ~~~' ~ W ~ ra ' ~ ~ ~ ~ r~ ~ k!J ~~ u ~ ~ J Y J ^~-~ ~ St J'ic 1~•,1 F'1 .. „w r. f4Y s 1Y y .-$ ~ ~ . 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LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 PLANNING FACTORS, OBJECTIVES, 7^0 AND POLICIES There are several planning factors involved in achieving the three goals of the Land use and Transportation Element Such factors are discussed in Sections 7.1 - 11.4.3 of this element. Each factor has at least one objective, or focused goal, and each objective has at least one policy, which describes how the City will meet the objectives. 7.1 A Balance of Land Uses ~ balance of land uses-residential; employment; commercial; recreational; civic/cultural; and open space, provided at the appropriate intensity, location, and mix-is important to Chula Vista's future. Benefits include: reduced commute times; improved air quality; higher sales tax revenues; increased mobility options; and an improved quality of life for City residents. For example, jobs that are close to housing areas reduce commute times and improve air quality. Currently, Chula Vista has fewer jobs than housing units. adding more jobs, shopping, and restaurants to our City can help to reduce trips outside the City and increase local revenues. ~ full range of commercial services, from regional shopping centers to specialty stores, is convenient for residents, can attract non-residents to shop here, and keeps sales tax revenues in the City, where it will most benefit residents. Residential areas with nearby stores, services, and restaurants allow residents to walk or bike for their daily shopping needs, which is a healthy alternative to driving. Residential; commercial; industrial; educational; recreational; and civic facilities should provide a balance and combination of uses that both complement the existing community and accommodate the future needs and desires of the community. Ideally, this balance would meet the n~~ds of Chula Vista's residents and contribute towards meting regional n~~ds. Objective - LUT 1 Provide a balance of residential and non-residential development throughout the City that achieves a vibrant development pattern, enhances the character oFthe City, and meets the present and Future needs of all residents and businesses. Page BUT g6 Cily of chub Vish General I'I~n v . a'W . LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 LUT 1.12 Encourage regional-serving, high-volume retail or other uses to locate near freeway access to minimize traffic on City streets. LUT 1.13 Maintain neighborhood and community shopping centers of sizes and at locations that offer both choice and convenience for shoppers and residents, while sustaining a strong retail base for the City. LUT 1.14 Provide sufficient sites to meet the need for commercial services that can be supported by local residents, businesses and workers, such as automobile sales and repair; construction contractors; building material; warehousing and storage; home repair services; and maintenance supplies. LUT Z.ZJ ~Ilow office uses that are associated with complementary commercial service businesses in commercial service areas. LUT 1.16 Maintain and promote the Northwest Planning area's Urban Core Subarea as the major office; financial; civic; and cultural center of Chula Vista by directing higher intensity office uses; government; urban residential; retail; restaurants; and entertainment uses to locate there. LUT 1.17 Encourage the development of cultural and performing arts nodes in different areas throughout the City, each with a specific non-competing focus, such as viewing performances or works of art, and learning about, creating, or purchasing art LUT 1.18 Prepare Specific Plans or other appropriate plans to further define and implement the General Plan's intent for the Northwest and Southwest Planning treas. LUT 1.19 Evaluate land use intensities in conjunction with the review of any zone change and/or General Plan amendment to permit density or modify intensity. Factors to be considered include, but are not limited to, the maximum intensity allowed for the applicable land use designation in the General Plan, traffic circulation patterns, environmental constraints, and compatibility with surrounding land uses. LUT 1.2~ Redevelop the Bayfront Planning area as a world-class bayfront that will benefit citizens and visitors through the development of entertainment, retail, cultural, residential, office and parks and the preservation of natural open spaces. ^^^ Page BUT gg Cily of Chub Vish General I'I~n IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 7.2 Urban Design and Form ~s introduced in Section 3.5 of this element, establishing and reinforcing Chula Vista's urban design and form is necessary to ensure that the desired character and image of the City is protected and enhanced as the City grows and develops over time. The evolving urban design and form of Chula Vista are considered to be key to the City's community character and image, and should be addressed carefully. ~s noted, in particular, under Theme 8, "Shaping the Future through the Present and Pasf', such change and evolution must be accomplished in a manner that complements Chula Vista's heritage and unique sense of place. This includes consideration of a number ofinter-related factors, such as preserving and enhancing stable residential neighborhoods, focusing on edges between new development and redevelopment to ensure compatible land use and edge transitions, and historic preservation, among others. This approach to ensuring harmony between needed and desired changes and harmony between the City's past and present is carried out through a number of objectives and policies, both in this Section and in Sections 7.3 through 7.6, as well as in the area Plans in LUT Sections 8.0 - ~9-9 11.0 Given Chula Vista's past, and the community's concerns about image and character, another key component of this General Plan is clearly identifying those areas where the highest intensities and densities should be focused. In the General Plan, these areas consist of the Mixed Use Transit Focus area (TF~) designated lands in Northwest Chula Vista at the E and H Street trolley station areas, and the area around Third avenue and H Street Within the Bayfront, higher intensities and densities are planned near the marina. In Eastern Chula Vista, they are f ocused within the Eastern Urban Center of Otay Ranch. These areas are targeted for the highest intensity and density of land uses, the largest potential building forms, and in western Chula Vista, some are located proximate to existing residential areas. Therefore, it is important that provisions for transitions and edges among building masses, and land uses relationships both within the TF~s, and between the TF~-designated areas and adjoining existing neighborhoods, be clear and well-defined. These provisions must address such topics (among others) as building setbacks, screening and landscaping, solar access and shadowing, and pedestrian and vehicular circulation. The following Objectives and Policies, as well as those in Section 7.5, address these topics. Historically, taller buildings (over four or five stories) have occurred rarely, and certainly not through a strategic effort to define the City's skyline, to identify where prominent building mass would be beneficial, or to signify important activity centers. ~s shown on Figure 5-18, Urban Form, this General Plan identifies four, limited locations where urban development intensities would be most appropriate. These include the two Transit Focus areas (TF~) in Urban Core of western Chula Vista ~e around the existing E Street and H Street trolley stations, ~~~'~ r., +"~ F„+.. ~+.+;~r " ~+-~~+ r . T";-., "~ . .within the Baytront Planning area, ~ ~~~ ~- and in the Eastern Urban Center in Otay Ranch which has been planned for urban development since the Otay Ranch General Development Plan was approved in 1993. \Ili :.~.~ Page LUT-89 CHULAVISTA IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII O ~~ ~ ~ M b ~~ "II ~~ ~~~ w _. ~ ._ _, ,~~~ n IL YLT '= Lt:N ~ u`~ y 1 Lkd '~ ~. ` ~ f i ~.:~ ~ ~_ __-.,. _ ~~.., ,~ .. ~~~ ~ '~ -~ ~, ~ ,~~ ~ o> i~~ ~~~ ~_ V O _J ~_ i X = W ~ LL ~u S .~ a 0 P C_) N x ~] la1 ~ ." ~. r t~J "~ "w ~ r , . tea. ~"~~ '',, ;.Y%~ ~ ~ ~~~ ,. ~ ~ ~~ ~ ~ o ww r- ,.. n ~ x i '~~ _ ~ .. ~ ~ ~- _ _ 41t ~ , ~,, .~ u ..~ ~~~~ `~i ~ ~~ x , ~- '~ ~, -, -- -- 1_ -- ~ ~ ~ ~ ~ ~ IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII Q ,~ij n o> IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII ~ }f ~f ~~ ~1 ~g x v ~ ~ ~i ~ ~ I a ~- I ----- I ~ I I ~ I ~ I ~~ ~ 1 ~ ~J ~ I 3¢Y O -¢i I-~ ~ ~ _ _.., I a¢Y ( ~..~..~ %''kl .,~~ - ..~ ~ ,_.._.. ~ .~ 'QyaxsanM '~~. 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F Z c C3 U a 2 ~ ~ J ~ `~ .%lh IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 ~Iso depicted on Figure 5-18 is the H StreetTransit Corridor Special Study area. The purpose of this special study is to analyze and evaluate the appropriateness of plan changes that could result in mixed land uses, increased intensities, and potential high-rise buildings along H Street between Interstate 5 and Fourth avenue. ~n important consideration of the study is that the area is a major activity corridor, and functions as the primary entry into the urban core. It is a major link between Broadway and the downtown area, is targeted as a major transit connection between the eastern portion of the City and the west, and currently consists primarily of community or sub-regional-serving non-residential land uses. These uses include the South County Regional Center and Superior Court; medical offices; several bank facilities; a major hospital and medical facility at Scripps; major commercial uses at the Chula Vista Center; numerous restaurants; retail businesses; and professional offices. In view of these existing land uses along H Street the future intensification planned with the two TF~s at either end of the corridor, and the potential for future market forces to focus on H Street as a key corridor, a special study is needed that examines further potential changes in land use and intensity; building mass; the potential for taller buildings; and the relationship and appropriate transitions to adjacent stable neighborhoods (see Policy LUT 2.6). The identification oftheabove-mentioned TF~s and corridor within the City's Urban Core, the Ba ront as well as within the Eastern Urban Center (EUC), are intended to establish places where people are attracted to active; pedestrian-oriented experiences, including: shopping; restaurants; entertainment; and employment and which are located along major thoroughfares and transit routes where they can be most readily accessed. While allowance for higher intensities and taller buildings, (or "high-rise" structures), in these locations provides more housing, employment and other opportunities on a smaller amount of land, the principal reason for high-rise structures is to provide landmarks and skyline recognition for key areas of the City, and punctuate them as vibrant active and successful community centers. The following objectives and policies are provided to ensure that the evolution of more urban land use areas within Chula Vista is strategically focused and harmoniously integrated to adjoining, stable neighborhood areas, and that the allowance of high-rise structures of eight or more stories is appropriately managed. In addition, please see Planning area Plans in Sections 8.0 - ~ 11.0 of this element for further site area specific discussions and policies, as well as the Otay Ranch General Development Plan (GDP), which addresses development within the EUC. \Ili :.~.~ Page LUT-91 CHULAVISTA IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII v . a'W . LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Objective - LUT 2 Limit locations For the highest development intensities and densities, and the tallest building Forms, to key urban activity centers that are also well- served by transit Policies LUT Z.1 Locate Mixed Use Transit Focus areas where major transit stations exist or are planned. LUT Z.Z Locate the highest development intensities and residential densities within Mixed Use Transit Focus areas where strong City Gateway elements exist or key urban activity areas occur. LUT 2.3 Limit the location of high-rise structures to within the E Street and H Street Transit Focus areas at Interstate 5, the Baytront, and the Eastern Urban Center area of Otay Ranch. LUT 2.4 High-rise buildings will be subject to discretionary review in order to ensure they are a positive addition to the City, in accordance with the following provisions: The building must reflect unique, signature architecture that symbolizes the City and can be immediately recognized as a positive Chula Vista landmark. The building must be accompanied by clear public benefits in acceptance of the height, such as increased public areas, plazas; fountains; parks or paseos; extensive streetscape improvements; or other public venues or amenities. The overall building height and massing must reflect appropriate transitions to surrounding areas, in accordance with the future vision for those areas, or if the building is on the periphery of an area of change, to the adjoining neighborhood. Specific Plans, General Development Plans/Sectional Planning area Plans or other zoning regulations will provide the basis for defining such transitions. Page BUT 92 Cily of chub Vish General I'I~n LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 LUT Z.J Require proposals for development within TF~s to conduct studies to assess the effects on light and solar access, and shadowing and wind patterns on adjacent areas and buildings. LUT 2.6 Conduct a special study to examine the potential for higher land use intensities and taller buildings along the H StreetTransit Focus Corridor between Interstate 5 and Fourth avenue, and to address compatibility issues with adjacent stable neighborhoods. The precise boundaries will be established at the time of the study, and all land use policies within in this General Plan shall apply until modified or amended, as a result of study findings. Objective -LUT 3 Direct the urban design and Form of new development and redevelopment in a manner that blends with and enhances Chula Vista's character and qualities, both physical and social. Policies LUT 3.1 adopt urban design guidelines and/or other development regulations for all Districts or Focused areas of Change as presented in Sections LUT 8.0 - ~ 11.0 of the LUT Element as necessary, to ensure that new development or redevelopment recognizes and enhances the character and identity of adjacent areas, consistent with this General Plan's Vision. LUT 3.2 any such urban design guidelines and/or other development regulations shall be consistent with other, related policies and provisions in this General Plan, including Sections 7.3 through 7.6. LUT 3.3 Buildings within the TF~s should not adversely affect public views or view corridors, and should be designed to be sensitive to adjacent buildings and areas. ^^^ \II~ :.~.~ Page LUT-93 CHULAVISTA v . a'W . LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Objective -LUT 5 Designate opportunities for mixed use areas with higher density housing that is near shopping, jobs, and transit in appropriate locations throughout the City. Policies LUT .1 Promote mixed use development, where appropriate, to ensure apedestrian- friendly environment that has opportunities for housing; jobs; childcare; shopping; entertainment; parks; and recreation in close proximity to one another. LUTJ.Z Encourage new development that is organized around compact, walkable, mixed use neighborhoods and districts in order to conserve open space resources, minimize infrastructure costs, and reduce reliance on the automobile. LUT J.3 authorize and encourage mixed use development in focus areas, including high- density residential housing, neighborhood-serving commercial, and office uses. LUT J.4 Develop the following areas as mixed use centers: Urban Core; Ba ront Palomar Trolley Station; Eastern Urban Center; and Otay Ranch Village Cores and ~ Town Centers. LUT .J emend the Zoning Ordinance to implement mixed use zoning districts that provide development standards for mixed use development which should address minimum density and intensity requirements; allowable uses; building heights; and any shared parking standards LUT J.6 ~I low for the revitalization and intensification of infill sites within the Northwest and Southwest Planning areas, consistent with FAR limitations; and amend the Zoning Ordinance sothat itdoes not inhibitappropriateinfill development LUT 5.7 Encourage new ownership or rental housing in mixed use designations and near major transit services, where compatible with adjacent neighborhoods. Mixed use housing should minimize impacts on designated single-family neighborhoods. ~ For text shown in shading, please see Page LUT-285 for Final Action Deferral Areas information Page BUT 96 Cily of chub Vish General I'I~n LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 LUT 6.6 Establish design guidelines and development standards for commercial and mixed use development that respect and complement the character of surrounding neighborhoods and uses. LUT 6.7 Require that outdoor storage areas or salvage yards be screened from any public right-of--way. LUT 6.8 Require that any land use that handles, generates and/or transports hazardous substances, will not negatively impact existing or future sensitive receptors/land uses, as defined by state and federal regulations. LUT 6.9 Coordinate with adjacent landowners, the Port of San Diego, cities, and San Diego County in establishing compatible land uses for areas adjacent to the City's boundaries. LUT 6.ZO Coordinate and work closely with the City of San Diego, National City, and San Diego County in the Otay valley Regional Park and Sweetwater/Bonita areas to participate in the development review processes of projects proposed in these areas. Work to ensure that such development takes applicable City of Chula Vista standards into consideration, as appropriate. Objective -LUT 7 Appropriate transitions should be provided between land uses. Policies LUT 7.1 Protect adjacent stable residential neighborhoods by establishing guidelines that reduce the potential impacts of higher intensity mixed use, commercial, and urban residential developments (i.e. transitional areas). LUT 7.2 Require new or expanded uses to provide mitigation or buffers between existing uses where significant adverse impacts could occur. \II~ :.~.~ Page LUT-99 CHULAVISTA v . a'W . LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Scenic Resources Objective - LUT 13 Preserve scenic resources in Chula Vista, maintain the City's open space network, and promote beautification oFthe City. Policies LUT 13.1 Identify and protect important public viewpoints and viewsheds throughout the Planning area, including features within and outside the planning area, such as: mountain; native habitat areas; San Diego Bay; and historic resources. LUT 13.2 Continue to implement the City's planned open space network. LUT 13.3 Screen unsightly industrial properties on the Bayfront or convert such properties to uses that are consistent with the desired visual character of the Bayfront ~s described in section 11.0 of this Element and the Baytront Master Plan. LUT 13.4 any discretionary projects proposed adjacent to scenic routes, with the exception of individual single-family dwellings, shall be subject to design review to ensure that the design of the development proposal will enhance the scenic quality of the route. Review should include site design, architectural design, height landscaping, signage, and utilities. Development adjacent to designated scenic routes should be designed to: Create substantial open areas adjacent to scenic routes through clustering development Create a pleasing streetscape through landscaping and varied building setbacks; and Coordinate signage, graphics and/or signage requirements, and standards. ^^^ Page BUT 1~g Cily of chub Vish General I'I~n v . a'W . LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 7.12 Regional Cooperation and Coordination Many important issues affecting Chula Vista's quality of life, such as traffic congestion; air quality; jobs; and economic prosperity are regional issues shared by San Diego County's other cities, and unincorporated areas. Region-wide discussion and planning, with coordinated action and implementation, can address and improve regional issues and concerns that affect Chula Vista. The Regional Comprehensive Plan (RCP) approved by S~ND~G in July 2004 provides a common basis for the region's cities to address issues of mutual concern and to provide balanced, regional solutions. It is important that the City continue to participate on regional bodies that address these issues, and continue to advocate and support proposed RCP solutions that will improve the quality of life for City residents. The City is also influenced and affected by activities that take place immediately adjacent to its corporate boundary, such as National City, ~} San Diego, and the Port of San Diego; within its sphere of influence, such as San Diego Count~/s Sweetwater Community Plan area; or in the nearby surrounding area, such as the Otay Valley and Otay Mesa. Chula Vista needs to address issues of concern or problems in these areas, including establishment of appropriate municipal service boundaries and clear community identity, and proactively work with the appropriate jurisdiction to develop solutions. Objective - LUT 24 Work cooperatively with other agencies and jurisdictions to address regional issues that aFFect the quality of IiFe for Chula Vista's residents, such as land use, jobs/housing balance, transportation, mobility, and economic prosperity, and advocate proactively with appropriate agencies regarding key issues. Policies LUT 24.1 Continue to coordinate with regional planning agencies to address regional issues integral to Chula Vista residents' quality of life, and advocate proactively with appropriate bodies regarding key issues. LUT 24.2 Coordinate City strategies with S~ND~G, member jurisdictions and other appropriate agencies and/or organizations to meet housing and employment needs. Page BUT 12~ Cily of chub Vish General I'I~n LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 LUT 24.3 Coordinate and cooperate with, and advocate the City's position and strategies on key issues with, appropriate State-wide agencies and organizations, including but not limited to Caltrans and the League of Cities. LUT 24.4 Coordinate airport land use compatiblility planning with the San Diego County Regional airport authority in its role as the San Diego County airport Land Use Commission. LUT 24.5 Coordinate and work closely with the Port of San Diego to ensure compatible land uses to meet recreational, visitor serving, housing, commercial, and maritime needs in the Chula Vista Bayfront Objective -LUT 25 Address issues of concern or specific problems in areas immediately adjacent to the City's boundaries or within nearby surrounding areas, and proactively work with the appropriate jurisdiction to develop solutions. Policies LUT ZJ.1 Work with the City of San Diego to adjust the boundary between San Diego and Chula Vista to generally follow the Otay River. LUT ZJ.Z Work with the National City to adjust the boundary between National City and Chula Vista to generally follow the Sweetwater River/State Route 54. LUT 25.3 Work with the Port of San Diego to adjust the boundary between the Port Lands and Chula Vista in conformance with the Bavfront Master Plan. ^^^ \II~ :.~.~ Page LUT-121 CHULAVISTA LAND USE AND TRANSPORTATION ELEMENT 11.~ BAYFRONT 11.1 Description/Setting The Bayfront Planning area encompasses approximately 2,620 acres,~€ which ~k includes uplands or filled areas above mean high tide; and ~~€~€ wetlands. The majority ofthe ~ developed area within the Ba ront Planning area +~ currently consists of industrial and commercial uses. The remainder of the u lands is underutilized and either vacant or used for smaller industrial ~e warehouse and commercial purposes. The ~-e€ existing development consists of low-rise buildings and open parking areas ^^^ CHAPTER 5 The Chula Vista Ba Font is envisioned as a wo~'ld-class Ba~f Font to benefit all citizens and visitors to the ~e~aon. \Ili :.~.~ Page LUT--283 CHUwVISTA v . a'W . LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Planning for the Baytront area is amulti-tiered effort that requires inter-jurisdictional cooperation with the State of California and the San Diego Unified Port District The State of California Coastal Commission guides development within the Chula Vista Bayfront coastal zone area throughThe California Coastal pct Local Coastal Program (Chula Vista LCP). The Chula Vista LCP provides a detailed land use plan for the orderly Growth, development, redevelopment, and conservation of resources. The Chula Vista LCP has been certified by the State Coastal Commission and adopted by ordinance in the Chula Vista Municipal Code. The San Diego Unified Port District (Port District) manages and protects the State tidal lands for the people of the State of California. Tidelands are held in public trust for purposes of water-related commerce, navigation, fisheries, recreation and the environment, for which private development, including residential use, is not allowed. approximately 554 acres of the 2,573-acre Bayfront Planning area is within the trusteeship and planning_f urisdiction of the Port. The remaining land within the Baytront Planning area is within the planning_f urisdiction of the City of Chula Vista. ~ Baytront Master Plan has been developed in partnership between the Port District and the City of Chula Vista to Guide the development of the Bavfront Plannina area as described by the City of Chula Vista LCP and the Port District Master Plan. 9e~-~a+~~The Bayfront Master Plan envisions aworld-class Bayfront in the City of Chula Vista to benefit citizens and visitors to the region, and to complement existing and proposed development within the City's corporate boundaries. Page BUT 2g4 Cily of Chub Vish General I'I~n LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 ~ major component of the Bayfront Master Plan is the protection of natural areas and sensitive biological resources. The Ba ront Master Plan ~ ~~ su orts the ~-m~ implementation of a variety of uses including office, residential, retail, entertainment, ~} recreation,~+ other visitor-serving uses, and reconfiguration of the harbor, .Objectives identified in the Bayfront Master Plan include: Ensuring conformance with the tidelands trust requirements Protectie~~ and enhanc~in~c e~ environmental resources Enhanc~i~ e€tt~ the existing culturally diverse community Providing visitor-serving and recreational opportunities Creatie~~ e€ recreational, public art and open space opportunities 11.2 Subareas The Bavtront Planning area (Figure 5-48) consists ofthree planning subareas: Sweetwater Harbor and Otay. Within these subareas are established commercial, office, industrial, recreational and natural preserve areas that are expected to evolve over time as the City continues to mature. and that offer opportunities for infill development. redeveloament. and new rofect, including residential development In Section 11.3, area-Wide Planning Factors, Objectives, and Policies, issues are addressed and policies are presented that are important to the entire Baytront Planning area. Subsequently, Section 11.4. Subarea Plannina Factors. Obiectives and Policies. issues are addressed and aolicies are presented specifically for the three subareas noted above. \II~ :.~.~ Page LUT--285 CHULAVISTA Q ,~~ ~~~ o> ~ ~ c ~/l~l~t ~~ ~ ~~ v ~ i~ ~ a ~~ ~ ~ ~ " • ~,,+ .. f ^ ~ ~ i ~ ~ e _.... uy ~ '~ ~ 'R'+.....,r~ ~ ~~ ... ~~ ~ O x t^ ~. ~ ~4 l ~~ ~ r ~ ...w... ~ ~ F ~ ~ W. ~ c .,¢ ,w„ ~ ~ ~ ~ ~ ~ ~ ~ i f ~~i ~'""`...,..,~~ ~ ~ ,. N .... ..,...... .. 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LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 11.3 Area-Wide Planning Factors, Objectives and Policies There are several topics or issues with respect to the Bayfront Planning area that require more focused discussion: Create a Baytront Focal Point Baytront Linkages Baytront Street Network Mobility Parks and Recreation Open Space Conservation 11.3.1 Create a Bayfront Focal Point The continuing development and redevelopment of the Baytront will create awater-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 County. The development standards and quality will equal those of similar areas 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. Objective -LUT 98 Create awater-oriented Focal point for the entire City of Chula Vista, which includes uses that are attractive to visitors and residents alike. Policies LUT 98.1 Provide for a balanced and well-defined mix of land uses indudina visitor serving, commercial, cultural, civic, residential, recreational and open space Conservation. LUT 98.2 Improve the visual quality of the Baytront by promoting both public and private uses that will remove existing blighted structures or conditions, and develop a new image through high quality architecture and landscape architecture. LUT 98.3 ~Ilow Baytront development intensity that provides for economic generators Within the capacity of planned public service and infrastructure systems. Page BUT 2g] Cily of Chub Visla General Ilan LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 LUT 98.4 Provide good regional access to the Baytront from I-5 and SR 54, improved gateway entries, well-routed and designed roadways, connections to public transit, well located and adequate parking areas, and enhanced pedestrian end bicvcle access. LUT 98.J Locate new development to be compatible with the protection and Enhancement of environmentally sensitive lands in the Bavtront 11.3.2 Bayfront Linkages The Bayfront Planning area will provide visitors and residents with entertainment, recreational activities, lodging and other services within a compact area. Therefore, the full range of access linkages by car, transit, bicvcle, or on foot should be planned and implemented through development of the Baytront Planning area. The relationship between the Baytront and the adjacent Urban Core Subarea of the Northwest Planning area provides an opportunity to create synergy to connected, vet distinct, areas of the City. Objective -LUT 99 Establish linkaaes between the BavFront Plannina Area and the Northwest Planning Area for pedestrians, bicycles, and transit. Policies LUT 99.1 Pedestrian and bicvcle access between the Bayfront Planning area and the Northwest Planning area should be identified, and guidelines for their development should be established, through the Bayfront Specific Plan or a Subsequent implementation document. LUT 99.2 Ensure the design and construction of enhanced (wider) Interstate freeway overpasses at E, F, and H Streets, as a discrete projector in conjunction with any freeway interchanae imarovement aroarams. The crossinas shall incorporate vehicular, transit, and pedestrian/bicvcle access. LUT 99.3 Promote the development and operation of a circulation system to link and serve the Bayfront Planning area, the Urban Core Subarea's commercial areas, and the E and H Street trolley stations. \II~ :.~.~ Page LUT-288 CHULAVISTA v . a'W . LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 LUT 99.4 Ensure integration of the Chula Vista Bayfront component of the regional Bayshore Bikeway that will provide a continuous bike loop around San Diego Bay. LUT 99.J Ensure integration of the Bayfront Planning area component of the Chula Vista Greenbelt to provide a connection between eastern Chula Vista and the Baytront. 11.3.3 Bayfront Street Network The intensification of land uses within the Bayfront Planning area will alter the character of the built environment over time, creating a more urban context The transportation network takes into account all modes of travel within this urban context, including_publicuansit; bicycles; pedestrians; and the automobile. Fiaure 5-49 illustrates the Bavtront street network. The streets located in the Bavfront should be desianed with aedestrians and bicyclists in mind in order to increase social interaction; provide better support; emphasize a friendly, inviting environment for bicycling and walking; and create great places for people to live, work and visit In general, these streets will have wide sidewalks, street trees, and parkways. These streets will arovide. in varvina amounts. the followina aeneralized amenities: .~ Wayfinding maps; trash receptacles; and benches should be strategically located throughout the Baytront. Streetscapes should be designed with inviting sidewalks wide enough to be passable without having to maneuver around hedges and other obstacles, and non- contiguous to the street for the creation of parkways. .~ On-street parking, limited curb cuts, and landscaping or planting strips that create a buffer between traffic and aedestrians and arovide canoav shade. ~ well-desianed streetscaae makes aeoale feel comfortable and invites and motivates aeoale to walk or bike to destinations. The Baytront street design should include mid-block crosswalks and off-street pathways through future common areas and open spaces. .~ Easily accessible building entrances in close proximity to the sidewalk. Windows at street level with no blank walls on adfacent buildings. .~ Distinctive public transit amenities to increase ease of its use and attractiveness ofthe area. Transit amenities should include bus information kiosks, bicyde facilities and interconnections to other routes and bikeways; bike racks; lockers; and shower facilities. The intent is to reinforce bicycling as a mode of transportation connected to and coordinated with other modes to connect people and places through a complete street network. ~s discussed in Section 5.5.7, separate roadway classifications have been identified for the Northwest Planning area's Urban Core Subarea. These classifications reflect the special operating characteristics of roadways within a more urbanized, mixed-use environment and facilitate multi- modal design elements and amenities (such as enhanced sidewalks and transit facilities). Page BUT 2g9 Cily of Chub Vish General I'I~n LAND USE AND TRANSPORTATION ELEMENT Objective -LUT 100 CHAPTER 5 Establish roadways in the BayFront Planning Area that respond to the special operating characteristics of roadways within a more urbanized environment, accommodate slower speeds in pedestrian-oriented areas, and facilitate multi-modal design elements and amenities. Policies LUT Zoo.1 Design and develop roadways to include pedestrian, bicyde and transit amenities aaaroariate to their function. 1.3.4 Mobility Mobility refers to all modes of transportation, and includes people's use of cars; trolleys; buses; bicydes; and walking. The planned street circulation system within the Bayfront Planning area will provide vehicular access, although an emphasis on pedestrian circulation, accessibility, and safety is equally important to traffic flow. Increased access to transit facilities and apedestrian- friendly environment that encourages walking are two important components of mobility in the Ba ront. The Transit First! Program prepared by S~ND~G identifies future transit routes for Bus Rapid Transit (BRl~ in Chula Vista that connect to the existing E and H Street trolley stations. This transit system will use the H Street corridor as an east/west route, with planned transit stations approximately every mile. ~ bus shuttle system is envisioned to link the Urban Core Subarea with the Bayfront Planning area to provide residents and visitors with convenient access to transit stations, as well as shopping and services in both areas and to provide access to the Bayfront Planning area from other parts of the city. The extensive parks and open spaces within the Bayfront Planning area provide an important recreational amenity for Chula Vista residents and visitors. Bicycle and pedestrian paths are envisioned throughout the Bayfront Planning area to provide access between transit stations, parking areas, the waterfront and these park and open space areas. \II~ :.~.~ Page LUT-290 CHULAVISTA v . a'W . LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Objective - LUT 101 Incr~as~ n~obiliw for residents and visitors in the Bavlron~ Planninu Aria. Policies LUT 11.1 Create safe and convenient pedestrian access to, from, and within the Baytront Planning area. LUT 11.2 Provide adequate sidewalk space on heavily traveled pedestrian corridors within the Bayfront Planning area. LUT 11.3 Provide mid-block pedestrian crossings and sidewalk curb extensions, where feasible. to shorten aedestrian walkina distances. LUT 11.4 Locate secure bicyde parking facilities near transit centers, major public and private buildings, and in recreational areas. LUT Z~Z.J Encourage the establishment of a transit shuttle svstem that connects the Baytront Planning area with the Northwest Plan area Urban Core,. Connections to the Civic Center and transit stations on E and H Streets should be considered as ariorities. LUT 11.6 Design and implement a svstem of landscaped pedestrian paths that link important features of the Baytront Planning area, especially an F Street Promenade that will link the Baytront Planning area with Broadway and Downtown Third avenue. LUT 101.7 Encourage the establishment of a water taxi svstem that will link the Baytront Plannina area with other important features and destinations alona San Diego Bay. 11.3.5 Parks and Recreation The Bayfront Master Plan provides for an approximate 250-acre park and open space svstem to protect the natural beauty ofthe area and to provide improved access and usage of the bay by Page BUT 291 Cily of Chub Vish General I'I~n LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 area residents and visitors. The park and open space system will include areas for quiet enfoyment of nature; active play areas; performance spaces; boardwalks; promenades; bike paths; iogging trails and an active waterFrontwith anew pier. The marina is planned to be reconfigured to provide access for water taxis; dinner boats; harbor cruises; historic vessels/museums; and sailing school boats. Objective -LUT 102 Create park and recreational opportunities in the Bayfront Planning Area that protect the natural beautU oFthe Bay and improve access and usage by area residents and visitors. Policies LUT Zo2.1 Provide park and recreation facilities within the Bayfront Planning area to serve residents and visitors LUT Zo2.2 Provide pedestrian and bicycle connections to link park and recreation Facilities within the Bavfront 11.3,.6 .,.Open Space Conservation .... .... .... .... .... .... ........ Natural open space preserve planning efforts, such as the Multiple Species Conservation Program (MSCP) and the Sweetwater Marsh National Wildlife Refuge, areas within the Bayfront Planning area will be the focus of continuing conservation efforts. Opportunities to provide for open space conservation occur throughout the Bayfront and such open spaces are a key component in the City's Greenbelt System. Future development opportunities adjacent to these areas. as well as aark imalementation efforts. need to resaect and conserve these imaortant oxen space resources. Refer to Chapter 9, the Environmental Element, for additional discussion and policies on open s ace Objective -LUT 103 Provide for natural open space conservation in the Bayfront Planning Area. ~~~r~ :.~.~ Page LUT-292 CHULAVISTA v /. a'W /.per b~ b~ Policies LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 LUT 13.1 Provide for the conservation of natural open space within the Chula Vista Greenbelt svstem. LUT 13.2 Identify and protect important public viewpoints and viewsheds along the Bavtront where native habitat areas exist. LUT 13.3 Provide for well-designed safe and secure staging areas, kiosks, and rest stops Within the Baytront segment of the Chula Vista Greenbelt svstem. 11.4 Subarea Planning Factors, Objectives and Policies 11.4,.1 .... Sweetwater Subarea .... .... .... .... .... .... .... ........ Description of Subarea The Sweetwater Subarea is located in the northern portion of the Baytront Planning area, west of Interstate 5. The Subarea extends south to F Street and includes a small peninsular area extendina southwest of F Street Existina Conditions The maf ority of the planning area is owned by the Federal Government and operated by the U.S. Fish and Wildlife Service as the Sweetwater Marsh National Wildlife Refuge. Primary land uses outside the Wildlife Refuge include commercial, motel, restaurant, office, and transportation/utility easement Vision for the Sweetwater Subarea The Sweetwater Subarea has developed with a focus on employment uses and visitor-serving hotels and restaurants located in proximity to Interstate 5, while providing for expansive views and protection of sensitive open space preserve areas that extend through the Sweetwater Marsh to the San Diego Bay. To provide for protection of open space, development has transitioned from lower scale buildings adfacent to open space buffer areas to taller buildings near Interstate 5. Pedestrian and bicycle linkages, including the Bayshore Bikeway, meander along scenic roadways and provide a component of the Chula Vista Greenbelt trail svstem that encircles the city. Pedestrian-oriented urban development in the City's Urban Core is linked to the Sweetwater Subarea by the F Street Promenade, providing opportunities for residents to enw the benefits of the Baytront natural setting_ Page BUT 293 Cily of Chub Vish General I'I~n LAND USE AND TRANSPORTATION ELEMENT Objective -LUT 104 CHAPTER 5 Encourage redevelopment and new development activities within the Sweetwater Subarea that will minimize impacts to environmentally sensitive lands adjacent to the Sweetwater Marsh National WiIdliFe ReFuge. Policies Uses LUT 14.1 Focus new development and redevelopment on less environmentally sensitive lands. LUT 14.2 Encourage lower intensity and visitor-serving development such as hotel, mixed- use, commercial and office that will be compatible with this environmentally- themed area. LUT 14.3 Provide parks and open space for recreation, nature study and enwment of San Diego Bay. LUT 14.4 Protect, maintain, and enhance wildlife habitat within the National Wildlife Refuge while allowingpublic enwment of coastal resources. Intensity/Height LUT 104.5 In the Sweetwater Subarea, the "Visitor Commercial" desianation is intended to have an area-wide aggregate FAR of 0.5 and the Professional/ administrative designation is intended to have an area-wide aggregate FAR of 0.75. The Baytront Specific Plan will establish parcel-specific F~Rs that may vary from the area-wide aggregate (refer to Section 4.9.1, Interpreting the Land Use Diagram, for a discussion of district-wide versus aarcel-specific F~RJ. LUT 14.6 Building heights shall be predominantly low-rise to mid-rise with some high-rise buildings located within the eastern part of the Subarea. env high-rise buildings will be subject to discretionary review pursuant to the provisions of LUT Section 7.2. LUT 104.7 Establish locations within the Subarea where permitted building heights and Densities are greater than in locations adf acent to sensitive open spaces. \II~ :.~.~ Page LUT-294 CHULAVISTA v /. a'W /.per b~ b~ LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 LUT 104.8 Establish standards for transitions in building height that respond to public view corridors and proximity to sensitive open spaces.. DC'Sl~r12 LUT 104.9 The Bavfront Specific Plan or other regulations prepared to guide development in the Sweetwater Subarea shall address design issues that create a sense of place, apedestrian-friendly environment, enhanced pedestrian and bicycle linkages, and compatibility with the scale and nature-oriented focus of the area as described in LUT Section 7.6. LUT 104.10 Maximize the sense of arrival and access to the Baytront via the E Street entry and provide clearly identifiable gateways to the Bayfront. AYl'LP.YlZfZP.,C' LUT 104.11 Community amenities to be considered for the Sweetwater Subarea as cart of any incentives program should include, but not be limited to, those listed in Policy LUT 27.1 11.4.2 Harbor Subarea Description of Subarea The Harbor Subarea is located in the central portion of the Baytront Planning area, generally between F and J Streets. This portion of the planning area includes both land and water use areas. Existing Conditions Existing land uses in the Harbor Subarea include industrial and related uses, marina, parks, open space, and easements for utilities. Vision for the Harbor Subarea The Harbor Subarea is an exciting world-class waterFront highlighted by an active marina and signature park facilities linked by landscaped pathways. ~ major conference center and the vibrant cultural facilities, offices, hotels, shops and restaurants attract international and regional visitors and create a community gathering place for Chula Vistans and nearby residents. Visitors and residents enw the cool bay breezes and marine activities in the Harbor Subarea and readily visit the nearby urban villages of Downtown Chula Vista for shoaaina and cultural events via the local transit shuttle. Page BUT 295 Cily of chub Vish General I'I~n LAND USE AND TRANSPORTATION ELEMENT Objective -LUT 105 CHAPTER 5 Provide for the redevelopment and new development of the Harbor Subarea that will reinForce its identity as the City's Bavfront focal point. P~Ii~iP~ Tlc~~c LUT 10J.1 Encourage the development of residential, hotel, conference center, retail commercial, marina and park uses within the Harbor Subarea to create a vibrant aedestrian-oriented waterfront destination. LUT 10J.2 Retain the existing corporate land use located between F Street and H Street, west of Bay Boulevard, as a major employer and industrial business in Chula Vista, but limit the extent of any new general industrial uses to assure develoament of the unique visitor-oriented uses within the Harbor Subarea LUT 10J. 3 Ensure provisions for fire service within the Harbor District to serve the Bavfront master clan. LUT 10J.4 ~nciliary commercial uses may be allowed within the Bavfront High residential land use designation, provided they are restricted to the ground floor, limited in extent and oriented to the convenience of residents. Intensity/Heir LUT ZOJ.J In the Bavfront Harbor Subarea, the "Visitor Commercial" and "Mixed Use Commercial" designations are intended to have asubarea-wide aggregate FAR of 0.5. The Bavfront Specific Plan will establish parcel-specific F~Rs that may vary from the area-wide aggregate (refer to Section 4.9.1, Interpreting the Land Use Diagram, for a discussion of district-wide versus parcel-specific F~RJ. \II~ :.~.~ Page LUT-296 CHULAVISTA v . a'W . LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 LUT 10J.6 In the Harbor Subarea, residential densities shall be in the Bavfront Hiah Residential designation at 60 to 115 dwelling units per acre. The LCP and Port Master Plans will provide more detailed guidance for allowed densities within this range. LUT 10J.7 Building heights shall be predominantly high-rise with some mid-rise and low-rise. env high-rise buildings will be subject to discretionary review r~ursuant to the r~rovisions of LUT Section 7.2. LUT 10J.8 Establish standards for transitions in building height that respond to public view corridors. DC'Sl~r12 LUT 10J.9 The Bayfront Specific Plan or other regulations prepared to guide development in the Harbor Subarea shall address design issues that create a sense of place, apedestrian-friendly environment, enhanced pedestrian and bicycle linkages. and comaatibility with the scale and marine-oriented focus of the area as described in LUT Section 7.6. LUT 10J.10 Provide aesthetic improvements to existing and new development, including establishing clearly identifiable access to the Baytront, preserving existing views and creating enhanced views. through alacement of new high aualit~ development in harmonious relationshia between sensitive habitats and the built environment LUT 10J.11 Provide view corridors to San Diego Bay that are framed by buildings and enhanced landscaping on all gateway streets. LUT 10J.12 Maximize the sense of arrival and access to the Bayfront via the F Street Promenade and E, H, and J Streets to provide dearly identifiable gateways to the Baytront.. AYl'LP.YlZfZP.,C' LUT 10J.13 Community amenities to be considered for the Harbor Subarea as part of any incentives program should include, but not be limited to, those listed in Policy LUT 27.1. 11.4.3 Otay Subarea Page BUT 2g] Cily of chub Vish General I'I~n LAND USE AND TRANSPORTATION ELEMENT Description of Subarea CHAPTER 5 The Otay Subarea encompasses approximately 144 acres and includes the southern portion of the Chula Vista Bavfront area extendina south of J Street to Palomar Street Existina Conditions The Otay Subarea consists of industrial and related commercial uses, utility facilities and easements, and open space. Vision for the Ota~ Subarea The Otay Subarea provides employmentthrough an industrial business park south ofJ Street and adf acent to Interstate 5. ~ small area of commercial at the southwest corner of Interstate-5 and J Street provides an entry and services for baytront visitors. additional employment is provided by the energy and utility oriented industrial uses in the southern portion of the Subarea. The regional-serving recreational vehicle park and passive parkland in the central portion of the Subarea provides anature-oriented visitor opportunity near San Diego Bav. Trails and bikeways in the Otay Subarea link with the Chula Vista Greenbelt to provide residents and visitors opportunities for exercise and exploration. Opens spaces provide for views of the bay as well as buffers to protect environmentally sensitive marine areas. Objective -LUT 106 Encouraae redevelopment and new development activities within the Subarea that will Drovide emDlovment, recreational and visitor- serving opportunities, and ener~.,~ needs. Policies Uses LUT 16.1 Focus new development and redevelopment on the less environmentally sensitive lands. LUT 16.2 Encourage visitor-serving, open space and park uses that are compatible with environmentally sensitive areas. LUT 16.3 Provide for industrial business park uses, and limited ancillary commercial uses in proximity to Interstate-5 and Bav Boulevard. ~~~~~ :.~.~ Page LUT-298 CHULAVISTA v . a'W . LAND USE AND TRANSPORTATION ELEMENT CHAPTER 5 Intensity/Heir LUT 106.4 In the Subarea, the "Visitor Commercial" and "Industrial Busines Park" designation are intended to have an area-wide aggregate FAR of 0.5. The Baytront Specific Plan will establish parcel-specific F~Rs that may vary from the area-wide aggregate (refer to Section 4.9.1, Interpreting the Land Use Diagram, for a discussion of District-wide versus parcel-specific FAR.). DC'Sl~r12 LUT 106.5 Building heights shall be predominately low-rise with some mid-rise buildings LUT 106.6 The Bayfront Specific Plan or other regulations prepared to guide development in this area shall address design issues that create a sense of place, a pedestrian-friendly environment, enhanced pedestrian and bicycle linkages, and comaatibility with the scale and nature-oriented focus ofthe area as described in LUT Section 7.6. LUT 106.7 Provide aesthetic improvements to existing and new development, including establishing clearly identifiable access to the Baytront, preserving existing views and creating enhanced views with development, encouraging high quality development in harmonious relationshia between sensitive habitats and the built environment. AYl'LP.YlZfZP.,C' LUT 106.8 Community amenities to be considered for the Otav Subarea as cart of a incentives program should include, but not be limited to, those listed in Policy LUT 27.1. Page BUT 299 Cily of Chub Vish General I'I~n as a as W R L Q~ N O N -O ¢J R (C ~ R d R ?~ ~ ~ U L U ~ ~ L O co '~" ow-o 3 m i J R 0 6J R -p C ~ ~ R'N R O ¢J R _~ W ~ C ~¢J ~ ~ R ~ O _ ~ C C O - C >, a c ~ a~ ~ N O +. ~ o' -o o -o o ~ C.S U w ~ R C R~ U pRj Q L ¢J E °J R -O R L >. ~ ~ C U '` ¢J O ~ C N C ~U •~ ~ = O J W ~ °-' ~ ~ a •~ w R Y 6J R y ~? ~V L_ d O C ' H U O R R'O ` •.` o J ~ ~ °~°~~°~ Z U ~ C.~3 .- R ~J ~, --, \~ ~If o~ ;! ~' ~ eo ~. ~ ~ ~ 'x as i ,~ > I~ o //` ~ V= i y ~__-_- ~ I I I J L I ~ _ l _ ~ i i o ~Q w ~ ~1~! ~ ~___ _ ~ O ~ L-_~ _ ~..~.. _ ~ I ~~ ~ ' r ,~~ ~ ~ - L' ~'•i a i ~ I ~ ~ 'i.._.~ `` ~ - - L , w ~ ~ O ~ I_ . . 1 °y L - ` I m ~~ ~ ~ I .. ~ o ; , \~ ~ % I.._... ` I m ~ \~ rnLx v ~ \~ y y ~ ~ ~ ~ ~.~ ~ e d He~~ P _.._. 'r ' ,' I ~.,.. N ~ ~ ~ I to ti ~ ~ o ~,6 I o ~.._.._.._ I Q i L _ ~`~ o ~ dy I ._.._.._ is I O ~ ~ I a j ~ ce ~; . ` o ..~ ~ I i I ` L. ` L,.~ ~, I .~ ` ` ° j ~ ~ \ :...~ i y ¢ r I Lt •i'•~: ~~' H\\\l0 ~C E ~ F\CSt V ~ m o ~ C a S V Sh\Cd ~ C C t UCt p I ~ l i cn ~ N ~ a, _ °' y O N _O R ° ~ F~ ~ F\SCh ~ I ~ co ~ ¢J -O R a g a m y gCOa waY . I .J -O Q ~ ~ -p ~ ~ Y ~ ti y ~ ~ ~ O R U L R ~ U ~ ' i `6 ~ °J `6 ~ 11 , $ i C ~ ~ ~ ¢J 'C R O ¢J R U ~ ~ R ` _..i ~I s O ~ VJ OO W C ~ C C C `J O ¢ ¢J ~ N y C O d'R ~ • ~ ~ C ~ CD ~ ~ ~- N~6UJ ` ¢¢~ N Q R O~ ~~ ~E ~~ ~ O ~ R Z~> ~ ~ Q~ C3 _ U ~ W C O -O ~ R ~ R ~ ~ ~ \. r r , '3O~ C VJ D m ~ Q L ¢J F O R ¢J E tit R -O N ~ \~ Y O O T __~~! m V R m -~~ ~ .._..~..~.. W U C ~ d C ~ '~ J R ~..~.._.._ ~__ _ _ - _ W > ~ ~ ~ `~ . C R Y NU LaOC ~~~oR~~ = I ~~ ~ ., o oo~~ ~ Z U ~ C.~3 .- R oz Z v . a'W . ECONOMIC DEVELOPMENT ELEMENT CHAPTER 6 Objective - ED 4 Become a center For applied technology innovation. Policies ED 4.1 publicize the economic and social benefits of industry, emphasizing the health of the Chula Vista economy, the "high-tech" dimensions of industry, and the community value ofwell-paying, high-benefit industrial employment ED 4.2 Maintain land sufficient for the long-term location of a minimum 125 to 200-acre Regional Technology Park in eastern Chula Vista (which may include portions of Otay Ranch). ED 4.3 Incorporate a high quality office park in the Baytront that can accommodate research and technology businesses. ED 4.4 Continue to recruit and promote the establishment of amulti-institutional university center, as well as research and development facilities that promote technology. 3.2.5 International Trade The importing and exporting of goods is critical to the region's economy. Chula Vista is in the center of the binational, San Diego/Tijuana metropolitan area. Because of the Citys proximity to the US/Mexico border, the busiest border crossing in the world, and its position on the Pacific Rim, Chula Vista is uniquely situated to capitalize on cross-border and international trade. Several Pacific Rim-related firms, including Hitachi and Dai-Nippon, are located in Chula Vista. Future business attraction and recruitment strategies should continue to focus on the Citys distinct locational advantage, and on targeted export import and maquiladora ("twin planf') firms. Page ESE-g Cily of Chub Visla General Ilan ECONOMIC DEVELOPMENT ELEMENT CHAPTER 6 opportunities for focused reinvestment in physical, commercial, and social infrastructure. Focused reinvestment in Western Chula Vista will encourage all of the City's residents to shop, recreate, and socialize throughout all areas of the City and will facilitate greater commercial and social interchange between segments of the City. achieving this objective will help the City retain a greater share of sales tax dollars spent by local residents, better use of existing commercial areas, and create a more cohesive, fiscally sound, and well-balanced city. Objective - ED 7 Develop a strong land use and transportation link between the downtown urban core, bayFront, southwestern, and eastern areas oFthe City to support economic development throughout Policies ED 7.1 Improve traffic flow and transportation linkages between the downtown, bayfront, southwestern and eastern areas of the City. add additional travel lanes where warranted, revise signal timing to improve traffic flow, and consider additional freeway crossovers, where necessary. ED 7.2 Link activity centers through strong public transportation and combined land uses that encourage multi-purpose trips. ED 7.3 Improve existing districts and uses in western Chula Vista that will attract residents citywide. ED 7.4 Develop activities in eastern Chula Vista that will attract residents citywide. ED 7.5 Encourage citywide-serving institutions, South County sub-regional governmental agencies, and cultural and performing arts facilities to locate primarily in the downtown/urban core area Ba ont or Eastern Urban Center, as deemed appropriate for specific facilities, making them destinations for all City residents. \II~ :.~.~ Page EDE-12 CHULAVISTA .O v 4s O V 4s 3 4s 3 0 as ea as 0 ea m ~~Y ~ ° o ~ ~\I #~s o> I " ~I ~ ~ ~ W ~ 1 ism ~ _ ~ ___- ~~ __ ~~ -- ~z ~~Y W > W ~ O ~ `~~~~) p> y.+ _ a ¢ ~c ~ t ~3 ~ c r-- ~ a ~ ~ '~I l~ ~~ V ~ I ~ ~f ~ \ _~ ~ LJ ~ \ ~ _ J • V ~ ~-1 \ L~ \ i i I ~ 4 ~ ~d ~~ ~~ ~ r- L 1 I a~\edla d W ~ ~ / ~I ~ ~ W ~ ~ 3 WN H C a ~,a~ Ada ~ 1 ~r o e I J O \/ ~ F y ~ _ 6 N I U ~ ~~i Vi d O 9 ~\ ~ y ~ I I ~ N `- I ~ 00 ~ ~ o Q- i ~ O 3 v ) ~. ~ °~ ~ ~~ f ~ L - ®r~ ~ ~ ~ ~ rJ = i ~ ~' _ a F\CSY ~ ~~~I N Seco d Pv Zh\Cd v R Y N FpUC PV d I O N ~ ~~ - ~ ~ _o C~) N C cC S ~ ~: ~ J __ o ~ v~ s~ yBCOa way m ~ ~- ~.~% a onnnnnnn a--' 2i ~ Q '~ y n ~ ~~ ~"1 - m W ~ W ~ • ,~,,,, ~ O C7 \ 1 nom ~ _ ~ ___- ~~ __ ~~ -- oz O ~~ O f~ O ~~ ^ c ~ N ~ o a }' ° ~ a: cc ~ cn ~ a ~ cn a~ ~ co -p ~ ~ -~ ~ ii o C ~ L.L 'O :~ ~ 2 p~ o cn m ~ .~ O ~ a ,U N Q ii O U ~ w ~ ~? \ O \ W 1 ism ~ _ ~~ ~~ ~~~ I 0 m v o ~~ ~ ~ a ~ ~ c h N~~ N~~> N N C ~~ c~ c~~ Q U a >, CC O > ~ ~ ~ ~ a ~ a'~a a¢ ~a~ ~ y ~~~ N p N j~ p~ ~ N ~ ~ in m ~ X cC ~ ~ ~ i i~~ ~ O d O J~ 0 0 ~ .--~ LLa~wror~n~nvco ~n~~ yavov~nrn~nocor ~c o i¢ V CO CO M 6] c0 r w O] 7 LL O y ~ OOOOOO OOOO k ii W v~ X W \~ ~If o~ v L1.. 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IM ' O O d U C U ~ Y ~~~ ~ ~ N ~ a ~ ~ L d O ~ C ~ ~ ~ ~ ~ ~ ~~ ` ` f y r N N ~ ~ ~ 1; C C+'~ ~ 44 • ~ O O C ~ U ~ U . C ~ ~ C d NO i ...r !D N rn ~ 1 ~ j- ~ ~ z C U +~-~ ~ ~ U ~ ° 0- ~ ~ $` ~" ~ ` M r poP ~Y N C ~ • ° o '~ ~ ~ ~ ~ ~ ~ ~ Np ~ }? v ~ ~ O ~ •~ ~ OC ~ FiYS~P ao ~ O C ii U ii ~ O Vnj P~ coo ®iM So r N i ® 1 °' tri~Ya ~ ~ N ~ o N .. O 'O i - OD r 2 ~ L l1~ m ~ ~ ~ Fil\b p T~ ~' ~ ~ O O ~ m m ~ ~ ~ Y ~ '~ ~ \ N i BYOad aY T e° T ~ ~ ~ • -~ ~~ Y ~ ~ t5 ~~ II IIIIIIII . O ~ ~ •~ a--i ~ d O ~ Y •~ ~ ~ E ~ O L O {,,.._ ~ /..C.-~ J N y O {D II n j. I~ ~ L C ~ Y O '~ O .O CJ o ~ ~ U ~ U ~ ~ z ~~ ~ Q~ O7 A .- ~i- ~ +~-~ ~ O O ~ O O d ~ N /~ l ~l~l ~1 \ O a ri1 ' ~ ~ !~' ~ `\~ tlf o> ~ ( ~ ~ ~ f ~ ~ ~~~ "z t 1 ~ ~ v J ~ . w.r II _ ~ '' ~__~ ~ ~ 1 ~ w ~ "~ °- ~ ~ I ~ ~ ~ 1 ~ ~ ~ ~ ~ _ TI ~ ~ ~ ~ ~J I r ~ E ~ ~ _ ~ 1 / ~ ~ : ~@~ ~ ~ t.__I l._i t_._~ ~ ~ ---yi+ I J l ~ i ~ ~ ~ ~ ~ a fia ~ l ~ f ~ - Y ~ L ~ ~ -~ / , ~ ~ ~ I '~ l I ~\ Y/ ~ ~ ,~ f ~~ ~~~ ~ t~,. ~ C7 ~ ~ ~ ~ I ~ ~ ~ 3 1 ~J ~ , LL t ' '~ " ~ N~ ( ,~ ~ ~ ~ , , i ;~ ' a ~ ' ~ ~„ f: ti ,j ~.~ ~. ~ r t ',i ~~ ~ _ _ ~ ~~. i ~~ ~ 4 ~ w rr I , a, AI µ~~-~ 1 ~,.~-' .. - ,~; 1 ~ ~~ w 1 w ~~ ~ ~ .. v Q. O a ~.7 4 ^~,' ~_~ ~,, •_ ;~ ~i~ C~) t~ t~ GI1 =~. ~~ ~,,~ z. ~ ,~ ~~ ,~ I ~' ~ # _~~~ r '` `' T ~~~~ ~~ ~ ,~~~ ~~~~ ;, _ :. ~ .~ _I r `: ,>' '` i !; r_ ~.~,_ 1 ~ ~ µ. .s....r ~ ~' ~.~ ~ ~. C,L G~ tYJ t!9 ~' ~y ~y~. ~ Gp. 5;,.~ [~i ff ~ ~' ~ Q. I_~ ,~I $~ o> %~, ~~~ ~~ w r-, ~ ~ ~ O i Q- 3 O ~ Q.. LL d ~. - I' r :, v /. a'W /.per b~ b~ ENVIRONMENTAL CHAPTER 9 E 11,4 Prepare and implement aCity-wide Trails Master Plan that defines staging and access areas, trail types, standards, and siting criteria, consistent with the Greenbelt Master Plan and the Chula Vista MSCP Subarea Plan, including the placement of appropriate limitations on public access outside of designated trails and staging and access areas. E 11,j Encourage the creation of connected paseos and trails between community activity areas and enhance with kiosks and rest stations. E 11,6 The Sweetwater River corridor should be restored and enhanced as an environmental and recreational resource for the community. E 11.7 Expand upon and encourage urban community-based "green" infrastructure that is distinct from habitat conservation (e.g., community, neighborhood, and pocket parks, disturbed canyons, community and roof gardens, and vegetated drainages) and ensure that such facilities are integrated into new development and redevelopment in western Chula Vista. E 11,8 Develop a greenbelt park and/or open space system ~ through the erg Baytront Planning area to link the Sweetwater and Otay rivers and to buffer sensitive natural resources from development within the planning area. E 11,9 Work with utility owners and operators to promote the use of utility easements and corridors as open space and trail corridors. E 11,10 Encourage the retention of open space areas, including undeveloped natural areas and utility corridors, wildlife corridors, and key scenic corridors. Page E-5~ Cily of Chub Vis~i General I'I~n Q. a ~"~ ~ ~~~' i' "*..~ ,'~ ~ ~ ~; ~-l ~' ~O ~O W 0 i 3 LL ~~ :~~ Cm~ ~ iF~ ~ r w ~,.. I ~.~x ~~~ F_ < .~..~ e.~~ ~. ~,_ ~^u ; tip ~ , ,~. - ~~ o ~~.~~ W 4 ~ t °~ "".~ t m ~"~ ^_ '4, ~ ~ '~ r4 .f, . ~ 'w w j ~ ; w--~~ f r j~i~ .r'~...------~ ~~" h.~.~." u n µ~ ~ `, .~; 1 -, _ `~ '"- ~~ w ~ ~~ ~~~~ J~~ ~! o> V { to Q. ~ ~ ~~l~+~i ~~ ~ ~ I ~ ~ ~----_ ~ I I I ~ I ~~ ~ _~ l l-- L I I 3 Q Y I ~o I ° of ~ ~ w r'-- ~..~.. ~.. waQY r - •-.~l C7 '. i ~ p / i ~~~~ ~ ~ ~ _~`I ~ .._.._ _ ~`` I r ~ ~~ - ~ I ~_ - ~; r--~ ~R ~ • °d I %~. I.._.... ` m ~I ``~ II J ,`~ I i\ I ! W C I % ~I ye,0 \- Q O ~ _• 3 ~ ` ~ i , m ._..i y ` .. :` /`~ '~' ~ s N ~„ ~ ~ ~ ~ d ~ _ _ ~.._.._..~ ~ "~ ~ ~~ ~ i ~ y ~ ~ E i L _ ~~ I l/1 w, ~ I I ~ W .`ti y i i ~ I Q L \ I i ~ •• i I L. ~+~ •~ 1...•'~ - ~ ~ I ....r ;y . •• N l ...v. NdRe ~ ~ i~ -~1; F\CSt u ! i I Seco d P SdRd v ~ I Pv ! I FUUC ~ ~') v, Filth v i I _..J >+ 4'.:::: (I ~.I~ 5 Wag ~, ~~"ll~~l1/l~ ~ 6v C 1 t•~'7 -- - r~ -~ o ~ ~ _ ~ i '1 ~ ~ ~ ~) 1 C.._.., j. cC 'O i ~ 1 ~ o ~~ t ~ m ~ ~` ... yo m -` C3 CU C3 \` ~~: ~ - j ~ ~ ~~ ~~ Z ; ;` .._. __ 2 ~ ~ ~~ ~~ ZZ W `~ ~ J ~ '~ GENERAL PLAN IMPLEMENTATION CHAPTER 11 ill/~ .ice: CiIV of Chub Vish General I'I~n Page GPI-19 cHUiawnn Table 11-1 Implementation Measures Land Use and Trans ortation Element lMPLEMENTATlON MEASURE POLlClES Administer the Chula Vista Parks and LUT 34.1- 34.2, LUT 39.1, LUT 39.3, PFS Recreation Master Plan 14.1 - 14.10 Administer the Economic Development LUT 35.2, LUT 61.2, LUT 64.1, LUT 74.1 - Element 74.3 Also see ED Element Table 11-2 Administer existin GDP's and SPA's LUT 61.1, LUT 69.2, LUT 80.2 Administer the Growth Management Program LUT 1.7, LUT 35.3, LUT 68.1 - 68.2, LUT (Also see GM Element Table 11-6) 76.1 Administer the Otay Ranch Resource LUT 67.1 -LUT 67.2 Management Plan Administer the Otay Valley Regional Park LUT 39.2, LUT 40.2 -LUT 40.4, LUT 82.1 - Conce t Plan LUT 82.3 Complete a Bayfront Master Plan LUT 9.5, LUT 13.3 Im lement the Ba ront Master Plan LUT 98 -LUT 106.8 Create Cultural Arts Master Plan LUT 1.17, LUT 8.6, LUT 51.1 - 51.5 Also see PF&S Element Table 11-4 Comply with the Design Review Manual LUT 10.7, LUT 11.1 -11.5, LUT 13.4 Conduct comprehensive survey and inventory LUT 4.1 - 4.2, LUT 12.1 -12.13, LUT 35.4, of historic properties LUT 44.11 (Also see Environmental Element Table 11-5) Conduct Open Space Inventory LUT 13.1, LUT 39.1 - 39.3, LUT 67.2, LUT 75.1 - 75.2, LUT 77.5 Establish Community Identification Policies LUT 9.1 - 9.5, LUT 61.3 Establish expanded regional coordination LUT 8.7, LUT 28.1 - 28.2, LUT 29.1 - 29.3, programs, including participation in sub- LUT 52.1 - 52.8, LUT 60.1 - 60.4, LUT 66.1 regional plans and implementing focused - 66.2 plans in smart growth concept areas Create Main Street Corridor S ecific Plans LUT 45.1 - 45.15, LUT 70.1 -70.5 Implement the MSCP LUT 80.1, LUT 82.2 Also see Environmental Element Table 11-5 Create new or revise existing regulations and LUT 2.1 - 2.6, LUT 3.1 - 3.2, LUT 5.4, LUT incentives to facilitate mixed use and other 15.1, LUT 36.1, LUT 41.1 - 41.16, LUT 42.1 smart growth principles - 42.17, LUT 43.1 - 43.14, LUT 44.7 - 44.8, LUT 50.1 - 50.18, LUT 52.1 - 52.8, LUT 53.1 (Also see ED Element Table 11-2) -53.4, LUT 54.1 - 54.7, LUT 55.1 - 55.15, LUT 56.1 - 56.8, LUT 57.1 - 57.11, LUT 58.1 - 58.12, LUT 59.1 - 59.9, LUT 72.1 - 72.2, LUT 72.4 Establish plans and programs to implement LUT 14.1 -14.11, LUT 15.2 -15.4, LUT 16.1 transit enhancements, including new regional - 16.4, LUT 17.1 -17.4, LUT 18.2, LUT 18.5 express and corridor routes, and local shuttle - 18.7, LUT 19.1 -19.5, LUT 20.1 - 20.2, routes LUT 21.1 - 21.5, LUT 22.1 - 22.2, LUT 23.1 - 23.14, LUT 38.1 - 38.5, LUT 44.4 - 44.5, LUT 44.9 - 44.10, LUT 44.12, LUT 46.1 - 46.3 Preparation a comprehensive Zoning Code LUT 1.8, LUT 5.5 - 5.6, LUT 6.7 - 6.8, LUT Update, and other regulations or specific 7.1 - 7.4, LUT 28.2, LUT 29.1 - 29.3, LUT plans necessary to implement the General 31.1 - 31.3, LUT 32.1 - 32.4, LUT 33.1 - Plan in the noted areas. 33.2 Ensure that the implementing tools available LUT 1.1 to the City reflect the vision, goals, objectives and olicies established in the General Plan. Appendix 4.7-2 LCP Amendment--L UP, April 2010 i j Vii' I i! 'i I ,~~ I: ~ i I ~s ~,,~, ~~ i _ ~~ ;irk ti-., * r w. ~~ ~, ~ ~ ~,.. ~ ~ ~. ~ _T .. ~ . ~ ~ ~T. ~ ~ ~:~,r.. v-~ ,-.. p, ~ ,,., {~F t.. ~~ ~ if i ~'` ~ 4~r~. ~ ~`~ ' ~ r l+ r ..k', ~ ~ ~ ~ - .~ I ~ ~ i 6 ~ ~'_ _ ° . Wiz. u.w. ~ ~ ~~,~ "% ~~ ,, ~ i ~ . r¢ ~ ,y ~ ~; ~ ~ `~ ~~. ~~,~I ~, ~ ~ ~ ~~ i ,~ ~~' ~ rr'" i v , ~~~ d ~,~ ~ ,~, y.: 1 ~ r,,. r, .. t • f•, +! a 99"" "~,{, i ~ ~~~ • ~-f ' y ~ ~ ~ ~ ~ 4 ', k i f '~ ~~ ~ ~~ u h. "~ i ~` r,. ~~~h ~y~~ `A { I ,~~ ~ _ ~ V; ~ u` i y '1 3t ~i a .F ~ ~- ~` .. ~ Ih a ~~ ~~ y ~ ~ *~ ~' v - } i rn ~ - ~. ~ , ~; f J / .f, i 1 r ~ .y v 1"i7 ~~ ~ ~s ,~ ' ! ~~ r i y y fir, _ , ~~ y ~ i ~_ ~~~ ~ t ~ ti y .. ~ ~~ ., a' 1 ~ ,y~ I F+ 'i ,;,~ <r, ~: ,,~, Planners City of Chula Vista P&D Consultants, Inc./EDAW* *prepared original draft dated August 2006 Chula Vista Bayfront Local Coastal Program Amendment Land Use Plan Miguel Z. Tapia, AICP Marisa Lundstedt John E. Bridges, FAICP Jennifer Guigliano, E.I.T, CPSWO, CPESC, REA Yara Fisher, AICP Jason Erlich Nick Larkin Kimberlee Harvey STATE AND FEDERAL AGENCIES California Coastal Commission San Diego Coast District Office 7575 Metropolitan Drive Ste 103 San Diego, CA 92108-4402 California Department of Fish & Game 4949 Viewridge Avenue San Diego, CA 92123 U.S. Fish & Wildlife Service 6010 Hidden Valley Road Carlsbad, CA 92011 U.S. Army Corps of Engineers Los Angeles District Regulatory Branch 915 Wilshire Blvd. Los Angeles, CA 90017 Chula Vista Bayfront LCP Amendment April 2010 Land Use Plan ~~ ii --~_ Chula Vista Bayfront ~` Local Coastal Program Amendment Land Use Plan _ ... _ - ~,~.. ._ _ ,%~: ~, Table of Contents - . I. INTRODUCTION/OVERVIEW ........................................................................... ...................... I-1 A. INTRODUCTION ................................................................................... ...................... I-1 1. Purpose of Plan ............................................................................. ..................... I-1 2. Area Location and Description ...................................................... ..................... I-7 3. Chula Vista Bayfront and Subareas .............................................. ..................... I-7 4. Related Projects ............................................................................ ................... I-10 B. LOCAL COASTAL PROGRAM OVERVIEW .......................................... ................... I-10 1. Coastal Act Provisions ................................................................... ................... I-10 2. Organization and Format of LCP ................................................... ................... I-11 3. History of Chula Vista Coastal Program ........................................ ................... I-12 4. Coordinated Planning Efforts ......................................................... ................... I-13 C. IMPLEMENTATION ............................................................................... .................... I-13 II. PLANNING CONTEXT ....................................................................................... ..................... II-1 A. LOCAL PLANNING PROGRAMS .......................................................... .................... II-1 1. General Plan Bayfront Vision Statement ...................................... ..................... II-1 2. Goals for Development ................................................................. ..................... II-1 B. CALIFORNIA COASTAL ACT ................................................................ .................... II-2 1. Shoreline Access ........................................................................... .................... I I-2 2. Recreation and Visitor-Serving Facilities ...................................... ..................... II-3 3. Water and Marine Resources ........................................................ .................... II-3 4. Diking, Dredging, Filling, and Shoreline Structures ...................... ..................... II-4 5. Commercial Fishing and Recreational Boating ............................. .................... II-5 6. Environmentally Sensitive Habitat Areas ....................................... .................... II-5 7. Agriculture ...................................................................................... ....................II-6 8. Hazard Areas ................................................................................. .................... II-6 9. Forestry and Soil Resources ........................................................ ..................... II-7 10. Locating and Planning New Development ................................... ..................... II-7 11. Coastal Visual Resources and Special Communities ................... .................... II-8 12. Public Works ................................................................................. .................... II-9 13. Industrial Development and Energy Facilities ............................... .................... II-9 III. AREAWIDE DEVELOPMENT OBJECTIVES AND POLICIES ........................... ................... III-1 A. LAND USE ............................................................................................. .................... III-1 1. Existing Conditions ........................................................................ ................... III-1 2. Land Use Regulations Objective/Policies ...................................... ................... III-6 3. Development Intensity Objective/Policies ..................................... .................. III-10 B. CIRCULATION, PUBLIC ACCESS, AND PARKING ............................. ................. III-10 1. Existing Conditions ........................................................................ ................. III-11 Chula Vista Bayfront LCP Amendment i April 2010 Land Use Plan 2. General Circulation and Public Access Objective/Policies ............... .............. III-11 3. Roadway Improvement Objective/Policies ....................................... .............. III-16 4. Public Transit Objective/Policies ...................................................... .............. III-17 5. Pedestrian and Bicycle Circulation Objective/Policies ..................... .............. III-17 6. Parking Objective/Policies ................................................................ ..............III-18 C. PH YSICAL FORM AND APPEARANCE ................................................... .............. III-21 1. Existing Conditions ........................................................................... .............. III-21 2. General Form and Appearance Objective/Policies .......................... .............. III-21 3. Bayfront Gateway Objective/Policies ................................................ .............. III-24 4. Architectural Edges Objective/Policies ............................................. .............. III-24 5. Views Objective/Policies ................................................................... .............. III-25 6. Landscape Character and Function Objective/Policies .................... .............. III-25 D. UT ILITIES AND AREAWIDE GRADING ................................................... .............. III-27 1. Existing Conditions ........................................................................... .............. III-27 2. Utility Service Objective/Policies ....................................................... .............. III-29 3. Areawide Grading Objective/Policies ............................................... .............. III-30 4. Utility and Grading Design Objective/Policies .................................. .............. III-30 E. EN VIRONMENTAL MANAGEMENT ........................................................ ............... III-31 1. Background/Existing Conditions ....................................................... .............. III-31 2. Environmental Management Objective/Policies ............................... .............. II I-32 IV. SUBAREA DEVELOPMENT OBJECTIVES AND POLICIES ................................ ..............IV-34 A. SU BAREA 1 - SWEETWATER DISTRICT ............................................... ..............IV-35 1. Special Subarea Conditions ............................................................. ..............IV-35 2. Subarea Objective/Policies ............................................................... ..............IV-35 B. SU BAREA 2 -HARBOR DISTRICT ........................................................ ...............IV-36 1. Special Subarea Conditions ............................................................. ..............IV-36 2. Subarea Objective/Policies ............................................................... ..............IV-39 C. SU BAREA 3 - OTAY DISTRICT ............................................................... ..............IV-43 1. Special Subarea Conditions ............................................................. ..............IV-43 2. Subarea Objective/Policies ............................................................... ..............IV-44 Chula Vista Bayfront LCP Amendment ii April 2010 Land Use Plan LIST OF TABLES Table 3-1 Land Use Distribution ........................................................ ........................................ III-7 Table 3-2 Permitted Development Intensity ...................................... ...................................... III-10 Table 3-3 Landscape Functions ........................................................ ...................................... III-26 Table 4-1 Subarea Zoning Types ...................................................... ......................................IV-34 Table 4-2 Cross-Reference of LCP Planning Area Parcel Numbers and Chula Vista Bayfront Master Plan Parcel Numbers ............................................ ......................................IV-37 LIST OF EXHIBITS Exhibit 1 Regional Location Map ........................................................................... ..................... I-2 Exhibit 2 Coastal Zone Map .................................................................................. ................... I-23 Exhibit 3 Jurisdictional Boundaries ....................................................................... ..................... I-4 Exhibit 4 LCP Planning Area ................................................................................. ..................... I-5 Exhibit 5 Land Exchange Parcels ......................................................................... ..................... I-6 Exhibit 6 Subarea Districts .................................................................................... ..................... I-8 Exhibit 7 Parcel Areas Map ................................................................................... ................... III-2 Exhibit 8 Zoning Map ............................................................................................. ................... III-3 Exhibit 9a Circulation Map -Road and Public Transportation Network ................. ................. III-12 Exhibit 9b Circulation Map -Pedestrian Network ................................................... ................. III-13 Exhibit 9c Circulation Map -Bicycle Network ......................................................... ................. III-14 Exhibit 10 Form and Appearance Map .................................................................... ................. III-23 Exhibit 11 Utility Systems Map ................................................................................ ................. III-28 Exhibit 12 Environmental Management Map .......................................................... ................. III-33 Exhibit 13 LCP Planning Area Parcels and CVBMP Parcels Overlap .................... .................IV-38 Chula Vista Bayfront LCP Amendment iii April 2010 Land Use Plan Preface Although the land exchange between the Port of San Diego and private property owner described in this Land Use Plan (LUP) has not yet occurred, it must occur before this project can be implemented. Therefore, this LUP describes the exchange as if it has already been consummated to reflect an ownership condition that will exist following LUP adoption. Chula Vista Bayfront LCP Amendment April 2010 Land Use Plan INTRODUCTION/OVERVIEW A. INTRODUCTION This document is an amendment to the Chula Vista Local Coastal Program (LCP) certified by the California Coastal Commission on January 15, 1993 and amended by City of Chula Vista City Council Resolution No. 17036 and Ordinance No. 2546. City Council Resolution No. 17036 and Ordinance No. 2546 adopted the California Coastal Commission's January 15, 1993 actions and incorporated modifications to the Land Use Plan/General Plan Land Use Element/Land Use Circulation Diagram/Parks and the Recreation Element/Bayfront Area Plan and Specific Plan, respectively. This LCP Amendment is the result of two primary conditions: (1) changes to jurisdictional boundaries for the Port of San Diego (Port) and the City of Chula Vista (City) resulting from a Port Master Plan Update and (2) changes to existing conditions and proposed land uses resulting from a land exchange between the Port and a private land owner. As described in Section B(2), the LCP amendment includes both this Land Use Plan and the implementing ordinance (Bayfront Specific Plan). The Chula Vista Coastal Zone (Coastal Zone) is located in the City of Chula Vista, San Diego County, California (Exhibit 1). Chula Vista is bounded by the cities of National City to the north and San Diego and Imperial Beach to the south. The Chula Vista Bayfront coastal area (Bayfront) is located within the Coastal Zone and encompasses the coastal lands from City's northern boundary south to Palomar Street and west of, and including, Interstate 5 (I-5). The Bayfront area also includes two inland parcels of land located east of I-5, one located on the south of the west end of Faivre Street and the other located in the northern part of the City. The portion of the Coastal Zone located south of Palomar Street, known as the West Fairfield Planning Area, is not included in the Bayfront area (Exhibit 2). The Bayfront area consists of lands under the jurisdiction of the Port and lands under the jurisdiction of the City (Exhibit 3). The subject of the LCP Amendment (Chula Vista LCP Planning Area) is non-Port parcels that are under the jurisdiction of the City, including privately owned lands and City-owned lands, within the Bayfront area (Exhibit 4). A private entity controlled a large block of land located in the northern portion of the Bayfront area near Sweetwater Marsh National Wildlife Refuge (LCP Subarea 1, Sweetwater District), which was part of a land exchange with the Port for parcels located in the central portion of the Bayfront area (LCP Subarea 2, Harbor District) that were deemed more suitable for residential development. The land exchange included the transfer of six parcels in the Sweetwater District from the private entity to the Port in exchange for four parcels in the Harbor District from the Port to the private entity. This land transfer shifted the jurisdiction of the four parcels in the Harbor District from the Port to the City and jurisdiction of the six parcels in the Sweetwater District from the City to the Port. Parcels involved in the land exchange are shown in Exhibit 5. The parcels within the Bayfront area, but outside of the Port's jurisdiction, are within the jurisdiction of the City and are included within the LCP Planning Area. Properties under the jurisdiction of the Port are addressed by the Port Master Plan. Although the jurisdictional areas have changed, the objectives and policies have been modified only to the extent necessary to reflect the modified land uses. 1. Purpose of Plan The purpose of the Chula Vista LCP is to provide a detailed plan for the orderly growth, development, redevelopment, and conservation of the City jurisdictional parcels located within the Chula Vista Bayfront coastal area. The LCP must be consistent with both local and state land use policies. 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[~ n 1 , - .. 1~ ._ ~;f _ ~ ~~ ~, .:,, __ _ __ ~. 11WI1 WYYYIIIIIY """'"°'""'"°°rwwiwwrrw cmk.li I ~ - ~ it 1 4~ i . ~ Jan~'~ GhfiYf~RY ~ta~iPi~ ~~rc~t~s ~ _"~Ib~V~' ~ ,f ~:;~ ~~Is Vi~54d Futcire ~~ciY4~ P~~ue~~~Ns ~~9P'tlC~ kC~~1~3~Ut~~ -~ IPraj~tic~f Rsra,ds _ Chula Vista Bayfront LCP Amendment I-6 April 2010 Land Use Plan 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 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. 2. Area Location and Description The City of Chula Vista was incorporated in 1911 and became a charter city in 1949. The City currently has a population of approximately 209,133 and covers an area of about 52 square miles. Geographically, the City is located adjacent to the east side of San Diego Bay, 8 miles south of San Diego's downtown and 7 miles north of the International Border (see Exhibit 1). The Chula Vista Coastal Zone currently includes a large amount of industrial development and the National Wildlife Refuge (Sweetwater Marsh and F&G Street Marsh). It also contains one of the last remaining large blocks of undeveloped land on San Diego Bay. Regionally, the area is served by I-5, the major freeway connection between San Diego and Mexico. State Route 54 (SR-54) and its interchange with I-5 in the Bayfront enhance the site's locational advantage. The Bayfront area is located 10.8 miles south of the San Diego International Airport. 3. Chula Vista Bayfront and Subareas The boundary of the Chula Vista Bayfront area extends from the coast to just immediately east of I-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 Avenue and then north of the City boundary. The Coastal Zone and Bayfront boundaries are shown in Exhibit 2. The Chula Vista Coastal Zone was previously defined by subareas, comprising: (a) the Bayfront Planning Area (Subareas 1, 2, 3, and 7), in which the City had permit jurisdiction; (b) the annexed coastal areas (Subareas 4 and 6), in which the California Coastal Commission had jurisdiction; and (c) one inland parcel located outside of the Coastal Zone (Subarea 5). Due to changes in land ownership resulting from the land exchange, and in an effort to clarify jurisdictional authorities in a manner consistent with the Port Master Plan, the Chula Vista Bayfront area, covered by this LCP amendment, has been redefined into three districts (Sweetwater, Harbor, and Otay). The Sweetwater District includes the northern properties and generally extends south to "F" Street/Lagoon Drive (hereinafter referred to as "F" Street) and a small peninsular area at the southwest corner. The Harbor District is the central area and includes the majority of Port lands. The Otay District includes the southern portion of the Chula Vista Bayfront area and is defined on the southern boundary by Palomar Street, with the addition of the inland coastal zone parcel at Faivre Street. The districts are shown in Exhibit 6. The three districts are further defined into three subareas within the LCP Planning Area for land use planning purposes. The three subareas generally coincide with the boundaries of the three districts and are described in more detail below. Only properties within the districts that are under the City's jurisdiction are within the LCP Planning Area subareas and are subject to the provisions contained in this Plan. The Chula Vista LCP Planning Area (City jurisdiction) is shown in Exhibit 4. 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Y ;11 '-~'~iy auua 5Ca f~ I.~-F S~ub~r~a~ is Sweahvat~r r~r~.~slxic1 ~~., ,..._ -r' r~~~anndm~,gF,re~ I ~i k.CP S~uka~a~raa~:~ R~iard~r!Ristr~ct ~.~~'ryG~~ ~u~~~'PRCY5' I~ V.7MrF auGaraa 3. 4~tay rJ6~tricT i _,, Chula Vista Bayfront LCP Amendment I-8 April 2010 Land Use Plan The Chula Vista Coastal Zone totals approximately 1,345 acres, of which 722 acres are within the LCP Planning Area (local coastal zone), 536 acres are within the Port's jurisdiction (Port Master Plan), and 87 acres are outside of the Bayfront area (West Fairfield Planning Area).' Five major ownerships dominate the Planning Area: (1) Goodrich, Inc. (Goodrich), which purchased the land previously owned by Rohr, Inc., in the Harbor District with 79 acres; (2) the U.S. Fish & Wildlife Service (USFWS), which owns 316 acres in two parcels (Sweetwater Marsh and the "F&G" Street Marsh), which comprise the National Wildlife Refuge; (3) a private entity, which controlled approximately 97 acres in the Sweetwater District that was exchanged for approximately 30 acres of Port lands in the Harbor District; (4) Chula Vista Redevelopment Agency, which owns approximately 16 acres, also in the Sweetwater District of the Bayfront; and SDG&E, which purchased approximately 12 acres of land from the Port District. The National Wildlife Refuge includes the majority of the area known as Gunpowder Point, "D" Street Fill, the entire Paradise Creek area, and the Sweetwater Marsh Complex (including the "F&G" Street Marsh). As stated above, the Port holds jurisdiction of over 536 acres within the Bayfront area. Although the Port area is within the City limits, it is included in the Port's Master Plan, rather than the City's LCP. The Bayfront is characterized by a land use mix that balances coastal development and protected coastal open space. Development associated with the land exchange will enhance this goal by facilitating the movement of development having more intensive land uses to those less environmentally sensitive parcels and placing less intensive land uses in the Sweetwater District. This exchange also allows for large protected open spaces and buffer zones adjacent to sensitive environmental resources associated with the National Wildlife Refuge. Many of the Bayfront developed areas are also a part of the Chula Vista Bayfront Master Plan (CVBMP) and the provisions in the City's LCP and the Port Master Plan establish the guidelines for redevelopment of these areas. Land parcels in the Sweetwater District currently zoned as open space USFWS property, Parcel Area 1-g, and a portion of Parcel Area 3-k (see Exhibit 7 in Section III.A) are planned to remain as open space and the City Park (Parcel Area 1-f) is to remain zoned as Parks and Recreation. Thoroughfare and visitor commercial uses have been developed along Bay Boulevard, between "E" Street and "F" Street. South of "F" Street, the Goodrich corporate headquarters and industrial facility extend to "H" Street. The South Bay Power Plant and smaller industrial users are located south of "J" Street to Palomar Street. In addition to these areas located west of I-5, one parcel east of the freeway is within the Bayfront and LCP Planning Area and is known as the Faivre Street Inland Area. This inland parcel is located south of the western end of Faivre Street and is currently used as a lumber yard distribution facility and open space. To facilitate the planning and development of parcels within the Chula Vista Bayfront under the jurisdiction of the City, the overall LCP Planning Area has been divided into three "subareas" to focus on the issues specific to each area. These subareas, which correlate to the Port's districts, are indicated in Exhibit 6, and are described below: Subarea 1 This subarea is located generally north of "F" Street. The National Sweetwater District Wildlife Refuge is located in the northwest corner of the Sweetwater District. This subarea also consists of several parcels on the easternmost edge of the Sweetwater District (owned by the Redevelopment Agency of the City of Chula Vista, San Diego Gas and Electric (SDG&E), San Diego and Arizona Eastern Railway, and private owners) located outside of Port properties acquired as a part of the land exchange, and four parcels located in a peninsular area on the west side of Marina Parkway, south of "F" Street (owned by the LCP acreages are approximate values used for large-scale planning purposes. Chula Vista Bayfront LCP Amendment I-9 April 2010 Land Use Plan Redevelopment Agency of the City of Chula Vista and Goodrich). Subarea 2 This subarea is located generally between "F" Street and "J" Street Harbor District (including "F" Street and "J" Street). Most of the properties within this subarea are developed with industrial or related uses. This area contains four parcels transferred to a private entity as a part of the land exchange that were previously under Port jurisdiction but are now under City jurisdiction. The exchanged parcels are also part of the CVBMP area. Subarea 3 This subarea, known as the Otay District, is located south of "J" Otay District Street and includes parcels located along Bay Boulevard which are primarily developed with light industrial and related commercial uses under City jurisdiction. This subarea also consists of the small southern inland parcel on Faivre Street annexed to the City from the County of San Diego in 1985. This parcel is located adjacent to wetlands associated with the Otay River. The undeveloped portion of the property characterized by native habitat is zoned as Open Space. The Chula Vista Coastal Zone contains parcels under either Port or City jurisdiction. Only those parcels within the Bayfront area under City jurisdiction are included in the City's LCP Planning Area and are subject to the provisions of this Land Use Plan. 4. Related Projects There is one major project adjacent to the LCP Planning Area that affects the Chula Vista Local Coastal Zone and LCP provisions: the CVBMP and the associated Port Master Plan Amendment. The Port Master Plan update and proposed CVBMP area project encompass properties adjacent to, and within, the City's LCP Planning Area. The Port Master Plan and CVBMP proposed plan of development also involve the land exchange and the resulting transfer of jurisdiction of six parcels previously under a private entity's control from the City to the Port, and four parcels previously under Port ownership from Port jurisdiction to City jurisdiction and a private entity's control. The properties within the Bayfront area not covered by the provisions of this LCP are within the jurisdiction of the Port and will be governed by the provisions of the Port Master Plan. 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, zoning 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: (1) Coastal Act Provisions/Issue Identification; (2) Land Use Plan; and (3) Implementing Ordinances. Issue Identification was completed in connection with the original LCP approval in 1986 and has not been Chula Vista Bayfront LCP Amendment I-10 April 2010 Land Use Plan included in this resubmittal. This revised LCP includes (1) the Land Use Plan and (2) the Implementing Ordinances (the Bayfront Specific Plan). 2. Organization and Format of LCP This LCP consists of the Land Use Plan and Implementation Plan described in further detail below. a. Land Use Plan The first portion of the LCP is the Land Use Plan. The Land Use Plan includes three major components: (1) 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 California Coastal Commission (Coastal Commission) to ensure that they are consistent with the requirements of the Coastal Act. After this introductory chapter, the Land Use Plan presents a discussion of the Coastal Act policies relevant to the LCP Planning Area, identifies existing conditions pertaining to each policy category, and outlines the LCP provisions that implement the coastal policies. These policies are specifically identified to aid in supporting the finding of Coastal Act consistency. The second component of this Plan consists of the objectives and policies that are intended to be applied throughout the LCP Planning Area. 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 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 LCP properties within the 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. 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 greater policy detail for site specific development issues. b. Implementation Plan The second portion of this LCP is the Implementation Plan. The Implementation Plan is intended to implement the policies of the Land Use Plan through development regulations and standards for the LCP Planning Area. The implementing ordinance for the Chula Vista Bayfront LCP 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 plan for the Chula Vista Bayfront LCP Amendment I-11 April 2010 Land Use Plan LCP Bayfront properties (LCP Planning Area), as well as specific development standards unique to each subarea, where required. The Bayfront Specific Plan is consistent with, and will carry out, the provisions of both the LCP Land Use Plan and the City's General Plan. The Implementation Plan (Bayfront Specific Plan) includes seven major divisions: 1. Scope and Purpose 2. General Provision 3. Coastal Development Permit Procedures 4. Land Use Zones 5. Development Criteria 6. Environmental Management Program 7. Infrastructure Financing and Funding Mechanisms 3. History of Chula Vista Coastal Program This LCP Amendment is the latest in a series of studies and plans that have been prepared for the Chula Vista Bayfront. In 1972, the City initiated a program to evaluate development 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. To respond to blighting conditions in some areas of the Bayfront, in 1974 the City established the Bayfront Redevelopment Project Area, which includes a majority of property within the Bayfront 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 that 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) were also approved in June 1985. Certification was challenged by lawsuits regarding the adequacy of endangered species habitat protection within the Bayfront and mitigation of on-site and off-site impacts. The settlement agreement concluding the lawsuit resulted in the creation of the Sweetwater Marsh National Wildlife Refuge, which includes property designated for the principal 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 USFWS. Eliminating these uses from the Bayfront Plan resulted in an imbalance in the land use allocation for the remaining developable upland property. Because of this, the City reinitiated 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 landowner expressed an interest in working with the City to prepare a new plan emphasizing amixed-use, visitor-serving development. The current LCP Amendment reflects the changes to jurisdictional boundaries resulting from the land exchange between the Port and a private entity and the associated new development concept formulated in partnership by the City, the Port, and a private entity. This amendment is the second comprehensive major amendment to the LCP. The previous amendment to the LCP was certified in 1993. This resubmittal follows Resolution No. 17036 of the City Council of the City of Chula Vista, which amended resolution No. 16838, and Ordinance No. 2546 of the Redevelopment Agency of the City of Chula Vista, which amended Ordinance No. 2532. Chula Vista Bayfront LCP Amendment I-12 April 2010 Land Use Plan 4. Coordinated Planning Efforts The LCP establishes the conservation and development requirements for coastal zone lands that lie within the jurisdiction of the City and excludes properties within the jurisdiction of the Port (see Exhibits 3 and 4). The National Wildlife Refuge, under USFWS ownership, is part of the LCP Planning Area. Close cooperation between the City, the Port, and Federal agencies is necessary to ensure: • Coordination of road, water, sewer, and storm drainage improvements; • Effective management of coastal environmental resources; • 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 • 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 LCP boundaries and the adjoining Port 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: • Rerouting and design of Marina Parkway; • Maintenance of a protected habitat for the least tern and other sensitive species within the National Wildlife Refuge; • Integration of pedestrian waterfront access; • Protection of existing water-oriented views from inland areas; and • 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 by the Bayfront Specific Plan per the California Government Code Sections 65460 et seq. The Specific Plan, adopted by Ordinance, will 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 4. Administrative and permitting procedures Chula Vista Bayfront LCP Amendment I-13 April 2010 Land Use Plan 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 California Coastal Act. State law (Code Section 65300) requires each city to adopt a comprehensive, long-term general plan for the physical development 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 ensured of a consistent framework for decisions while still allowing local control. In a similar manner, an approved LCP provides assurance that the specific interest of the State, as expressed in the Coastal Act, will be met within the Coastal Zone while still allowing local decision- making. 1. General Plan Bayfront Vision Statement The 2010 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 Bayfront Master Plan envisions aworld-class Bayfront in the City of Chula Vista to benefit citizens and visitors to the region, and to compliment existing and proposed development within the City's corporate boundaries. A major component of the Bayfront Master Plan is the protection of natural areas and sensitive biological resources. The Bayfront Master Plan supports the implementation of a variety of uses including office, residential, retail, entertainment, recreation, other visitor-serving uses, and reconfiguration of the harbor. 2. Goals for Development The preceding vision statement can be expressed as a series of goals for Bayfront development as listed below: • Establish linkages between the Bayfront Planning Area and the Northwest Planning Area for pedestrians, bicycles, and transit. • Establish roadways in the Bayfront Planning Area that respond to the special operating characteristics of roadways within a more urbanized environment, accommodate slower speeds in pedestrian-oriented areas, and facilitate multi-modal design elements and amenities. • Increase mobility for residents and visitors in the Bayfront Planning Area • Create park and recreational opportunities in the Bayfront Planning Area that protect the natural beauty of the Bay and improve access and usage by area residents and visitors. • Provide for natural open space conservation in the Bayfront Planning Area. • Encourage redevelopment and new development activities within the Sweetwater Subarea that will minimize impacts to environmentally sensitive lands adjacent to the Sweetwater Marsh National Wildlife Refuge. Chula Vista Bayfront LCP Amendment II-1 April 2010 Land Use Plan • Provide for the redevelopment and new development of the Harbor Subarea that will reinforce its identity as the City's Bayfront focal point. • Encourage redevelopment and new development activities within the Otay Subarea that will provide employment, recreational and visitor-serving opportunities, and energy utility needs. 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: 1. A summary of applicable Coastal Act policies 2. A discussion of existing conditions for each policy category 3. A summary of the LCP provisions that address the coastal issue 1. Shoreline Access a. Coastal Act Policies Sections 30210-30212 of the Coastal Act require that public 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 LCP Planning Area on Port property. This includes a boat launch, marina, and park that are located off the westerly extension of "J" Street. Also on Port property is a park and public beach located immediately west of the Goodrich facility. Public access is also provided via a shuttle bus that serves the Chula Vista Nature Center, located on Gunpowder Point, and within the boundaries of the National Wildlife Refuge. The lack of adequate public access is due partly to the types of land uses that currently exist along the shoreline. Goodrich's major industrial/manufacturing facility, boats yards, SDG&E utility infrastructure, power plant operations, the National Wildlife Refuge, and undeveloped property all have resulted in very limited direct public access opportunities. Due to the environmental sensitivity of the shoreline within the Bayfront 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 Land Use Plan. The Land Use Plan designates approximately 26 acres of public and quasi- public areas and parks and recreation, with over 30 additional acres of public areas and parks and recreation being designated within the Bayfront area on Port lands. The areas within the Port's jurisdiction provide the adjacency of public spaces to the bay and National Wildlife Refuge, thereby greatly enhancing public access to coastal resources. These areas are governed by the provisions of the Port Master Plan. All of the public, park, and open space lands will be permanently dedicated and maintained to ensure future access. The Port Master Plan includes public accessibility in the Bayfront through a series of public shoreline parks and open space areas adjacent to the National Wildlife Refuge that offer both pedestrian and bicycle paths. Development on parcels within the LCP Planning Area will ensure Chula Vista Bayfront LCP Amendment II-2 April 2010 Land Use Plan continuity with such access defined in the Port Master Plan. In addition, shuttle bus operations from the Bayfront to the Chula Vista Nature Center will continue to provide public access to a unique educational and wildlife resource. Implementation of the policies in this Land Use Plan will ensure that public access and recreational opportunities will be provided, that new development will not interfere with the public's right of access, and that new development will not conflict with Port plans to provide public access to the shoreline. 2. Recreation and Visitor-Serving Facilities a. Coastal Act Policies Sections 30212.5 and 30213 [part, 30220-30223 and 30250(c)] of the Coastal Act requires the provision of public and low-cost recreation and visitor-serving facilities, and encourages the provision of commercial recreational and visitor-serving facilities by requiring that suitable land be reserved for such uses and that uses be given priority over other uses. b. Existing Conditions Within the LCP Planning Area, limited visitor-serving facilities are located adjacent to I-5 along Bay Boulevard, including a small motel and two restaurants. The adjacent Port Master Plan area includes a marina and boat launch facilities containing two restaurants, boat slips, and a marina. Marina View Park and the fishing pier, also within the Port Master Plan area, are adjacent to the bay and provide low cost public recreational facilities. A yacht club facility provides additional recreational opportunities. c. Plan Provisions In addition to the existing facilities provided within the Bayfront within both the LCP Planning area and the Port Master Plan area, as mentioned above, the Land Use Plan designates new visitor- serving facilities within the Harbor District. Future facilities within the LCP Planning area include a hotel and ancillary retail establishments such as restaurants, shops, and shared public plazas. Although the Land Use Plan specifically provides new facilities within the Harbor District, other new facilities are provided within all districts through the Port Master Plan. 3. Water and Marine Resources a. Coastal Act Policies Sections 30230, 30231, and 30236 of the Coastal Act require the preservation and, where feasible, the enhancement and restoration of water and marine resources including coastal water, 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 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 throughout their range. Chula Vista Bayfront LCP Amendment II-3 April 2010 Land Use Plan Many of the important wetlands are located within the National Wildlife Refuge (Subarea 1). Establishment of this refuge has ensured the preservation of the important wetland and biologically valuable upland resources. The long-term protection and enhancement of these resources are now the essential objectives for environmental management in the Bayfront area. c. Plan Provisions Wildlife populations (primarily birds) using the National Wildlife Refuge will be protected from physical and visual intrusion by (1) implementing the arrangement of uses resulting from the land exchange depicted in the Land Use Plan, including the placement of more intensive land uses farther from environmentally sensitive areas such as the National Wildlife Refuge and the incorporation of buffer zones and other adjacency measures around sensitive habitat, and (2) through siting and design of buildings according to the design requirements of the LCP. The Environmental Management policies of the LCP provide for preservation, enhancement, and restoration of the important water and marine resources within the Bayfront area. Establishment of the National Wildlife Refuge ensures protection of the sensitive species/ habitat areas, while the policies of the LCP require mitigation of impacts to wildlife areas from development on adjacent uplands parcels. If future development has the potential to disturb native habitat or environmental resources, this LCP provides the foundation for assessment and mitigation for potential impacts. If impacts to waters of the U.S. or wetlands occur, potential restoration activities for mitigation will occur in areas approved by the resources agencies. 4. Diking, Dredging, Filling, 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 wetlands, restoration of wetlands, and construction of shoreline structures may occur. Section 30411(b) provides additional provisions for the filling of wetlands, provided it is accompanied by substantial restoration of degraded wetland. b. Existina Conditions In the past, there has been considerable alteration of the Bayfront. Filling to some degree has occurred along much 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. The majority of lands potentially impacted by existing diking, dredging, or filling of wetlands are within the Port Master Plan area. c. Plan Provisions Except as permitted, no significant diking, dredging, or filling of wetlands is associated with the development concept within this LCP. The preclusion of significant diking, dredging, or filling, beyond the limited conditions allowed by the Coastal Act, ensures consistency with these Coastal Act policies. Chula Vista Bayfront LCP Amendment II-4 April 2010 Land Use Plan 5. Commercial Fishing and Recreational Boating 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. Existina Conditions All properties associated with commercial fishing and recreational boating are within Port jurisdiction and outside the LCP Planning Area. Due to the sensitive environmental resources associated with the Bayfront shoreline, access for fishing or boating is not currently permitted or proposed in the LCP Planning Area. Boat launch and marina facilities are located on the Port property within the Bayfront. Additional recreational boating berths were constructed on the Port property, along with a yacht club facility and excursion pierto 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 in the LCP Planning Area. In addition, boating and fishing are limited to areas within the Port's jurisdiction and will be governed by the provisions of the Port Master Plan. Because of the environmental sensitivity of the Bayfront area, increased major recreational boating facilities within the LCP Planning Area are precluded. This general policy is consistent with the provisions of the Coastal Act. 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. Existina 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. A minimum of 13 vegetation communities and land cover types have been identified within the Bayfront, including Diegan coastal sage scrub (disturbed), non-native grassland, eucalyptus woodland, ornamental vegetation, disturbed habitat, ruderal, southern coastal salt marsh, mule fat scrub, coastal brackish marsh, seasonal pond, disturbed riparian, bay, and urban/developed. The marsh environment within the Bayfront is critical feeding and nesting habitat for three Federal and/or State listed endangered species: California least tern, light-footed clapper rail, and Belding's savannah sparrow. Other special status species that have been identified within the Bayfront include osprey, western burrowing owl, and northern harrier. In addition, there are several other special status species that have the potential to occur within the Bayfront. Virtually all of the environmentally sensitive habitat areas are located in the National Wildlife Refuge or in the Port Master Plan area. Several potential wetland areas have been identified within the LCP Planning Area: (1) a drainage ditch, degraded due to contamination, located within the Harbor District (Parcel Area 2-g); (2) in the open space on the Faivre Street parcel (3-k); (3) the "F&G" Street Marsh (south of "F" Street); and (4) USFWS property and Parcel Area 1-g within the Sweetwater District. Chula Vista Bayfront LCP Amendment II-5 April 2010 Land Use Plan 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 extending setbacks and buffering land uses adjacent to the National Wildlife Refuge and other sensitive habitat areas. The National Wildlife Refuge open space areas shall include a 400-foot-wide buffer adjoining the refuge boundary, with the 200 feet buffer area closest to the refuge as a no-touch zone characterized by native vegetation. Details on the buffer area will be coordinated with the Port Master Plan for adjacent properties. The buffer zones for other permanent open space areas within the LCP Planning Area may be reduced as identified in the Bayfront Specific Plan provisions, if determined justifiable and if approved by the resource agencies. Public access to the National Wildlife Refuge is limited to a shuttle bus that serves the Chula Vista Nature Center. Humans and domestic pets are prohibited direct access to the National Wildlife Refuge through the use of fences and perimeter signage. 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 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 ensure the protection of an area's agricultural economy. The policies establish criteria for the conversion of lands to non-agricultural uses. The criteria minimize conflicts between agricultural and urban land uses. b. Existing Conditions A major portion of the Bayfront was once used for agriculture production. However, agricultural operations were discontinued years ago and none of the area is considered prime agricultural land. 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. Chula Vista Bayfront LCP Amendment II-6 April 2010 Land Use Plan 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, at the completion of the flood control project, these flood hazards were eliminated. c. Plan Provisions To address flooding, settlement, and seismic hazards, the Bayfront Land Use Plan contains provisions to require engineering investigations to minimize potential hazards to development. Buildings will be designed and constructed to meet earthquake safety requirements as required by the Uniform Building Code. Soil conditions will be monitored and evaluated for geologic conditions related to possible liquefactions. The LCP Utilities and Area Wide Grading (Section III.D) policies will minimize risks from the known geologic and flood hazards associated with the LCP Planning Area. 9. Forestry and Soil Resources This category of Coastal Act policies is not applicable to the Bayfront area. 10. Locating and Planning New Development a. Coastal Act Policies Sections 30244, 30250 (a), 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 characterized by a land use mix that balances coastal development and protected coastal open space. The area north of "F" Street and scattered smaller parcels are currently undeveloped 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 farther to the north) and San Diego Bay to the west. This parcel north of "F" Street is within Port jurisdiction following the land exchange and is covered by the provisions of the Port Master Plan. One previously recorded archaeological site (CA-SDI-5512) and one historical site, the Coronado Belt Line Railroad line (CA-SDI-13.073H), is present within the LCP Planning Area. Chula Vista Bayfront LCP Amendment II-7 April 2010 Land Use Plan 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 facilities, parks and open space. An overall grading concept and performance standards to ensure the provision of adequate public services are established in the policies of this 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 (see Exhibits 9a, 9b, and 9c,in Section III.B). The Land Use Plan policies take into consideration the unique relationship between new development and sensitive environmental areas (biological, archaeological, and paleontological). The Land Use Plan integrates the Chula Vista Nature Center with the Bayfront via the shuttle and through the provision of public parking within the Bayfront. New development is concentrated in an area of existing development. Adequate facilities will be included within the Bayfront to provide expanded services including recreation and fire station facilities and public transit. Development within the LUP Planning Area is in balance with proposals contained in the Port Master Plan. Overall, these uses are complimentary, meet the needs of users and visitors, and are supportive of the maintenance of open space. This is accomplished through balancing traffic patterns, providing transit and walking paths, and providing an array of financially and fiscally sustainable uses which generate the revenues necessary for the maintenance of public access, facilities, and open space. 11. Coastal Visual Resources and Special Communities a. Coastal Act Polices 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 I-5 are impaired by the lower elevation of I-5, and in some locations are marred by visual blight, including abandoned buildings, open storage, vegetation overgrowth, nonlandscaped transmission line corridors, and aboveground transmission lines. c. Plan Provisions The Land Use Plan provides for the removal of existing blight from the Bayfront LCP Planning Area. The removal of this blight will allow the public to experience views from the Bayfront outward toward the coast. The removal of this blight will also enhance the views of the coastline from the east. In addition, the Land Use Plan requires that view corridors from the freeway and roadways be preserved, framed, or uncluttered, pursuant to the provisions outlined in Section III (C) of this plan, to ensure an attractive view of, and to establish a visual relationship with, the marshes and bay-related activities. A Fire Station is planned to be developed within the Bayfront to provide added public services to the Bayfront area. Entrances to the Bayfront have been designed to form visual gateways to the water's edge to support the sense of the City's proximity to the bay. Landscaping and architectural edges are used to form sequences of views throughout the Bayfront. New buildings will be 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. Chula Vista Bayfront LCP Amendment II-8 April 2010 Land Use Plan The policies of this LCP will enhance the existing scenic and visual qualities of the local coastal zone and accommodate development of a unique coastal community. 12. Public 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 Adequate water, sewage, and other utility services are currently present to serve existing uses; however they will need to be extended to serve specific development sites. 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 extended and upgraded where necessary to serve future development as planned in 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 Goodrich facilities and transmitter lines represent the only major industrial facilities currently within the LCP Planning Area. The South Bay Power Plant is located outside of the LCP Planning Area. c. Plan Provisions The Land Use Plan allows for the expansion of existing industrial facilities but does not allow additional industrial development to occur beyond the areas shown as industrial use on the Zoning Map (see Exhibit 8 in Section III.A). Expansion of the existing Goodrich facility is permitted, including industrial and office uses, research and development, and light manufacturing within their existing property boundaries. These provisions are consistent with the Coastal Act requirements. Chula Vista Bayfront LCP Amendment II-9 April 2010 Land Use Plan III. AREAWIDE DEVELOPMENT OBJECTIVES AND POLICIES This chapter is organized into five separate sections: Land Use; Circulation; Public Access, and Parking; 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. The objective for each section is italicized for quick identification. Associated specific policy provisions are defined to guide development and resource enhancement in the LCP Planning Area 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 to aid in making reference to and application of the policies. In some cases, the areawide plan provisions are supplemented with policy diagrams and exhibits keyed to the text to clarify the intent of the specific provisions. A. LAND USE The LCP Planning Area (local coastal zone) totals approximately 722 acres. Five major ownerships dominate the LCP Planning Area: (1) Goodrich in the Harbor District (Subarea 1) with 79 acres; (2) the USFWS, which owns 316 acres in two parcels (Sweetwater Marsh and the "F&G" Street Marsh), which comprise the National Wildlife Refuge; (3) a private entity, which controls approximately 97 acres in the Sweetwater District that will be exchanged for approximately 30 acres of Port lands in the Harbor and Otay Districts; (4) Chula Vista Redevelopment Agency, which owns approximately 16 acres, also in the Sweetwater District of the Bayfront; and SDG&E, which purchased approximately 12 acres of land from the Port District. 1. Existing Conditions A total of 29 ownerships and leaseholds have been identified in the Bayfront area, including Federal, State, and local government entities; local agencies; and private owners. The parcels within the Port Master Plan area are under the jurisdiction of the Port. Parcels within the Bayfront area, but outside of the Port Master Plan area, are within the jurisdiction of the City and are included within the LCP Planning Area. The majority of developed use areas accessible by the public are located within the Harbor District. The Otay District is characterized by industrial uses and primarily closed to the public. The Sweetwater District is generally undeveloped. The majority of the upland areas within the LCP Planning Area are currently developed with urban uses. The major land user is Goodrich, with manufacturing activities ranging from research and development to assembly. Goodrich's operations straddle the Chula Vista LCP Planning Area and the adjacent Port lands. Other existing land uses within the LCP Planning Area include commercial, retail, industrial, warehousing, natural open space preserve, active parks and passive parks, visitor-related uses, bikeways, transit corridors, and roads. SDG&E transmission lines and 40-foot Coronado Railroad track easements extend the entire length of the Bayfront area on its eastern edge. The LCP Planning Area includes 29 parcel areas. Descriptions of Parcel Areas 1-a through 3-I, within the City's jurisdiction, are summarized below. The descriptions are based on parcel areas that define land use areas and include a summary of existing conditions and Bayfront Specific Plan zoning. There are three general categories for parcel areas within the LCP Planning Area: Developed Parcels, Undeveloped Parcels, and Land Exchange Parcels. These categories and associated parcel areas are summarized below. 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There is potential for these parcel areas to be redeveloped within the limits of the existing zoning and provisions of the LCP; however, the existing uses of these parcel areas are expected to remain the same. • Parcel Areas 1-b through 1-e are currently developed with commercial land uses including Anthony's Fish Grotto, Good Nite Inn, EI Torito, and the Highland Partnership office building, from north to south, respectively. These parcels are zoned Commercial-Thoroughfare (C-T). • Parcel Area 1-f is a small City park. The park is accessed from "F" Street and consists of grassy landscaped areas, benches/seating areas, and parking areas. This parcel is zoned Parks and Recreation (P-R). • Parcel Area 1-g is existing open space characterized by wetlands and native habitat. There are four parcels within this area. Three of the parcels are owned by the City and one is owned by Goodrich. This area is zoned as Open Space (O-S). • Parcel Area 1-h is characterized as developed with industrial uses with a portion of the parcel as open spaces uses. This parcel is privately owned. This area is zoned for Industrial- General (I-G). • Parcel Area 1-i is characterized as developed with commercial uses with a portion of the parcel as open spaces uses. This parcel is privately owned. This area is zoned for Commercial -Thoroughfare (C-T). • Parcel Area 2-a is existing open space characterized by wetlands and native habitat. There are two parcels within this area, both of which are owned by the USFWS and encompass the "F&G" Street Marsh. This area is zoned as O-S. • Parcel Area 2-b is owned by Goodrich. The area consists of existing industrial and commercial land uses, including warehouses, office, and parking structures. The Goodrich facility has been involved in aircraft manufacturing since the early 1940s. Parcel Area 2-b became known as the Goodrich North Campus Facility following sale of the South Campus (south of "H" Street) to the Port in the late 1990s. The North Campus facility is generally bounded by Bay Boulevard to the east, Marina Parkway to the west, the Sweetwater Marsh National Wildlife Refuge to the northwest, "F" Street and the National Wildlife Refuge to the north, and "H" Street to the south. The Goodrich North Campus area is the largest ownership within the City's jurisdiction, encompassing approximately 78 acres. The Goodrich North Campus includes three zones: Industrial-Limited and Research (I-RL), Industrial-General (I- G), and Commercial-Professional and Administrative (C-P). • Parcel Area 2-c is commercial land use and consists of a Pacific Trust Bank and associated parking areas. This parcel is zoned as I-G. • Parcel Area 2-d is a small retail complex, Gateway Business Park, which includes the West Marine shop, Kelly Paper, and Fleet Pride. The retail area includes parking areas and access from Bay Boulevard. This parcel is zoned as I-G. • Parcel Area 2-e is a commercial office land use that includes a National University campus. This parcel is zoned as I-G. • Parcel Area 3-b contains the Community Health Group building and associated surface parking areas located at 740 Bay Boulevard. This area is zoned as I-G. Chula Vista Bayfront LCP Amendment III-4 April 2010 Land Use Plan • Parcel Area 3-c contains the PIMA Medical Group building and associated surface parking areas. This area is zoned as I-G. • Parcel Area 3-d contains the LAING office building and associated surface parking areas. This area is zoned as I-G. • Parcel Area 3-e contains the Furniture Warehouse on the east side of Bay Boulevard and associated parking and loading areas. This area is zoned as I-G. • Parcel Areas 3-f, 3-g, and 3-h are currently commercial/retail and light industrial uses with various businesses such as pest control, antique sales, clothing sales, produce sales, and offices. The business complex is characterized by multiple single-story buildings, storefronts, loading docks, and parking areas. These areas are zoned as I-G. • Parcel Area 3-i consists of the Bayside Business Park with several different leasers. This area is zoned as I-G. • Parcel Area 3-j includes the Grainger building. This area is zoned as I-RL. • Parcel Area 3-k consists of the Faivre Street industrial area. This area includes industrial land uses in addition to some undeveloped areas within the floodplain of the Otay River. This area was annexed from the County of San Diego and contained the County's zoning of Manufacturing with a floodplain overlay (M-54). In the late 1990s, the M-54 zoning designation was changed to the City's Industrial-Limited (I-L) zone and the floodplain overlay in the City's General Plan was changed to O-S. Undeveloped Parcel Areas: A few parcel areas, which are currently undeveloped, are also within the LCP Planning Area and have the potential for development within the limits of the designated zoning and provisions of the LCP. • Parcel Area 1-a is owned by the City. The land is currently vacant and is zoned as C-P. The parcel is located just north of "E" Street and west of a freeway off-ramp. A portion of the property is under the jurisdiction of the California Department of Transportation (Caltrans) and is not included in the LCP Planning Area. The portion of the property located outside the Caltrans area is approximately 5 acres and is planned for office development in the CVBMP. This parcel has restricted access. Parcel Area 2-g is owned by the City of Chula Vista. This site has an area of 1.81 acres; it is currently vacant and is designated as Public/Quasi-Public (P-O). This site is planned for construction of Chula Vista Fire Station Number 11. • Parcel Area 3-a includes a surface parking lot adjacent to "J" Street and undeveloped lands located between Bay Boulevard and I-5 south of "J" Street. These parcels have the potential for additional development based on existing zoning. The surface parking lot parcel is currently zoned as C-V. The remaining parcels in Parcel Area 3-a are zoned I-G. • Parcel Area 3-I includes approximately 18 acres of land previously disturbed and currently vacant. It is currently under the ownership of SDG&E and the Port District and it could potentially be used for the relocation of the electrical substation. Parcel Area 3-I is zoned I-G. Land Exchange Parcel Areas: Four parcel areas have been transferred to a private entity as a part of the land exchange with the Port. These parcel areas are located in the Harbor District and have a specific proposal for development per the CVBMP. Chula Vista Bayfront LCP Amendment III-5 April 2010 Land Use Plan • Parcel Area 2-f is currently undeveloped land and includes CVBMP Parcels H-13 and H-14. This parcel area is zoned as Residential-Mixed Harbor District (R-MH). Parcel Area 2-h consists of industrial properties that were previously part of the Goodrich South Campus and includes CVBMP Parcel H-15. This parcel area includes two zoning categories: the southern portion is zoned as Commercial-Visitor (C-V) and the northern portion is zoned C-P. 2. Land Use Regulations Objective/Policies Land use classifications are identified for the LCP Planning Area that define current uses and proposed uses within the Bayfront area. This LCP provides for land uses that will support a unique coastal community with a mix of pedestrian-oriented communities, economic vitality, and open space preservation. Objective Ample opportunities should be provided for public open space and areas adjacent to the natural resources of the Chula Vista Coastal Zone to increase public access to the waterfront. A balanced and well-defined mix of land uses should be provided that will be responsive to the development and conservation goals of the Chula Vista LCP. Sensitive natural resources, including but not limited to saltwater marshes, submerged aquatic habitat and mudflats, should be preserved and enhanced to protect the many natural resources values of the habitat and contribute to the visual quality of the Bayfront. Policy A.LU1 Most sensitive habitat areas are within the National Wildlife Refuge, though other sensitive areas exist in the LCP Planning Area adjacent to the Sweetwater and Otay Rivers. The land use designation 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 numerous policies that shall ensure the preservation and enhancement of these resources and areas discovered during plan implementation. Policy A.LU2 Public parks and open space that contain pedestrian and bicycle trails shall be included within the LCP Planning Area. In addition, opportunities for visual access to the adjacent trails, opportunities for visual access to the adjacent wetlands, and passive recreation opportunities should be provided in coordination with the Port. Policies are included in the Environmental Management section to ensure that such access will not disrupt the wildlife habitat. Policy A.LU3 The Zoning Map, Exhibit 8, indicates the location of the various permitted uses. The permitted use categories include general industrial; research and limited industrial; limited industrial, Harbor District mixed residential (including combinations of high-rise residential and mid-rise residential), visitor commercial, thoroughfare commercial, professional and administrative commercial, public; and quasi-public uses; parks and recreation; and open space. Amore detailed mapping of public open space is provided in the Environmental Management Map, Exhibit 12 in Section III.D. Land use distribution is summarized in Table 3-1 below. Policy A.LU4 The description of the permitted uses is as follows: Chula Vista Bayfront LCP Amendment III-6 April 2010 Land Use Plan RESIDENTIAL. Residential uses are allowed within the LCP Planning Area. Total allocation: approximately 23 acres. Residential -Mixed Harbor District (R-MH). This land use zone refers to residential areas in the Harbor District with a mix of residential units including high-rise and mid- rise development (as defined below) within combined or separate building structures. Residential uses include multiple-family dwellings in clusters of varying size and configuration to provide a range of housing types. Retail uses will be included at the street level to create a village atmosphere and pedestrian-friendly area. Table 3-1 Land Use Distribution Zone Acreage Commercial Visitor (C-V) 6 Thoroughfare (C-T) 42 Professional and Administrative (C-P) 26 Commercial Subtotal 74 Industrial General (1-G) 112 Research and Limited (1-RL) 14 Limited (1-L) 8 Industrial Subtotal 134 Residential Mixed Harbor District (R-MH) 23 Residential Subtotal 23 Public and Open Space Public and Quasi-Public (P-Q) 28 Parks and Recreation (P-R) 1 Open Space (O-S) 310 Public and Open Space Subtotal 339 • Mid-rise development is defined as 4- to 7-story buildings with condominium style residences and central garage structures. • High-rise development is defined as 8-story and above buildings with condominium style residences and central garage structures. Allocation: approximately 23 acres. COMMERCIAL. A number of specific commercial uses are permitted in the LCP Planning Area. Total allocation: approximately 74 acres. Chula Vista Bayfront LCP Amendment III-7 April 2010 Land Use Plan Commercial -Visitor (C-V). This land use zone provides uses for the needs of tourists, travelers, and local residents. This use is primarily located in proximity to the freeway. The regulations of this zone are designed to encourage the provision of transient housing facilities, restaurants, service stations, and other activities providing for the convenience, welfare, or entertainment of the traveler. Permitted uses include: 1. Hotels and inns 2. Retail, including: • Restaurants with a cocktail lounge as an integral part; • Art galleries; • Retail shops; • Parking garages; • Bonafide antique shops; • Markets; • Restaurants and snack bars; • Service businesses; and • Any other establishment serving visitors determined to be of the same general character as the above-permitted uses. Allocation: approximately 6 acres Commercial -Thoroughfare (C-T). This land use zone includes primarily motel and restaurant facilities similar to the existing developments that principally serve auto- oriented traffic and require clear visibility from the I-5 corridor. Additional permitted uses would include gas stations and similar traveler-oriented goods and services. Land uses not permitted within this designation are those that would principally serve pedestrian traffic. These non-permitted uses include convenience retail, food and beverage retail sales, business and personal services, and entertainment facilities. Allocation: approximately 42 acres. Commercial -Professional and Administrative (C-P). Three areas of Professional and Administrative Commercial are provided. The locations are indicated on Zoning Map, Exhibit 8, and include Parcel Area 1-a within the CVBMP proposed for office use, new parcels within the Harbor District, and an existing parcel within the Goodrich Parcel Area 2-b. The permitted uses include administrative office and support uses for the adjacent industrial uses. Allocation: approximately 26 acres. INDUSTRIAL. Three types of industrial uses are designated on the Zoning Map: Limited, Research and Limited, and General. These land uses are confined to an area generally south of "F" Street, plus the inland parcel east of I-5. Existing uses will continue to be permitted and to expand within the limits of the LCP. Allocation: approximately 134 acres. Industrial -Limited (I-L). This zone includes light industrial activities (manufacturing, laboratory, wholesale businesses, storage and warehousing, etc.) and is defined by the provisions of the Chula Vista Municipal Code (CVMC) Chapter 19.44. Allocation: approximately 8 acres. Industrial - Research and Limited (I-RL). This zone includes research and development, light manufacturing, warehousing, and flexible use buildings that combine these uses with office. Allocation: approximately 14 acres. Chula Vista Bayfront LCP Amendment III-8 April 2010 Land Use Plan Industrial -General (I-G). This zone provides for large-scale and more intensive industrial uses such as manufacturing and public utility plants. The Goodrich facilities are within this zone. Allocation: approximately 112 acres. PUBLIC AND OPEN SPACE. This zone includes a variety of uses ranging from a Fire Station, landscaped parking within the SDG&E right-of-way (ROW) to the dedicated Open Space of the National Wildlife Refuge. Allocation: approximately 339 acres. Public and Open Space -Public and Quasi-Public (P-O). This zone provides regulations for uses in appropriate locations that are maintained by public or publicly controlled agencies such as municipal and county agencies, school districts, and utility companies (e.g., water, gas, electricity, fire station, etc.) The site at the northeast corner of J Street and Bay Boulevard (Parcel 2g) is planned for the construction of a Chula Vista Fire Station." Portions of the SDG&E ROW within the LCP Planning Area may be physically improved at the ground level with landscaped parking areas. To encourage landscape improvements to these areas, development bonuses are permitted for projects adjacent to the ROW that implement the improvements. These bonuses allow the development to increase permitted densities and to use the ROW for parking lot expansion. Bonuses are calculated by applying the permitted land use intensity of the parcel to the adjacent portion of the ROW to be in the project and transferring this added development of the ROW onto the project site. To qualify for the bonus development, along-term lease agreement between the project proponents and SDG&E, for parking on the ROW, is required. Any landscaped parking in the SDG&E ROW north of "F" Street shall be available on weekends and evenings for use by coastal visitors. Allocation: approximately 28 acres.2 Public and Open Space -Parks and Recreation (P-R). This zone refers to all physically and/or visually accessible open lands intended for local public ownership. This category includes parks to be developed for public recreation. Parks intended for passive recreational activities will be linked via continuous, publicly accessible pedestrian and bicycle trail systems. One area is zoned as Parks and Recreation and consists of an existing park located within the LCP Planning Area. Allocation: approximately 1 acre. Public and Open Space -Open Space/ Wildlife Refuge Overlay (O-S). This zone applies to the National Wildlife Refuge, which is owned and operated by the USFWS. Uses are limited to wildlife habitat preservation and enhancement, scientific study, and educational uses. Other areas with significant habitat value that are not a part of 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 responding to environmental resources within Parcel Area 3-k (Faivre Street). Determination and administration of permitted uses within the National Wildlife Refuge shall be the responsibility of the USFWS with Coastal Commission Review. Allocation: approximately 339 acres. CIRCULATION/OTHER. This category includes acreage within the major public street ROW (including I-5) and railroad ROWs within the LCP Planning Area. This acreage is not part of the "development area" within the LCP Planning Area. 2 Approximately 12 acres are presently used for parking by Goodrich. Chula Vista Bayfront LCP Amendment III-9 April 2010 Land Use Plan 3. Development Intensity Objective/Policies The intensity of development is determined by height limitations, parking requirements, on-site open space or landscape provisions, traffic and infrastructure capacity, and economic feasibility. The intensity of development consequently varies by land use type. Objective Allow development intensity that provides for the economic development of the Bayfront within the capacity of public service and infrastructure systems. Policy A.D11 The allowed development intensity for the LCP Planning Area is shown in Table 3-2. Generally, the permitted building heights, parking standards, and traffic and infrastructure capacity will determine the permitted intensity. Table 3-2 Permitted Development Intensity Zoning Maximum Development Intensity'°3 Commercial Visitor (C-V) Thoroughfare (C-T) Professional and Administrative (C-P) 0.5 FAR2 plus Special Conditions 8 and D 0.5 FAR2 0.752 FAR plus Special Condition A and D Industrial General (1-G) Research and Limited (1-RL) Limited (1-L) 0.52 FAR 0.52 FAR Per CVMC Chapter 19.44 Residential Mixed Harbor District (R-MH) 105 DU per acre Notes: 1 Special Conditions have been established for several parcel areas within the LCP Planning Area. The special conditions are provided in the Bayfront Specific Plan and include provisions for development on the Goodrich parcel (Parcel Area 2-b), Parcel Area 3-a, and land exchange Parcel Area 2-h. 2 Actual achievable development intensity on any given parcel is a function of site design, landscaping requirements, parking requirements, height limits, setbacks, and environmental constraints. 3 FAR excludes parking structures. CVMC Chula Vista Municipal Code DU dwelling units FAR floor area ratio Policy A.D12 Parcel Areas with development intensities greater than the maximum permitted shall be permitted only if the proposed intensity and site development standards are identified within the Bayfront Specific Plan by Special Conditions. B. CIRCULATION, PUBLIC ACCESS, AND PARKING The identified 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 incorporation of public transit via the trolley stations located east of I-5 at "E" Street and "H" Street. Chula Vista Bayfront LCP Amendment III-10 April 2010 Land Use Plan 1. Existing Conditions The I-5/SR 54 interchange has been completed and provides regional access to the Bayfront. 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 a local connection to the east side of I-5 but no freeway on- or off-ramps are provided. The southerly and inland portions of the Chula Vista Coastal Zone are adequately served by existing local streets. The "H" Street ramps, because of their location, primarily serve the Goodrich facilities, and the "J" Street ramps primarily serve Port lands and the marina westerly of Goodrich. "J" Street also serves as the termination of Marina Parkway. Marina Parkway is the main street through the Bayfront and runs from the "J" Street/Bay Boulevard intersection west toward the marina, then north-south parallel to the marina within the Port jurisdiction. Marina Parkway has been constructed as a divided roadway with a landscaped median. Bay Boulevard is an improved frontage road serving the areas easterly of the railroad ROW. The improved portions extend from "L" Street to "E" Street. The San Diego Trolley operates on the railroad ROW on the east side of I-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 that result in traffic interruptions at these major street/freeway on- and off-ramps. 2. General Circulation and Public Access Objective/Policies The following objectives and policies relate to the general issues of circulation and public access. These sections provide specific policy language for roadway improvements, public transit, bicycle/pedestrian circulation, and parking. More detailed application of these general objectives are graphically shown in Exhibits 9a, 9b, and 9c, Circulation Maps and are described below in the discussion of specific circulation components. Recognition must be given to the fact that the proposed improvements and associated diagrams are schematic and typical. Additional engineering analysis and coordination with Caltrans and the Port will be required during the design and construction phases of some roadway improvements projects. Objective Good regional access should be provided to the Bayfront from 1-5 and SR-54 as well as convenient access for visitors and residents of community areas east of 1-5. Roadways should be routed and designed in a manner that minimizes adverse effects on valuable marshlands, protects lands having high recreation value, and avoids fragmentation of developable lands into inadequately sized or located parcels. To avoid congestion of the freeways and the connection arterials, a mix of land uses should be provided so that peak traffic generating periods are staggered throughout the day. To reduce dependency on private automobiles, auto-free zones should be created along the shoreline and other areas that have unique environmental conditions or potential, and provisions should be made for pedestrians and bicyclists. Chula Vista Bayfront LCP Amendment III-11 April 2010 Land Use Plan -- /, ~'Y7 , y ^y ?'~. ~,r ~ ;~? ' ~~ ~~~ ,eiiti4 ,.. ~, / r ,} ,,,, { ~ 1 d kff t i~ ~~ . 1{.~~ ~ ,, s ,t. ~. ~ /v ~ ~ i y ~ 4y ~., i ~;~ of ~ ~ ~~ _ . .. l~':~i ~ k ' Mss 3~ i ~ ~ ~~ . rs~ <4=. 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Policy A.C1 All facilities within the jurisdiction of Caltrans shall be designed and operated in a manner consistent with State standards. Policy A.C2 Convenient access shall be maintained by assuring that traffic congestion does not fall below the City's established threshold standards for road segments: Level of Service (LOS) "C" on all street classifications, except for 2 hours per day (typically during peak travel periods) when LOS "D" is permitted. Also, LOS "D" is permitted for Urban Core Circulation Element roadways. In addition, a minimum standard of LOS "D" or better is required at all signalized and unsignalized intersections. The City's threshold standards recognize that the management of the freeway system is under the control of State agencies and therefore signalized intersections at freeway ramps are not included in the City's threshold standards. Any proposed development project that has the potential to adversely affect compliance with this threshold standard shall be evaluated with a traffic study and may be approved only if the standards are maintained. All traffic facility improvements assumed or proposed as mitigation for project impacts shall be provided concurrent with or prior to project development. Policy A.C3 Circulation facilities shall be designed, constructed, and maintained according to State and local standards to ensure that safe and efficient circulation systems are provided. The protection of sensitive habitats may require roadways to be built to lesser standards in order to reduce environmental impacts, provided that such reduced standards do not threaten public safety. Policy A.C4 Major roadways shall follow the alignments depicted in Exhibit 9a, which have been carefully determined with regard to the Objective. Policy A.C5 Minor roadways that serve proposed development areas shall be evaluated with submittal of project development plans. Such roadways shall not be permitted outside of areas designated for development on the Zoning Map, Exhibit 8. Policy A.C6 All road construction and improvements shall be designed and constructed in accordance with the applicable Environmental Management policies (Section III.E). Policy A.C7 The land use mix identified in this Land Use Plan has been selected to avoid congestion of the freeways and connection arterials. All development within the LCP Planning Area shall be consistent with the land use policies of this Plan. Policy A.C8 Local access to the Bayfront shall be provided along the same routes that provide regional access. Policy A.C9 Circulation routes and public transit services that exist within the urban core of Chula Vista shall be extended to and through the Bayfront to integrate the coastal area with the overall community. Development projects within the LCP Planning Area shall incorporate and/or extend the use of these transportation facilities as a part of the development concept. Chula Vista Bayfront LCP Amendment III-15 April 2010 Land Use Plan 3. Roadway Improvement Objective/Policies The following objectives/policies relate to the construction and improvement of roadways within the LCP Planning Area. All onsite roadways in the Chula Vista Bayfront Master Plan are proposed to be in the Port's jurisdiction. Objective Improve Bayfront access through improvements to Marina Parkway, the "E" Street bridge, "H" Street, "J" Street, and on- and off-ramps to 1-5. Public access to the Chula Vista Nature Center on the National Wildlife Refuge shall be maintained. Policy A.R11 The alignment of Marina Parkway within the Port property will move westerly to bypass the edge of the existing "F&G" Street Marsh. This alignment will introduce major views of the waterfront from the roadway. Marina Parkway will become a S- lane Class II collector street running north-south between "E" Street (north of "H" Street) and "J" Street. Policy A.R12 "E" Street shall be extended west as a 4-lane Class I collector street from Bay Boulevard westerly to the new "F" Street intersection. This will provide additional capacity to maintain adequate traffic flow at the major northern project entry. "E" Street shall then change to a 2-lane Class II collector street through the remainder of the Sweetwater District and into the Harbor District. "E" Street will turn into Marina Parkway at "H" Street. Policy A.R13 "F" Street (Lagoon Drive) shall be removed from the west end of the Goodrich property west, adjacent to the "F&G" Street Marsh. "F" Street shall terminate at a cul- d-sac. The road will be redirected north as a Class II 2-lane collector street and intersect with the extension of "E" Street to facilitate the movement of traffic into the Bayfront. "F" Street shall cross "E" Street to access facilities in the Sweetwater District, including parking for the Chula Vista Nature Center located in the Sweetwater Marsh National Wildlife Refuge. Policy A.R14 Public access to the Chula Vista Nature Center shall be restricted to shuttle bus operation to minimize disturbance to the sensitive resources of the refuge. The shuttle bus 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 Sweetwater District at the entry to the Sweetwater Marsh National Wildlife Refuge. Supplemental parking shall be provided in the landscaped SDG&E ROW as part of the parking for parks and recreational purposes required under Policy A.PK3. Policy A.R15 "H" Street shall be extended west to Street A (a new street) as a 5-lane major street. "H" Street will serve as a major central entrance to the Bayfront area. "H" Street shall continue west from Street A to Marina Parkway as a 4-lane major street, at which point it shall continue west as a 3-lane Class II collector street until it intersects with "E" Street. Policy A.R16 Street A will be a new street that will run north-south between Parcel Areas 2-f, and 2- h. Street A shall be constructed as a 4-lane Class I collector street. Policy A.R17 Bay Boulevard will continue to serve as a 2-lane Class II collector street south of "J" Street. Bay Boulevard will serve as a 2-lane Class III collector street north of "J" Street to "F" Street. The portion of Bay Boulevard located north of "F" Street will be a 2-lane Class II collector street. Bay Boulevard will cross "E" Street and become a 3- Chula Vista Bayfront LCP Amendment III-16 April 2010 Land Use Plan lane Class II collector to serve parcels just west of the I-5 off-ramp and north of "E" Street. Policy A.R18 Street C is a proposed new street that extends from Street "A" between "J" Street and "H" Street to Marina Parkway. Street C shall be constructed as a 2-lane Class III collector street that runs along the north side of Parcel Areas 2-f, and 2-h. Policy A.R19 "J" Street shall be extended west from Bay Boulevard at the Gateway entrance to the intersection with Street A as a 6-lane major street. "J" Street shall continue west from Street A to Marina Parkway as a 4-lane major street, following which it shall continue west as a 2-lane Class III collector street until it terminates at the south end of the marina. Policy A.R110 Street B is a proposed new street that will extend from the intersection of Street A and "J" Street with a connection back to Bay Boulevard. Street B shall be constructed as a 2-lane Class III collector street. Policy A.R111 Additional access shall be constructed to the Bayfront from the I-5 off-ramps, including (1) an exclusive southbound right-turn lane for the "E" Street/I-5 southbound off-ramp and (2) an exclusive southbound right-turn lane for the "H" Street/I-5 southbound off- ramps. 4. Public Transit Objective/Policies There are two major public transit objectives for the Bayfront: (1) maximize use of the two trolley stops adjacent to the Bayfront area and (2) provide future shuttle bus service to interconnect the Bayfront with the trolley stations and the adjacent community. Objective Use of public transit services by visitors and residents of the Bayfront should be promoted and private transit services should be encouraged where feasible. Policy A.PT1 The LCP recognizes that the connections to the trolley system are significant benefits to development in the Bayfront. Opportunities for interconnecting the Bayfront with the existing trolley stations are included in the Bayfront area. These opportunities shall include convenient shuttle bus stop locations on major travel loops within the Bayfront and at areas of concentrated activity (Exhibit 9a). Policy A.PT2 The Circulation Element provides for roadway ROWs with sufficient capacity and opportunities for shuttle bus stop locations to facilitate convenient shuttle bus services into the Bayfront along Marina Parkway, "E" Street, "F" Street", "H" Street, Street A, and Street C. This capacity shall be maintained to provide the greatest flexibility in the routing of future shuttle bus service into the Bayfront and to achieve an effective connection to the trolley system. 5. Pedestrian and Bicycle Circulation Objective/Policies Major pedestrian circulation routes and a regional bicycle route are included on the Circulation Maps, Exhibits 9b and 9c. Provision of these routes will provide significant public access to the waterfront and within the Bayfront area, and will result in a substantial increase in both the quantity and quality of available public access to the shoreline. Objective Pedestrian access to the shoreline should be provided as well as bicycle routes for alternative access and circulation within the Bayfront area. Chula Vista Bayfront LCP Amendment III-17 April 2010 Land Use Plan Policy A.PB1 No pedestrian or bicycle paths are to be located on the southern or eastern edges of the "F&G" Street Marsh due to the limited setback area. Policy A.PB2 To provide continuity with adjacent planning areas, pedestrian shoreline access shall interconnect with other existing or proposed circulation routes within the Port Master Plan (Exhibit 9b). Project level planning and coordination shall provide for: Connection to Port Lands. Throughout the Bayfront, public access will be integrated with Port development. This will result in continuous public access routes with intermittent exposure to the water's edge within the Port lands. Connection North to Sweetwater River Protect. Pedestrian and bicycle routes in the Bayfront shall 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 freeway fill slope into the mitigation areas of the connector marsh. Connection with Chula Vista Neighborhoods. Pedestrian routes will interconnect major open spaces in the Bayfront area to adjacent Chula Vista neighborhoods via "E" Street, "F" Street, "H" Street, and "J" Street. Policy A.PB3 The Circulation Map (Exhibit 9c) indicates extensive bicycle routes incorporated with the pedestrian and vehicular circulation systems. The bicycle routes will consist of constructing a segment of the planned Bayshore Bikeway regional bicycle route, in addition to constructing a bicycle spur that creates a loop through the Bayfront and back to the Bayshore Bikeway ("Bayfront Loop"). Policy A.PB4 The Bayshore Bikeway shall be constructed as a Class I bike path facility within the existing SDG&E utility corridor running north-south from "E" Street to Main Street. The construction of this segment of the Bayshore Bikeway shall occur following undergrounding of the high-voltage powerlines. In addition, agreement from Goodrich for access through their site is required. Policy A.PB5 The "Bayfront Loop" shall be constructed through the Bayfront with connections to the Bayshore Bikeway. The Bayfront Loop shall begin at the "E" Street/Bayshore Bikeway intersection, traverse through the proposed Bayfront area, and rejoin the Bayshore Bikeway south of L Street. The Bayfront Loop shall be an off-street Class I bike path (12-foot total width) with minimal crossings of vehicular roadways. 6. Parking Objective/Policies Parking will generally be incorporated into the private development in the Bayfront with some additional off-street and on-street public parking to serve the community parks and other open space resources. While provision of adequate parking for all uses in the Bayfront is an important issue, undergrounding utility lines or providing landscaping/screening to improve the appearance of large parking areas is also important. Utilizing "shared parking" among uses that have predictable and opposite peak parking demands is encouraged. Objective Adequate parking should be provided for all developed uses in the Bayfront, including parking for all public, park, and open space uses in the Bayfront. Parking should be provided in an efficient manner, sharing spaces among uses when practical, and in a manner that does not intrude upon the scenic qualities of the Bayfront. Parking within Chula Vista Bayfront LCP Amendment III-18 April 2010 Land Use Plan the SDG&E ROW parcels should be provided to meet parking requirements, provided the ROW parking is landscaped to improve the overall appearance of the Bayfront. Policy A.PK1 Off-street parking spaces shall be provided for developed uses according to the following schedule: 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. Dwellings, multiple: 1 space per studio;1.5 spaces per 1 bedroom unit; 2 spaces per two-bedroom or larger unit. Hotels, motels: 1 space for each living or sleeping unit, plus 1 space for every 25 rooms or portion thereof. Manufacturing plants, research and testing laboratories: 1 space per 1.5 persons employed at any one time in the normal operation of the plant or 1 space per 800 square feet of floor area, whichever is greater. Medical and dental offices and 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: 1 space per 2.5 permanent seats, excluding any 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; retail uses located on Parcel Areas 2-f and 2-h shall provide a minimum of 4 parking spaces per 1,000 square feet of retail space. Sports arenas, auditoriums and theaters: 1 space per 3.5 seats of maximum seating capacity. Wholesale establishments, warehouses, and service and maintenance centers: 1 space per 1.5 persons employed at any one time in the normal operation of the plant or 1 space per 1,000 square feet of floor area, whichever is greater. Uses not listed: as required by CVMC. Policy A.PK2 Motorcycle and Bicycle parking spaces shall be provided for developed uses according to the following schedule: Business and professional offices (over 20,000 square feet of gross floor area): 5 spaces. Chula Vista Bayfront LCP Amendment III-19 April 2010 Land Use Plan Shopping 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 eating and drinking establishments: 2 spaces. Commercial recreation: 1 space per 33 automobile spaces required. Only those uses listed above are required to provide motorcycle parking and bicycle parking facilities. Bicycle parking facilities shall be fixed storage racks or devices designed to secure the frame and wheel of the bicycle. Policy A.PK3 Off-street public parking areas shall be provided for community parks. The parking areas shall be integrated into the open space areas close to the roadways and, where possible, screened from view. No additional parking is required for the one public park that exists within the LCP Planning Area (1-f) and no new public parks are proposed; however, potential future public parks shall require one parking space for every 10,000 square feet of park or accessible open space. New public parks will be located within the Port's jurisdiction and will be governed by the provisions of the Port Master Plan. No separate parking is required for the National Wildlife Refuge. Parking for public parks shall be provided in areas designated and exclusively reserved for public park users. This restriction shall be enforced during the operating hours of the public park. Public parks shall be open in accordance with City standard operating hours. After-hours parking will not be restricted and may be shared with private development in accordance with other parking policies in the LCP. Policy A.PK4 Implementation of the "shared parking" concept shall be permitted 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 Parking published by the Urban Land Institute shall be used to calculate the parking reduction permitted within amixed-use project. No reduction shall be permitted without specific justification. No reduction in residential parking or public recreational parking shall be permitted. Any parking that is shared among uses shall be available for use during normal operating hours and shall not be reserved or otherwise restricted. Control of uses intended to use shared parking shall be by Conditional Use Permit and shall require the execution of deed restrictions and other long-term commitments for the provision of parking. Policy A.PK5 To maintain views from the major roadways to the shoreline and major development sites, street side parking shall not be permitted along any of the major roadways identified in the Circulation Plan, including Marina Parkway, "E" Street, "F" Street, or Bay Boulevard. Policy A.PK6 Parking included as part of private development shall provide for the following: Location: Parking shall be located in areas away from the shoreline and public open space corridors. Screening. To the greatest extent possible, open parking will be screened from view from the major arterials by the use of landscaped berms, tree planting, and building placement. Chula Vista Bayfront LCP Amendment III-20 April 2010 Land Use Plan Type. To the greatest extent possible, open, large-scale parking will be avoided in favor of underground, podium, or smaller disaggregated parking areas separated by buildings or landscaping. Parking structures shall be encouraged where additional open space or other public benefit can be provided. Policy A.PK7 Where parking is incorporated into the SDG&E ROW, the parking areas shall be landscaped with a perimeter planting of trees and ground cover. The tree planting will be tightly spaced to provide a dense canopy at eye level. Tree species will be limited to those that will not interfere with the overhead power lines and trimmed as necessary to meet standards of SDG&E. Due to environmental management requirements, this policy does not apply to Subarea 1: Sweetwater District. 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 that has a distinctive appearance and, in turn, can promote economic success for activities located in proximity to it. Moreover, development that 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. 1. 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 and the Chula Vista Nature Center, a relatively flat upland area that is currently vacant, major office and industrial facilities associated with Goodrich, the SDG&E switchyard, the South Bay Power Plant, salt ponds, and a variety of smaller commercial and industrial uses to the south and parallel to the west side of I-5. Existing landmarks in the Bayfront are the Chula Vista Nature Center, the Goodrich facilities, and the South Bay Power Plant with tall stacks. Electrical transmission towers extend northward from the SDG&E switchyard, through the Bayfront and across the Sweetwater River to National City and beyond. There are plans, subject to Public Utilities Commission approval, to underground the high- voltage (230kV) transmission lines. 2. General Form and Appearance Objective/Policies The basic objective to integrate man's use of the land and water resources into a sensitive natural environment is provided through the implementing policies below. The following sections provide specific policy language for architectural edges, views, and landscape. Objective The existing substandard industrial image of the Bayfront should be changed by developing a new identity consonant with its future public and commercial recreational role. The visual quality of the shoreline should be improved by promoting both public and private uses that will provide for proper restoration, landscaping, and maintenance of shoreline areas. Structures or conditions that have a blighting influence on the area should be removed or mitigated through fagade enhancements and landscaping. Finally, a readily understandable and memorable relationship of the Bayfront (and the areas and elements that comprise it) to adjoining areas of Chula Vista, including the freeway and arterial approaches to the Bayfront, should be developed. Chula Vista Bayfront LCP Amendment III-21 April 2010 Land Use Plan Policy A.FA1 New development within the LCP Planning Area shall be consistent with the land use designations permitted in the Land Use section. The majority of new development shall be visitor-serving commercial, commercial professional and administrative, and residential, with only a very limited amount of additional industrial development permitted. The scale of these new uses, combined with improved landscaping and screening of existing industrial development, will benefit the image of the Bayfront as a whole. Policy A.FA2 The Land Use Plan designates improved open space along the shoreline area of the Bayfront. Landscape and improvement standards for these areas will result in a major improvement in the visual quality of the shoreline. Policy A.FA3 New development within the LCP Planning Area shall be constructed according to the high-quality and aesthetic standards set forth in the Land Use Plan. Continuing development and/or redevelopment will displace abandoned and substandard structures that have a blighting influence. Any vegetative areas disturbed by development shall be relandscaped. The landscaping shall be consistent with the Environmental Management policies herein and shall give priority to the use of drought-tolerant plant materials. Policy A.FA4 New development resulting from the land exchange shall be controlled by policies herein, including specific height, use, parking, and development intensity restrictions. In addition, it shall be further controlled by a development plan subject to a Coastal Development Permit that will fully integrate the project with adjacent areas, thereby creating a unified project in appearance and function. Policy A.FA5 Views shall be locally focused within the urban areas to enhance the sense of arrival at the center of urban activity. Special attention should be given to plazas, architectural elements, plantings, and other landscape features to reinforce the area as a focal point. Policy A.FA6 Panoramic views across park and open space areas to San Diego Bay should be provided. Major massing of trees shall be avoided along this portion of the shoreline to protect the view. Plant species and spacing shall be selected and designed to protect and enhance public views. Policy A.FA7 High-voltage (230kV) transmission lines shall be placed below ground. Policy A.FA8 New development within the LCP Planning Area shall include the placement of new utility lines below ground. To promote these objectives and policies, three major components have been identified that comprise the physical form of the area: (1) natural resource 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 interrelated, visual entities. To reinforce the physical quality of these three components, the Form and Appearance Map, Exhibit 10, identifies major gateways and views. Chula Vista Bayfront LCP Amendment III-22 April 2010 Land Use Plan Chula Vista Bayfront LCP Amendment III-23 April 2010 Land Use Plan 3. Bayfront Gateway Objective/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 impressions are influenced by conditions at these locations. Hence, special consideration should be given to roadway design, including signage and lighting, landscaping, and the siting and design of adjoining structures. These special gateway locations are shown on the Form and Appearance Map, Exhibit 10. Objective Gateways plans shall be established at major access points to the Bayfront area. These gateways shall enhance the sense of arrival and invitation to the Bayfront through the use of prominent landscaping and signage. Policy A.G1 A Gateway shall be established at "E" Street concurrent with development occurring between "C" and "F" Streets. A Gateway shall be established at "H" Street concurrent with development occurring between "G" and "I" Streets. A Gateway shall be established at "J" Street concurrent with development occurring between "I" and "L/Moss" Streets. Policy A.G2 Intersections should be enhanced with landscaping, signage, lighting, paving, and other features that will identify them as pedestrian and vehicular gateways to the Bayfront. 4. Architectural Edges Objective/Policies The interface of open spaces, such as parks and natural habitats, with developed areas, constitutes functionally and visually critical areas deserving special design attention. Objective Development should be designed to appropriately respond to the functional requirements (e.g., buffer, transition, etc.) of each structure's location within the Bayfront. Policy A.AE1 Structures shall be sited a sufficient distance from the marsh edge or open space edge to ensure unencumbered pedestrian and bicycle access. Policy A.AE2 Structures shall be designed to ensure that the uses that take place in a structure or private space adjoining the structure do not detract from, or prevent appropriate public use of, adjoining public spaces. In turn, the public areas shall be designed and uses regulated in a manner that does not diminish the intended private use of adjoining developed lands. Policy A.AE3 Firm edges shall be implemented where there is a readily distinguishable and abrupt change from open space to building mass. Firm edges should be applied in 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 through use of earth berms or mass plantings. Policy A.AE4 Irregular edges shall be used where open spaces and buildings are more intricately intertwined at a small scale. Irregular edges are used 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 Chula Vista Bayfront LCP Amendment III-24 April 2010 Land Use Plan penetration between areas, and variation in the spatial experiences and qualities in these areas. 5. Views Objective/Policies Objective Plan and develop the Bayfront to ensure provision of important views to, from, and within the project area. Policy A.V1 Views should be provided from freeways, major roads, Bayfront perimeter, and high- rise residential developments. Policies regarding each of these categories are provided below. Views from the Freeway and Major Entry. Development shall provide an attractive view onto the site and establish a visual relationship with San Diego Bay, marshes, and bay-related development. High-rise structures shall be oriented to minimize view obstruction. Views from Roadways within the Site (particularly from Marina Parkway to the marshlands, San Diego 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 Bayfront Outward. This view is primarily a pedestrian-oriented stationary view and more sustainable. These views will be experienced from various parts of open space and pathway system locations and will enable persons to renew visual contact at close range with San Diego Bay and marshlands. Some close-range pedestrian views may be blocked to protect sensitive species in the National Wildlife Refuge. High-rise Development Vistas. The limited high-rise development within the LCP Planning Area shall maximize the panoramic view opportunities created with increased height. High-rise structures shall be sited in the general locations indicated on the Conceptual Site Plan exhibit (Exhibits 14 and 15) to minimize view obstruction. 6. Landscape Character and Function Objective/Policies Five major landscape components are used to establish strong visual continuity in response to various functional needs. These are Dense Landscape Planting for screening, Special Planting within the SDG&E ROW, Informal Planting in public parkland, Formal Planting at major entries, and Buffer Zone Planting at areas adjacent to sensitive habitats. The characteristics for the various landscape functions are shown in Table 3-3. Objective Various landscape design treatments shall be used 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 A.L1 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 Goodrich, the power plant and supporting structures, 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. Chula Vista Bayfront LCP Amendment III-25 April 2010 Land Use Plan Table 3-3 Landscape Functions Representative Function Characteristics' Locations2 Dense Landscape Planting 40 to 60 feet high Upright form Evergreen Bay Boulevard Special Area 10 to 15 feet high SDG&E ROW Planting Globular or multi-stem form Evergreen Informal Planting 40 to 80 feet high City Park Up-right and open branching to contrast with dense vertical form Mixed deciduous and evergreen Formal Planting 40 to 60 feet high Marina Parkway Crown-shaped form "E" Street "F" Street "H" Street "J" Street Buffer Zone Planting Native species Streets adjacent to sensitive habitat Transitional buffer areas3 Notes: 1 Height may be limited in areas adjacent to the National Wildlife Refuge (see Environmental Management). 2 Representative locations are not approved locations. Buffer Zone Planting will override other plantings for areas adjacent to sensitive habitat. 3 Transitional buffer zones between ornamental plantings and sensitive habitats may use native and/or non-invasive naturalized plant species. Policy A.L2 Automobile parking has been recognized by SDG&E as a compatible joint use of their 150-foot-wide ROW that transects the entire Bayfront. The Port Master Plan and CVBMP also designate this ROW as a linear greenbelt. To strengthen the ground plane connection between both sides of the ROW and provide an appropriate greenbelt character, an aggressive greenbelt planting program shall be implemented within the ROW. SDG&E criteria will only permit planting that can be maintained at no more than 15 feet in height, thereby maintaining sufficient clearance at the lowest point in the power line catenary. Planting in any parking areas provided shall establish a dense ground plane massing of shrubs and short trees to create a grove effect that screens cars from view. This policy does not apply in Subarea 1: Sweetwater District. Policy A.L3 Informal planting has been designated for the public park (Parcel Area 1-e). Informal planting shall consist of groves 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. Policy A.L4 Formal planting has been designated for the major circulation spines of the Bayfront. The planting should be in regularly spaced intervals using species with predictable Chula Vista Bayfront LCP Amendment III-26 April 2010 Land Use Plan form characteristics to achieve strong linear avenues that guide views and establish perspective. Policy A.L5 Landscaping shall be required to be provided in conjunction with all private development through the preparation of a landscape plan by a registered landscape architect. Drought-tolerant native or naturalizing plant materials shall be used to the maximum extent feasible. Landscape coverage shall include planted areas, decorative paving, and water features. Policy A.L6 Buffer Zone Planting for streetscapes adjacent to sensitive habitats shall consist of native, non-invasive plant species. Buffer Zone Planting for transitional buffer zones between ornamental planting areas and sensitive habitats shall consist of native or naturalized non-invasive plant species. 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 Systems Map, Exhibit 11. Grading and drainage concepts incorporated into the street plans use the streets with a curb and gutter system as the primary 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. 1. Existing Conditions Soils and Geology Surface and sub-surface conditions vary throughout the Bayfront. The Bayfront is situated within the western portion of the Peninsular Ranges geomorphic province of southern California. According to published geologic maps and available geologic reports, the Bayfront area is underlain by fill materials, topsoils, bay deposits/alluvium, the Bay Point Formation, and the San Diego Formation. Fill soils underlie several portions of the site and can range in depth from a few feet to on the order of 10 feet in depth. Topsoil is present on undeveloped areas within the Bayfront at depths of roughly 1 to 3 feet. Areas near the western edge of the Bayfront appear to be characterized by bay deposits/alluvium. These surface soils are typically underlain by the Bay Point Formation and at depth, by the San Diego Formation. Groundwater within the Bayfront is expected from 2 to 15 feet below existing surface grades. The Bayfront area is subject to settlement hazards attributable to the presence of relatively shallow surficial deposits of soft compressible bay deposits/alluvium, minor to moderate thicknesses of fill soils, and topsoils. The bay deposits/alluvium consist of an organic sandy silt to silty clay that is typically loose and not suitable for structural support. In addition, minor to moderate thicknesses of fill soils are present and, due to the age of the materials, it is considered unlikely that information on the compaction of fill materials is unavailable. Uncompacted fill material that may shift and settle and is not suitable for structural support. Topsoil was also identified on-site and is not considered suitable for support of structural fill, buildings, or other improvements. All of these existing conditions contribute to settlement hazards within the Bayfront and indicate the need for further site-specific geotechnical investigations for proposed developments. Chula Vista Bayfront LCP Amendment III-27 April 2010 Land Use Plan _. ,~ _ . -ii r ~. , . r, ~ ,~ ~~ : ~. #. ~~ r .~~ _ ,~ ~ `' „n t{, II ~r ~E , ~ ,~, ~ti ~~ 1 i _ ~~ ~ ; ~ r ,~~ ~ R - ~~~ Y/I % t . ' r ~ ~ ` r/1 ~ t I ~ J ~ i r -. i, ~r 3 ~[ a 3 J ~ti ~ ar. ~ 'rl '. ' ~ t^ ~i ~r~ ~ {;, ~ ~ ~ r[ la , ^ 3 ~' ' +I ' ~ 7` F7~~; ., a,', l.k" ~ ~ ~~ ~ ~ 1 tlUll ,:. ,~ . - ~'. ., ~ 't"rs l D ,,µ l ,G i „~Il__ -. r I ~,~ w,~ ~ ~ ~ . ~ ~ E~ 1 .. ~. ~ - ~_ iter Lane ~ a LAP I ~~ ~ , ~ .::~ ' 6t~RaCer'CC3XIKY~"~CtItJC1~Stp,X. &St..'Url~~''~~+'S~t~EB't1E ._.,_.._ Sewer Liin~e VnSpae LC r' luu7 ' - " ~ ~~ ~ ~ Sewer Lune t ~uC~ic9e L~k ~ f ~.~ Sewer' anmeetlcso~ Gee ~xis~~Vng Syster~x 4 (~ ,~ ~ ' . `. ,. _ t ,' ' { Po ~~ ~c .ds I cur. L~~ ; -~ a~`i~ v'~ _~~. , , .... ~ . ~.;' ; ~ a ~, n ,1- i ~~~„ , } , rWr ~ .. i~ r ` ~, C -~d, ~ ~ L~ ~ ~~~~~ 'llannsvg,e7r~a r;hih9~ 11 c', arcn~u~ vo~e~ lltklity ysterras Pulp Chula Vista Bayfront LCP Amendment III-28 April 2010 Land Use Plan The Bayfront area is considered to be a seismically active area, as is much of southern California. The Bayfront is not underlain by any known active or potentially active fault nor is the site located within a State of California Earthquake Fault (Alquist-Priolo) Zone. However, one major fault has been mapped near the Chula Vista coastal zone: the north-northwest-trending Rose Canyon fault. Strands of the Rose Canyon fault have been mapped approximately 0.5 to 2 miles west of the Bayfront. While there is no active fault underlying the Bayfront, segments of the Rose Canyon fault are considered active and the possibility of seismic 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 Rose Canyon, or other nearby faults would be moderate to severe ground shaking, with surface rupture in the LCP Planning Area 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. The potential for liquefaction and seismically induced settling within the Bayfront is considered to be moderate to high. A detailed evaluation of liquefaction should be made for any future major Bayfront engineering project. Utility and Roadway 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 eastern 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 looping utilities or building off-site improvements. Marina Parkway has been constructed from "J" Street at I-5 westerly and northerly to the north end of the Goodrich parcel (at the prolongation of "G" Street). The majority of that street, together with the Chula Vista Marina and RV Park, are within Port jurisdiction. Existing streets and utility systems provide service to the southern portions and inland parcel of the Bayfront. The Sweetwater Authority, which obtains water from local reservoirs and purchases from the San Diego County Water Authority (SDCWA), provides water to the Bayfront area. The Metropolitan Water District of Southern California furnishes water to the SDCWA via aqueducts, including a 69-inch pipeline that Sweetwater Authority taps near the Sweetwater Reservoir 7 miles east of the project area. 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. 2. Utility Service Objective/Policies Objective Utility lines should be adequately sized to ensure sufficient capacity for the most intensive uses allowed by this Plan. Policy A.US1 The schematic water, drainage, and sewer systems to serve the proposed development are depicted in Exhibit 11, Utility Systems Map. Policy A.US2 The basic water service for the area shall be water mains located in all streets within the Bayfront. Connections to the existing system will occur in "E" Street, "F" Street, "H" Street, "I" Street, "J" Street, and "Moss" Street. Water main sizes will be determined through detailed engineering studies for the proposed new development. Chula Vista Bayfront LCP Amendment III-29 April 2010 Land Use Plan 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 pipeline operation should be maintained even though the area may be fenced by or conveyed to Goodrich. Policy A.US3 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. 3. Areawide Grading Objective/Policies Objective Protect existing natural resources from any significant adverse impacts during grading and construction. Policy A.GR1 Special care shall be taken in development proposals adjacent to wetland habitat to avoid or minimize problems of silting and oil or chemical leakage. Policy A.GR2 All grading and stockpiling of earthen materials shall be subject to standard practice and storm water runoff best management practices (BMPs). Policy A.GR3 All grading shall comply with the environmental protection policies of the Environmental Management section. 4. Utility and Grading Design Objective/Policies Objective An adequate on-site storm drainage system should be provided to preclude development's storm water runoff from draining directly into wetland habitat or San Diego Bay without adequate filtering of sediments and/or pollutants. The import of soil should be minimized to the maximum extent practicable for the protection of developable areas from flooding during the 100-year design storm. Policy A.GD1 Design to accommodate drainage of storm flows shall consider the elevation of highest high tide and require gravity pipe or street flow to the satisfaction of the City Engineer. Policy A.GD2 Drainage in the Chula Vista Bayfront area that drains directly to sensitive marsh habitat areas requires special design criteria, including filtration of oils and sediments, to reduce problems of silting and oil or chemicals entering wetlands in storm water runoff. Policy A.GD3 Development within the Bayfront shall comply with all applicable regulations and guidelines established by the Environmental Protection Agency as set forth in the National Pollutant Discharge Elimination System (NPDES) permit requirements for storm water discharges and in the Chula Vista Multiple Species Conservation Program (MSCP) Subarea Plan, as required by the City. Policy A.GD4 Habitable areas shall be located above the 100-year flood level (approximately elevation 10), as required by the City's Floodplain Ordinance and above the highest 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 shall provide fill material for Chula Vista Bayfront LCP Amendment III-30 April 2010 Land Use Plan other components of the project. Any additional fill shall be minimized to that required to meet flooding protection requirements. Policy A.GD5 Water table elevations shall be carefully considered in the design of all subterranean building components and related features. Final design shall ensure that no permanent de-watering systems are required. E. ENVIRONMENTAL MANAGEMENT 1. Background/Existing Conditions The proposed project site is relatively flat, although a slightly elevated area is located in the Sweetwater District. The surface elevation of the site ranges between approximately 5 and 25 feet above mean sea level. The Sweetwater District is undeveloped and currently composed primarily of fallow fields. The majority of vegetation is generally ruderal with small areas of disturbed native habitats, including California coastal sage scrub. The Harbor and Otay Districts are generally developed and consist of limited areas designated as jurisdictional waters. Marine and biological resources are abundant in the project area, primarily due to its proximity to San Diego Bay and the estimated 3,940-acre San Diego Bay Natural Wildlife Refuge (SDBNWR) south of the Plan Area. The SDBNWR preserves mudflats, salt marsh, submerged lands, and eelgrass beds that provide a fertile breeding ground for a wide range of species, including many designated threatened and endangered species. The Sweetwater Marsh National Wildlife Refuge, Chula Vista Nature Center, and "F&G" Street Marsh are all components of the larger SDBNWR. The unique ecosystem characteristics of the south San Diego Bay have made the area a resting area on the Pacific Flyway for a wide variety of resident and migratory shorebirds and water fowl, as well as a fertile breeding ground for a range of aquatic and land species. A continuing major objective of the Chula Vista LCP is the preservation, protection, and enhancement of sensitive wetlands and upland wildlife habitat resources in the Bayfront. 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 upland resources identified in the 1984 LCP are now incorporated in the National Wildlife Refuge under Federal ownership and management. Now that preservation of these resources is ensured, it is appropriate that the environmental management focus on long-term protection and enhancement. Accordingly, the primary environmental management objective of the Land Use Plan is the ongoing, 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 area, with particular emphasis on the resources in the National Wildlife Refuge. The USFWS refuge lands and other open space areas are shown in the Environmental Management Map (Exhibit 12). Thus, the Environmental Management Objective and Policies focus primarily on protection of natural resources by ensuring that new development is planned and implemented in a manner that is compatible with the resources of the National Wildlife Refuge. By implementing the land exchange between the Port and a private entity, future development leaving the greater intensity will be placed farther away from the National Wildlife Refuge and other land owned by the USFWS. Less intensive development will be located near USFWS lands. The lands outside of the LCP Planning Area and closest to the National Wildlife Refuge are governed by the Port Master Plan. Chula Vista Bayfront LCP Amendment III-31 April 2010 Land Use Plan 2. Environmental Management Objective/Policies Objective Long-term protection and enhancement of critical natural habitat areas should be provided by cooperating in a multi jurisdictional planning and implementation plan with adequate safeguards and guarantees. Policy A.EM1 Coordination with the Port in the development of plans and programs for areas in the Chula Vista Bayfront shall continue to ensure that environmental management objectives in the Land Use Plan and Port Master Plan can be successfully implemented. Policy A.EM2 Coordination with the USFWS shall continue for the development of plans and programs adjacent to the National Wildlife Refuge. Policy A.EM3 Any new development within the Bayfront LCP Planning Area shall comply with all the requirements of the Clean Water Act and NPDES. Requirements include the following: Watershed Planning: The City shall support and participate in watershed-based planning efforts with the County of San Diego and the San Diego Regional Water Quality Control Board (RWOCB). The City shall also implement the requirements of the San Diego Municipal Storm Water Permit, Board Order No. 2001-01. New Development: New development shall not result in the degradation of the water quality of groundwater basins or coastal surface waters including the ocean, coastal streams, or wetlands. Development must comply with the requirements of the City's Standard Urban Stormwater Mitigation Plan and the City's Development and Redevelopment Projects Storm Water Management Standards Requirements Manual, including the preparation of required water quality documents and the implementation of source control, site design, and treatment BMPs. In addition, development that disturbs one acre or more of land shall comply with the NPDES General Construction Permit No. CAS000002 and prepare a Notice of Intent and a Storm Water Pollution Prevention Plan. Dewatering: Projects that require temporary dewatering shall obtain necessary permits per the RWQCB Order No. 2000-90, General Waste Discharge Requirements for Temporary Groundwater Extraction and Similar Waste Discharger to San Diego Bay and Storm Drains or other Conveyance Systems Tributary Thereto. Policy A.EM4 Sensitive habitats exist in areas not delineated, including, but not limited, to Parcel Area 3-k (Faivre Street) and the "F&G" Street Marsh. All environmental resources shall be analyzed by an environmental professional, and an Environmental Management Plan shall be adopted to protect any sensitive habitats discovered prior to the commencement of any additional development. Policy A.EM5 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 a ratio of 4:1 with an approved combination of creation and enhancement. A ratio of less than 4:1 can be applied if approved by the City and resource agencies. 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 LCP amendment process. Chula Vista Bayfront LCP Amendment III-32 April 2010 Land Use Plan ~~ ~~ ;~ _ . -ii r ,r .~-,~ ,~ ,~ . ; ~. #. , y c ' ~ ~ ~ , s ,.~ r~ , <Y _ yi7 1 "~~ stu i:~ .. l ~ ~ ? ~ ~~ .} ~ ,,:' ~ ~, ~ ~ ~ ~? 1 v~ ~ y. .. .. ! , ~ ,. ~ ~ Vii. E. ,. ,~ ~ ,, ~. ~ i r r ~ t 3 ~i,~ u' ` i { ~ t '~.'~ ~r f'34 I / o, ,. .. ~ ~~~1 i : i, ; rA"'; ~, . ~ipllll i _ f ~ . ., ~ if ~~ ~. .. ~~. ~ "'ff f .~., ~ ~ J' , ~ ~^~ .. ` ~. ..,_ „ ~,_ ~, lltl~, _.. 1 ~ ~ I ' ' ~ e t r E 1 r ~ III ~~~ `, h _ ... I. ~ ~ V ~F ~ ~ IJ - r $ .i I,t p. ~ ; ~; 11~11~ ii. i '" .. ~ ~ ir^'"" ~. ~ ~. ~ ~~~ ^_M`ES~ ~ . ~~ ~ ~y .- .. _ , . ~~~ ~...~ f1 4µ1N7 ~ q ~ ~ YI I ~ ~t ~ s ~ Flam rGi il~AM1.~'G"sl i -'{1 x"41 r'n'"~5 " ~'ek"tl PUI~ '~,~ .,.. .: y ERVErC7i7fi"r"p~Erti~l Pu1r~~r1~C~f l~flf -ny r` CMtinNa V'watl~a ". l; a E"uwFu ~r€d UWi1d4iR~a Sti~mwlic~r ~~~ Chula Vista Bayfront LCP Amendment III-33 April 2010 Land Use Plan IV. SUBAREA DEVELOPMENT OBJECTIVES AND POLICIES In addition to the areawide objectives and plan provisions, this Land Use Plan provides site-specific development and design provisions that are unique to each of the three individual subareas within the local coastal zone. A summary of the subareas and land uses identified within each subarea is provided in Table 4-1. Table 4-1 Subarea Zoning Types Subarea Zoning Subarea 1: Sweetwater District Commercial -Visitor (C-V) Commercial -Thoroughfare (C-T) Parks and Recreation (P-R) Open Space (O-S) Industrial -General (I-G) Subarea 2: Harbor District Commercial -Visitor (C-V) Commercial -Professional and Administrative (C-P) Industrial -General (I-G) Industrial -Research and Limited (I-RL) Residential -Mixed Harbor District (R-MH) Public/Quasi -Public (P-O) Open Space (O-S) Subarea 3: Otay District Commercial -Visitor (C-V) Industrial -General (I-G) Industrial -Research and Limited (I-RL) Industrial -Limited (I-L) This subarea component of the Land Use Plan focuses the areawide policies on the unique characteristics and needs of each planning subarea and provides greater policy detail for site-specific development issues, where applicable. Some of the development issues may not have Subarea specific conditions and would therefore be guided by the areawide objectives and policies. The three subareas are addressed below in two sections. The first section is the Special Subarea Conditions and the following section is the Subarea Objective/Policies discussion. The first section provides a general description of existing Subarea conditions. The second section provides basic objectives as well as specific policy provisions used to guide development and resource enhancement within each Subarea of the Chula Vista Bayfront area. Within the three subarea discussions, the objectives and policies consist of the same five issue categories addressed in the Areawide Section (Section III) of the Land Use Plan. The five issue categories are Land Use; Circulation, Public Access, and Parking; Physical Form and Appearance; Utilities and Areawide Grading; and Environmental Management. Chula Vista Bayfront LCP Amendment IV-34 April 2010 Land Use Plan A. SUBAREA 1 - SWEETWATER DISTRICT 1. Special Subarea Conditions Subarea 1, Sweetwater District covers approximately 369 acres of land, plus 39 acres of land covered by the northern inland parcel. The majority of the land within this subarea is owned by the Federal Government and is operated by the USFWS as the Sweetwater Marsh National Wildlife Refuge. USFWS lands include approximately 316 acres of important salt marsh and coastal uplands wildlife habitat within the LCP Planning Area (Sweetwater and F&G Street Marshes). Government ownership ensures that any development under that ownership will be consistent with Federal environmental protection laws. The remainder of the ownerships in this subarea, within the LCP Planning Area, consists of SDG&E, San Diego and Arizona Eastern Railway Company, and Union Pacific Railroad Company easements; a City of Chula Vista Redevelopment Agency parcel; and five parcels located along the eastern edge of the Sweetwater District that are owned by CVAFG LLC, Good Nite Inn Chula Vista Incorporated, EI Torito Restaurants Incorporated, and Bay Boulevard Associates LLC, respectively. Two parcels in the Sweetwater District (inland parcel) are also owned by private entities including Wal Mart and Best Buy, as well as other various industrial owners. The remaining six Sweetwater District parcels were previously owned by a private entity but were transferred to the Port as part of the land exchange, which is addressed in the land exchange parcels discussion under Subarea 2, and as such are governed by the provisions set forth in the Port Master Plan. The primary use of the Sweetwater Subarea parcels within the LCP Planning Area, but outside of the Sweetwater Marsh National Wildlife Refuge, is commercial and industrial (inland parcel), including a small motel, restaurants, an office building Wal Mart, Best Buy and other industrial uses. 2. Subarea Objective/Policies Land Use Objective Implement the land exchange to minimize impact to environmentally sensitive lands from potential development adjacent to the Sweetwater Marsh National Wildlife Refuge and place more intensive development on less environmentally sensitive lands in Subarea 2. Development of parcels under Port jurisdiction in the Sweetwater District is governed by the provisions of the Port Master Plan. Policy SA1.LU1 Development intensity within this area is determined by building heights and site development standards. Development in this area shall be coordinated with the Port and other regulatory agencies. Circulation, Public Access, and Parking Areawide policies apply. No additional subarea specific policies have been identified. Physical Form and Appearance Objective Maximize the sense of arrival to the Bayfront via the "E" Street entry and provide clearly identifiable gateways to the Bayfront. Policy SA1.FA1 Provide a clearly identifiable gateway to the Bayfront at the intersection of Bay Boulevard and "E" Street concurrent with the development occurring between "C" and "F" Streets. Chula Vista Bayfront LCP Amendment IV-35 April 2010 Land Use Plan Policy SA1.FA2 The Bay Boulevard and "E" Street entry shall be a primary northern entry into the Bayfront. This gateway shall provide a memorable image of the Bayfront. Landscape framing and architectural elements flanking the entry must reflect the importance of this entrance. Policy SA1.FA3 The panoramic view of the bay shall be emphasized at the "E" Street gateway Policy SA1.FA4 A dense canopy of trees on both sides of the "E" Street Entry from east of I-5 shall be provided to focus views on the immediate landscape westerly along the street toward 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. Policy SA1.FA5 A canopy of trees shall be provided along both sides of Bay Boulevard at the Southbound I-5 off-ramp to "E" Street/Bay Boulevard. The "E" Street/Bay Boulevard intersection shall be enhanced with landscaping, signage, lighting, paving, and other features, which will identify it as a northern pedestrian, vehicular, and bicycle gateway to the Bayfront. Utilities and Areawide Grading Areawide policies apply. No additional subarea specific policies have been identified. Environmental Management Objective Protect, maintain, and enhance wildlife habitat within the Sweetwater Marsh National Wildlife Refuge while allowing public enjoyment of coastal resources. Policy SA1.EM1 The environmental management policies established in this Land Use Plan, which protect and enhance the wetlands and habitat areas, shall be implemented to ensure that any development permitted on adjacent parcels will be consistent with the needs of the adjacent National Wildlife Refuge. B. SUBAREA 2 -HARBOR DISTRICT 1. Special Subarea Conditions Subarea 2, Harbor District generally extends from the north side of "F" Street to the south side of "J" Street and contains approximately 195 acres of land. The primary land use in the Harbor Subarea is the Goodrich 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 this Plan. However, landscaping and other aesthetic improvements for the existing, as well as new development, is desirable. A Fire Station is planned to be built on Pacel 2g in the Harbor District. The balance of land within the Harbor Subarea is owned by the USFWS, Foster Properties, Pacific Trust Bank, the City of Chula Vista Redevelopment Agency, the State of California, and a private entity as a result of the land exchange. Chula Vista Bayfront LCP Amendment IV-36 April 2010 Land Use Plan Land Exchange Parcels The six parcels that transferred from a private entity's control and City jurisdiction to Port ownership and jurisdiction include CVBMP Parcels S-1, S-2, S-3, SP-1, SP-2, and SP-3, which are covered by the provisions of the Port Master Plan. The four parcels that transferred from Port ownership and jurisdiction to a private entity's ownership and City jurisdiction, and are covered by the provisions of this LCP, include CVBMP Parcels H-13, H-14, H-15, and HP-5,. Across-reference of the LCP Planning Area parcel numbers and CVBMP parcel numbers is summarized below in Table 4-2 and shown in Exhibit 13. The parcels involved in the land exchange are shown in Exhibit 5. Table 4-2 Cross-Reference of LCP Planning Area Parcel Numbers and Chula Vista Bayfront Master Plan Parcel Numbers LCP Planning Area Parcel Numbers ~ Chula Vista Bayfront Master Plan Parcel Numbers 1-a S-4 1-f S-5 2-f H-13, H-14 and HP-5 2-h H-15 SDG&E Easement SP-4, SP-6 Railroad Easement SP-5, SP-7 Parcel Area 2-f is located just east of the Chula Vista Marina in Subarea 2 (Exhibit 7). This parcel area covers approximately 23 acres. The existing land use is entirely undeveloped. Proposed development of Parcel Area 2-f consists of mixed residential with a maximum of 1500 units and supporting ancillary retail uses up to 15,000 square feet. Residential buildings range from 4 to 19 stories and a maximum of 220 feet in height. Parcel Area 2-f zoned as R-MH will contain development blocks that will have individual building footprints and towers of varying heights. Off-street parking spaces will be provided for Parcel Area 2-f in accordance with Policy A.PK1 for residences. The required parking will be located in parking structures both below- and above-grade. The above-grade parking structures will be generally located in the center of the residential structures, generally surrounded and enclosed by the residential and ancillary retail uses in order to minimize their visibility. Parcel Area 2-h is located directly east of Parcel Area 2-f in Subarea 2. These two parcel areas are divided by the new road, Street A. Parcel Area 2-h is approximately 10 acres. Existing land use is industrial with multiple buildings. Proposed development includes office, retail, and a hotel. This parcel area includes up to 420,000 square feet (excluding structured parking) of mixed use office and commercial/retail use, and a 250-room hotel. The hotel is a maximum of 233,000 square feet (excluding structured parking) with a maximum height of 130 feet. Parcel Area 2-h off-street parking spaces will be provided in accordance with Policy A.PK1 for hotels and professional/office space. The required parking will be located in parking structures both above- and below-grade. The above-grade parking structures will be generally located in the center of the commercial structures, surrounded and enclosed by the office, retail, and hotel uses in order to minimize their visibility. Chula Vista Bayfront LCP Amendment IV-37 April 2010 Land Use Plan ~~ _. ,~ _ . -ii ~ r . r, ~ ,~ ~~ _ ~ ~ #. i ~ ; ' 1 t rY l!i. ~.,..., ~ :4 ~. !~ y ~ ~:; , ~~ r~~ ~ p ~'~. ' <- , r ~ r, , ,~~ ~~ .~ ~ , trt ' rr; E ~~~ '~~ ~,;, ~ !i ~ (~ y £ ~Z-` ~ ^ ~ ~, I~I I I ~"";' ., . '.~ ~. ~ v h i i .. r` ~,~ ii .. ~ ( •~ , ' 1 T ~ .. ~.~ ' . ~ . . ~ Y ... Tj l ,~ ~. l' a, , , , . . ' c y a C t ~ r ~ 9IIIII ~ uu~ i, ~.,. . j [T yF/ i T l r A i / 1 i _ it LI ~ ) u ~ ~~ - ~ _ ~ C r.. S .. ~ A "" ~i D ~[!litt~ 4 ~' ,.. ~td u.~ _, r ~~ y ~ ?.a n P.. - n d tl _ ~ ,1- ice' ~ ~ .~~ ,;~ ~ F.. _ ~ ~ ~.. _.... ~Q"v,d~~~ L" " IP19 '.::h I t'.II~ '~ ~ LCF7'p"~a~C~eOAY~a9~UWithiarvkMeCVA~MFry' i-.~i 1 :r,~~l-.~':~,=.'~a L . B,h'~'- r'src~l ,..cea~s'~'JG~Chfn tl~rve L~~R~ ,.... Ch ~ •a E'. ai PT(7tlR f 1,,.-.tcr 6~lan L.~. ~;Tlt'~ ~~~ , , .~'ir~eG . _ ~~r~~~~ ~ .~ .~ w.,.~1 ~7venVa~p ~r~ ~:~~,w~. ., Chula Vista Bayfront LCP Amendment IV-38 April 2010 Land Use Plan 2. Subarea Objective/Policies Land Use Objective Provide a well-planned and well-designed, mixed-use, pedestrian-oriented development with amenities within Parcel Areas 2-f, and 2-h. Policy SA2.LU1 Parcel Areas 2-f, and 2-h include general land uses in the pattern indicated on the Zoning Map, Exhibit 8. These parcels include up to 1500 residential units, 420,000 square feet of mixed use office and commercial/retail use, a 250-room hotel, and off-street parking structure spaces. Policy SA2.LU2 Development within Parcel Areas 2-f and 2-h shall be governed by a development plan subject to a Coastal Development Permit, which must be approved prior to any development within these parcel areas. Policy SA2.LU3 The following shall be the allocation of maximum permitted land uses/major development intensity for the Harbor Subarea: Residential 105 Dwelling Units per Acre Retail 15,000 square feet Commercial Visitor 250 Rooms Commercial Professional/Administrative 420,000 square feet Policy SA2.LU4 Development within Parcel Area 2-f shall include mixed residential development with a combination of high-rise, mid-rise, and low-rise residential development with ancillary retail uses and public spaces. Parcel Area 2-h will include hotel, retail, and professional office uses. By combining these uses into one development area with the facets of numerous activities, the area will become a more active, economically viable, and desirable location. The development will be pedestrian-oriented and will ultimately consume less energy than if these activities were separate and discrete. Policy SA2.LU5 New residential development within Parcel Area 2-f shall be subject to a 220-foot height limit. Policy SA2.LU6 New hotel development within Parcel Area 2-h shall be subject to a 130-foot height limit. Policy SA2.LU7 New office/retail development within Parcel Area 2-h shall be subject to a 110-foot height limit. Policy SA2.LU8 Residential development within the R-MH zoning shall have a maximum development intensity of 105 dwelling units per acre. Policy SA2.LU9 Residential development shall provide usable open space at a rate of 140 sf /unit. Policy SA2.LU10 Commercial -Professional and Administrative development on Parcel Area 2-h shall have a maximum floor area ratio (FAR) of 2.0. Policy SA2.LU11 Commercial -Visitor development on Parcel Area 2-h shall have a maximum FAR of 2.0. Policy SA2.LU12 Any wetland shall be avoided and include a 50 foot buffer on all sides. Chula Vista Bayfront LCP Amendment IV-39 April 2010 Land Use Plan Circulation, Public Access, and Parking Objective Provide vehicular access that integrates with the Port Master Plan; provide pedestrian-oriented development with access to coastal and other local amenities; provide bicycle circulation routes; and provide parking that accommodates the proposed new development. Policy SA2.C1 Policy SA2.C2 Policy SA2.C3 Policy SA2.C4 The following types of pedestrian/bicycle paths shall be required for the development planned within the Harbor District: • Major public pedestrian walkways that connect through privately developed areas shall have a minimum 25-foot passageway where buildings are on one side and lagoon or open space is on the other side, and a 30-foot passageway where buildings are on both sides. Pedestrian and bicycle connections shall be provided from all residential parcels, with access across public roads to the primary Bayfront pedestrian and bicycle routes (Exhibits 9c and 9d). Vehicle parking areas within Subarea 2 should be visually obscured to achieve a pedestrian-oriented, village-scale atmosphere with connected open space areas. On-street parking shall be provided to encourage patronage of retail establishments, slow traffic, and enhance the village-scale atmosphere. Policy SA2.C5 Subterranean parking shall be located at or below existing grade. Parking structures at grade shall be screened or partially screened by residential, commercial, office, retail, or hotel uses; or by earth bermed-up against the structure to a minimum of 4 feet in height where the parking structure exterior wall is otherwise exposed. Maximum slope for the berm shall be 2:1 or less, as required by City streetscape standards. To the extent that all or a portion of the structure is below the new finish grade, that portion of the structure shall be considered "subterranean." Policy SA2.C6 Any portion of a parking structure 4 feet or more above finish grade shall be considered a building for setback purposes. Such structures shall be given special architectural/landscaping treatment to reduce visual impacts. Above- grade parking shall be constructed of permanent materials (demountable steel structures are not allowed). Physical Form and Appearance Objective To provide aesthetic improvements to existing and new development, including establishing clearly identifiable gateways to the Bayfront, preserving existing views and creating enhanced views with development, and encouraging high- quality, well-integrated, mixed-use development with a harmonious relationship between sensitive habitats and the built environment. The factors that are important to achieve this objective are: • Landscape Character • Bayfront Gateways • Architectural Edges • Views Chula Vista Bayfront LCP Amendment IV-40 April 2010 Land Use Plan • Building Placement • Architectural Character Policy SA2.FA1 New development within this subarea shall be accompanied by a landscape plan and implementation schedule. Policy SA2.FA2 Landscaping shall provide visual connections that integrate the surrounding environment to the new development. Policy SA2.FA3 The intersections of Bay Boulevard with "H" Street, and "J" Street shall be primary entries into the Bayfront. These gateways shall establish a memorable image for the Bayfront. Landscape framing and architectural elements flanking the entry shall reflect the importance of these entrances. Policy SA2.FA4 The entry to the Bayfront from "F" Street shall emphasize the view down "F" Street to the bay as this shall be a major pedestrian access point to the "F&G" Street Marsh. Policy SA2.FA5 Firm architectural edges shall be used to emphasize various view corridors along "H" Street, "J" Street, and Marina Parkway. Firm edges are identified by an abrupt and usually linear change from building mass to open area. These edges shall help to define an urban environment Policy SA2.FA6 The landscape pattern and Bayfront Gateways shall be coordinated with the landscape form and appearance requirements of the Port Master Plan. Policy SA2.FA7 Soft architectural edges shall be used where development meets public parks and open space. Soft edges are generally composed of smaller increments of change from building mass to open area. Such edges emphasize a transition instead of an abrupt change. Policy SA2.FA8 Locate buildings in a manner that enhances views and minimizes impacts to wildlife habitat areas. The following view types have been identified: Panoramic Views -Typically views into the far distance (bay views). 2. Framed Views -Views between landscape elements, natural forms, or architectural elements; usually characterized as view corridors. 3. Axial Views -Views on axis sometimes with a focal element, usually architectural and vertically oriented. Policy SA2.FA9 In addition to the wetlands setback policies (SA2.LU11) and building height policies (SA2.LU6, SA2.LU7) of this Land Use Plan, the Bayfront Specific Plan shall establish building setbacks from public streets and lot boundaries to ensure appropriate building placement. Policy SA2.FA10 To increase view opportunities through developments, high- and mid-rise residential towers shall be oriented with their long sides parallel to the major view corridors. Policy SA2.FA11 A unifying, high-quality architectural character and design shall be established for all new buildings and fagade enhancements. Chula Vista Bayfront LCP Amendment IV-41 April 2010 Land Use Plan Policy SA2.FA12 The following basic guidelines shall be followed in the design of buildings and structures: Colors -Coloration shall be perceived as a single thematic impression made up of subtle variations. Materials -Reflective materials shall not be used. The use of reflective glass is prohibited. Sheet metal finish surfaces shall be discouraged. The use of stucco, wood, and concrete shall be encouraged. Window Openings -Window openings or patterns, especially in the mid- and high-rise buildings, shall avoid monotonous patterning. Smaller units of glazing and openings shall be favored over larger, single-paned openings. Roofs -Flat roofs without varied parapets are discouraged. Variation in roof forms and parapet treatment shall be encouraged. Policy SA2.FA13 The following basic guidelines shall be followed in regard to streetscape and pedestrian features: Architectural and street furniture detailing shall contribute to the ambience of the new development. This is most effective at the pedestrian level where such details can readily be seen. Detailing opportunities include: • Floor paving patterns • Monuments • Fountains • Bollards • Railings • Window shape and window pane mullions • Door treatments • Light standards and lighting fixtures in general • Public outdoor seating • Trash/ash receptacles • Textile amenities -banners, awnings, umbrellas • Community sign boards • Planting urns and areas • Niches in walls and wall decorations in general All of the above-cited elements shall be chosen and placed in a manner consistent for all new development to "compose" an overall theme or character reflecting the goal of a vibrant, coastal atmosphere. Utilities and Areawide Grading Objective Allow development intensity that provides for the economic development of the Bayfront, within the capacity of public service and infrastructure systems. Grading design shall result in (1) all habitable spaces situated above the 100-year flood level, (2) to the extent possible, parking spaces obscured from view, (3) adequate slopes for surface drainage; and (4) project balance with on-site grading. Policy SA2.UG1 New development within Subarea 2 shall locate, to the extent possible, first level parking slabs on or near existing grades. This will ensure that (1) all activity levels Chula Vista Bayfront LCP Amendment IV-42 April 2010 Land Use Plan (vs. parking levels) are above the 100-year flood line, (2) the major circulation arteries coincide with these activity levels, and (3) most parking is hidden. Policy SA2.UG2 No new development that requires excavations to aground level requiring permanent de-watering shall be permitted. Policy SA2.UG3 No import or export of soil that will have significant environmental impacts shall be permitted to balance grading quantities, without an environmental analysis and mitigation program. Policy SA2.UG4 Cut and fill activity shall be consistent with the Army Corps of Engineers requirements. Policy SA2.UG5 The provision of all utilities and service shall be achieved and timed to serve new development through public facilities programs or by agreements with the City and the Port, or some combination thereof. Environmental Management Objective Protect environmentally sensitive lands in the Harbor District while implementing a land exchange option that places more intensive residential development on disturbed lands. Policy SA2.EM1 Activity along most sensitive areas adjoining wetlands shall be restricted per land use designations. Intense development shall be set back from sensitive edges and clustered toward the central portion of the site. Policy SA2.EM2 The siting and orientation of major high-rise buildings shall respect the adjacent environmentally sensitive issues. Policy SA2.EM3 New development shall obtain all necessary permits to minimize impacts to, or from, environmental conditions such as required hazardous site assessments and wetland impact analyses. C. SUBAREA 3 - OTAY DISTRICT 1. Special Subarea Conditions The Otay District is located generally south of "J" Street and west of I-5. The Otay River is this subarea's southern boundary. This area is within the Coastal Zone but only a limited number of parcels are within the LCP Planning Area, Subarea 3. Approximately 158 acres and 13 parcel areas are within the Subarea 3 LCP boundary. An additional inland parcel area (Parcel Area 3-k) within Subarea 3 is located south of the western end of Faivre Street, adjacent to the San Diego MTDB Trolley tracks. 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 primarily used as a lumber yard distribution facility and open space. These current uses are unsightly and are especially visible from the trolley tracks, which are elevated along the western edge of the parcel. None of the parcels in the Otay District are part of the land exchange; therefore no changes in land use occur as a result of the implementation of the CVBMP. Chula Vista Bayfront LCP Amendment IV-43 April 2010 Land Use Plan 2. Subarea Objective/Policies Land Use Areawide policies apply. No additional subarea specific policies have been identified. Circulation. Public Access. and Parkina Areawide policies apply. No additional subarea specific policies have been identified. Physical Form and Appearance Objective Maximize the sense of arrival to the Bayfront via the "J" Street entry and provide clearly identifiable gateways to the Bayfront. Policy SA1.FA1 Provide a clearly identifiable gateway to the Bayfront at the intersection of Bay Boulevard and "J" Street concurrent with the development occurring between "I" and "L/Moss" Streets. Policy SA1.FA2 The Bay Boulevard and "J" Street entry shall be a primary southern entry into the Bayfront. This gateway shall provide a memorable image of the Bayfront. Landscape framing and architectural elements flanking the entry must reflect the importance of this entrance. Policy SA1.FA3 Immediately west of the freeway, future buildings on the south side should be sited and designed to reinforce the sense of entry created by landscaping. Policy SA1.FA5 The "J" Street/Bay Boulevard intersection shall be enhanced with landscaping, signage, lighting, paving, and other features, which will identify it as a southern pedestrian, vehicular, and bicycle gateway to the Bayfront. Utilities and Areawide Grading Areawide policies apply. No additional subarea specific policies have been identified. Environmental Management Areawide policies apply. No additional subarea specific policies have been identified. Chula Vista Bayfront LCP Amendment IV-44 April 2010 Land Use Plan Appendix 4.7-3 LCPAmmdment--Specific Plcrn, Apri12010 ~ ~ ~" ~R III r tali ~p ~ r 1rt ~ Vl, IIII i ~ ~ r ~II'r~~~ Chula Vista Bayfront Local Coastal Program Amendment Bayfront Specific Plan City of Chula Vista, California Chula Vista Bayfront Local Coastal Program Amendment Bayfront Specific Plan Table of Contents Chapter 19.81 Bayfront Specific Plan -Scope and Purpose ......................................1 19.81.001 Purpose ................................................................................................ 1 19.81.002 Scope ................................................................................................... 1 19.81.003 Authority ............................................................................................... 5 Chapter 19.82 Bayfront Specific Plan -General Provisions ....................................... 7 19.82.001 Zoning .................................................................................................. 7 19.82.002 Conflicts, Interpretation, and Applicability of Provisions ...................... 7 19.82.003 Plan Amendment ................................................................................. 7 19.82.004 Incorporation by Reference ................................................................. 7 19.82.005 Issues Not Covered ............................................................................. 8 Chapter 19.83 Bayfront Specific Plan -Coastal Development Permit Procedures.. 9 19.83.001 Purposes ......................................................................................... .....9 19.83.002 Definitions ....................................................................................... .....9 19.83.003 Development Permit Conditions ..................................................... ... 11 19.83.004 Applicability ..................................................................................... ... 12 19.83.005 De Minimis Development ................................................................ ... 12 19.83.006 Exemptions ..................................................................................... ...14 19.83.007 Emergency Development Permit .................................................... ... 14 19.83.008 Notice of Appealable Developments .............................................. ... 15 19.83.009 Public Hearing on Appealable Developments ................................ ... 15 19.83.010 Notice of Local Government Action Where Hearing Continued...... ... 16 19.83.011 Notice of Nonappealable Developments that Require a Public Hearing -Conditional Uses ............................................................ ... 16 19.83.012 Public Hearing on Nonappealable Developments -Conditional Uses ............................................................................................... ... 16 19.83.013 Notice of Nonappealable Developments That Do Not Require a Public Hearing -Permitted Uses ................................................. ... 17 19.83.014 Determination of Applicable Notice and Hearing Procedures......... ... 17 19.83.015 Finality of City Action ...................................................................... ... 17 19.83.016 Final City Action -Notice ................................................................ ... 18 19.83.017 Failure to Act -Notice .................................................................... ... 18 19.83.018 Local Government Action -Effective Date ..................................... ... 18 19.83.019 Exhaustion of Local Appeals .......................................................... ... 19 19.83.020 Appeal Fee ..................................................................................... ... 19 Chapter 19.84 Bayfront Specific Plan -Land Use Zones .......................................... 20 19.84.001 Purpose and Scope ...................................... 19.84.002 Commercial Zones ........................................ 19.84.003 Industrial Zones ............................................ 19.84.004 Public/Quasi-Public and Open Space Zones 19.84.005 Residential Zones ......................................... 19.84.006 Circulation and Other Designations .............. City of Chula Vista f April 2010 Bayfront Specific Plan Chapter 19.85 Bayfront Specific Plan -Development Criteria ................................. 28 19.85.001 Purpose and Scope ......................................................................... .. 28 19.85.002 Permitted Uses ................................................................................ ..28 19.85.003 Development Intensity ..................................................................... ..28 19.85.004 Height Regulations ........................................................................... . 29 19.85.005 Sign Regulations .............................................................................. .. 31 19.85.006 Form and Appearance ...................................................................... . 33 19.85.007 Infrastructure .................................................................................... 377 19.85.008 Parking Requirements ..................................................................... 388 19.85.009 Usable Open Space Standards ....................................................... .. 44 19.85.010 Site Development Standards ........................................................... .. 45 19.85.011 Grading and Drainage ..................................................................... 466 19.85.012 Special Conditions ........................................................................... ..49 Chapter 19.86 Bayfront Specific Plan -Environmental Management Program.... 522 19.86.001 Purpose and Scope ......................................................................... 522 19.86.002 Resource Elements ......................................................................... 522 19.86.003 Environmental Management Requirements .................................... 533 19.86.004 Parcel Area Specific Environmental Management Requirements .................................................................................. 533 19.86.005 Environmental Management of Undelineated Resources ............... 533 19.86.006 Additional Diking, Dredging, or Filling of Wetland Areas ................. 533 19.86.007 Water Quality Requirements ............................................................ 544 Chapter 19.87 Bayfront Specific Plan -Infrastructure Financing and Funding Mechanisms ........................................................................................ 566 19.87.001 Redevelopment Funds ..................................................................... 566 19.87.002 Community Development Block Grants (CDBG) ............................. 577 19.87.003 Business Improvement Districts ...................................................... 577 19.87.004 Development Impact Fees ............................................................... 588 19.87.005 TransNet .......................................................................................... 588 19.87.006 Grant Funding .................................................................................. 588 19.87.007 General Fund ................................................................................... ..59 19.87.008 Other Funding Sources ..................................................................... . 59 19.87.009 Relation of Funding to Other Bayfront Specific Plan Provisions....... . 59 City of Chula Vista ii April 2010 Bayfront Specific Plan List of Tables Table 1: Building Height Limits by Parcel Area ........................ ... ........................30 List of Figures Exhibit 1: Regional Location Map ........................................................................ .............2 Exhibit 2: Coastal Zone Map ............................................................................... .............3 Exhibit 3: Jurisdictional Boundaries .................................................................... .............4 Exhibit 4: LCP Planning Area .............................................................................. ............. 6 Exhibit 5: Zoning Map ......................................................................................... ...........21 Exhibit 6: Form and Appearance Map ................................................................. ........... 34 Exhibit 7a: Circulation Map -Roads and Public Transportation Network ........... ........... 38 Exhibit 7b: Circulation Map -Pedestrian Network ........................................ .........39 Exhibit 7c: Circulation Map -Bicycle Network .................................................... ...........40 Exhibit 8: Utilities Systems Map .......................................................................... ........... 42 City of Chula Vista iii April 2010 Bayfront Specific Plan CHAPTER 19.81 BAYFRONT SPECIFIC PLAN -SCOPE AND PURPOSE Sections: 19.81.001 Purpose. 19.81.002 Scope. 19.81.003 Authority. 19.81.001 Purpose. The Chula Vista local coastal program (LCP) implementation program (hereinafter referred to as the Bayfront Specific Plan) is adopted by City Council Ordinance No. XXXXX, to protect and promote the health, safety, morals, peace, comfort, convenience, prosperity and general welfare. The Bayfront Specific Plan is intended to implement the Chula Vista General Plan and the Chula Vista LCP Land Use Plan (LUP) and their goals, objectives, and policies, which are also being implemented by the Bayfront Redevelopment Plan prepared by the Redevelopment Agency of the City of Chula Vista, California (Agency) pursuant to the California Community Redevelopment Law (Health and Safety Code Section 33000, et seq.), the California Constitution, and all applicable laws and ordinances, and last amended on June 23, 1998 by City Council Ordinance No. 2734. 19.81.002 Scope. The Chula Vista Coastal Zone (Coastal Zone) is located in the City of Chula Vista (City) in San Diego County, California (Exhibit 1). The City is bounded by the Cities of National City to the north and San Diego and Imperial Beach to the south. The Chula Vista Bayfront coastal area (Bayfront) is located within the Coastal Zone and encompasses the coastal lands from the City's northern boundary south to Palomar Street and west of and including Interstate 5. The Bayfront area also includes two inland parcels of land located east of I-5, one located on the south of the west end of Faivre Street and the other located in the northern part of the City. The portion of the Coastal Zone located south of Palomar Street, known as the West Fairfield Planning Area, is not included in the Bayfront area (Exhibit 2). The Bayfront area consists of lands under the jurisdiction of the San Diego Unified Port District (Port) and lands under the jurisdiction of the City (Exhibit 3). The subject of the LCP Amendment (Chula Vista LCP Planning Area) is non-Port parcels under the jurisdiction of the City, including privately owned lands and City-owned lands, within the Bayfront area. A large block of land located in the northern portion of the Bayfront area near the Sweetwater Marsh National Wildlife Refuge (LUP Subarea 1, Sweetwater District), owned by a private entity, was part of a land exchange with the Port for more developable parcels located in the central portion of the Bayfront area (LUP Subarea 2, Harbor District) and southern portion of the Bayfront area (LUP Subarea 3, Otay District). The land exchange included the transfer, after approval of the land exchange by the California State Lands Commission, of six parcels in the Sweetwater District from the private owner to the Port in exchange for four parcels in the Harbor District from the Port to the private owner This land transfer shifted the jurisdiction of the four parcels in the Harbor from the Port to the City. City of Chula Vista Chapter 19.81 April 2010 Bayfront Specific Plan 1 of 59 . ~ ~~° I _. I '~; __ ~ I I Q~.A .............. p,.,,,i 4:.M114ala',fisto ~~aytrorit Loc"al Gu~a~tsell ~6aCp p ...~ a.5a~ i,~.aoi~ .i;~.s~~,ut ~-aia7ra ~f~uf~ vi_te. CE~i9r,~ir~oa ,,.~ ~.~~ ~~~~~eun~ ~~~~ exhibit ~egMe~nN ~c~t'A~n ~a~~ ~~~ City of Chula Vista Chapter 19.81 April 2010 Bayfront Specific Plan 2 of 59 .. _ Y. ~. '":1:. '. ..~ . ~. .~'~ ~,* 1 2'~ 1' _ ~ 1 ~ 3ry' .,... t i '" ' h1 yl aK ;~ .~ ., `{i; ~/:. , 4 ~- ~. , I J~%~y ,~ ~ j s lr H ~ Y : I /'/ N. J ~~ ~,~. i 7Y:'u.. % I / ~,S I ' '' ,.. :1~,, oYf.^,. (: ~.~ ` ~4 C ..~. ! ~i ~t ~ r ;" , ,. .~ ~ ~ .. _ ~ y ' ~. l ~' tt 6 _ i „r i .~ ~ S I ,. .;. i:l~ ~ r. ~, ,. J , .. _.. ~'_ l . .. , ~ I ~ .T4 f l ~ ' ' 1 7~ ` ~ ' r J . , N __ ' ~. ~ - 1 ~ 11 1 i ~" I C ; } t ' f lj l_L ~'~~" l . , r < i L" r ! II I 1 I _ } , x '...,. ~ T .~ ,.i' f l ~i~ III , 11 ' a: '^. f ~ ~ - .y r a l J ~IIA F_~" LfR4N . , F' _i~i ~ ~ _:, , ~ -s r r i Exh~t~it ... !.li , ~ V6sffi2~ Cro~asia4 Z,eara~: r P; ~a' !~7.u1~ l!NSti~ ~..17!il~9 ~S"~~~e~}~~i'CD114.~iC~t ~<; II~fiII~r~~t7,n107!~,4J' ,.wm~+.. ~rp~351:+~C.'JIIC ...,~~ City of Chula Vista Chapter 19.81 April 2010 Bayfront Specific Plan 3 of 59 ._..., , ~ r r,~ ~ _ ~ _, ~. '= 4 .ti ~ t ~~ a'' , . ~-. -. ~. k~ ,~,; ~ ~ ' ~t ,. , ~ . ' ~ ' ~ ~ ~,, .., s 4 ~~ °~ , ~ ~ N'l ,~~ ;,~ ~ ~>:. ,. ~ t i 6 ~" ,,~~ ~CS~s r ~: I, !; ~ } ~r~ v „w • '~ ~F ,'~~~ ,,.. i.. ~a r .1 - ~~ i ~#i ,~ ~ ~. . ;. ~ -. -~ ~ ~~~ ~;.~ ~_ ..' '_ ,. n ~ ,, x ,~- , -, '; ;~ ~, ;. ~ ,. ~: - i L ~ r~~ ' i J. _.. ~v, .~ ~. i~ ~ ti .; ~~ 1 1 _..i f ~ ~. ~ '..~' ~ ~ I ~' 1 ~ ~~ {, _.~ ..~ I k Y ~~ ~~ .1 f ,< '' I r~r ~~s~ A o ~ ~ ,r ( ri~ J, .., a " _._.... ..a . ~. ~ ~:...,_,_. ._~.. ~ c~.~~,~u~~diaEtlan Fe~r~~nedacfidan Exhi~tllN~' '..:n il~ . ~Na ~.aYfr!ant ,r,~'Ir~ri. ''~, ~, f?.,I ~~p~ri~er +~~~v ~-`~;'~,h7 F'~ C-~Ay~a ti.lfnul~'Jl~la »~4DTf'.5'f~I.C'G64fro~~ ~p~klirl•~~tl'18S n~eM~ City of Chula Vista Chapter 19.81 April 2010 Bayfront Specific Plan 4 of 59 The Bayfront Specific Plan shall govern and regulate all development within the Chula Vista LCP Planning Area boundary as depicted in Exhibit 4, herein. (Ord. xxxx, 200X). 19.81.003 Authority. The Bayfront Specific Plan is adopted pursuant to Section 30500(a) of the California Public Resources Code, relating to the requirements of a city to implement the provisions and policies of the California Coastal Act. This Bayfront Specific Plan is further adopted pursuant to Sections 65450 through 65457 of the California Government Code, and Chapter 19.07 Chula Vista Municipal Code (CVMC), relating to specific plans. (Ord. xxxx, 200X). City of Chula Vista Chapter 19.81 April 2010 Bayfront Specific Plan 5 of 59 U1 - c] r,., ~} . =a~ ,~ ~~ ~. ~ ~r;%'' ~ ~~ ~~ ~~~ , w r ~ ~ .~ ;1 ~ ' r - - ~ ~ i i _. ~. I ' ~,; ~ ~ / :f~ F ~. ( \;^ < .... ~ f r i ft ~ rx ~ ~!~~ r~;, ~i ~~~ ,,. ~ ~ ,.. 11 ~ .. , 8l„ A ~ / ~Y~ { ~~ ~ II ~. I: .~r ~9 ~ ., :._ ~. ~ II~ ~ .. .. i. `_~ ~., ~ .' ~ '. fir l I . am. 11 `, ~ ~iN .J. "S ~ .. - 1 ]I ' '1 ~ ~ ~ '.~ ~ < ' r - ~ , .r r ~~f>>-~a , , ~f '~..f .. . iM "_ ' ~ % '~ :. l ~ ~ ~.-M y ~.__L.ic~ 1111 ~ ~ T ~ ' /I I J 1 ~_ v .~ ~~„-~~ ~ .,,..,,.., r, ~. L In w' r ~._ _ .i II Plan ........... F ~~~' NIf7{]F4Y~B& City of Chula Vista Chapter 19.81 April 2010 Bayfront Specific Plan 6 of 59 CHAPTER 19.82 BAYFRONT SPECIFIC PLAN - GENERAL PROVISIONS Sections: 19.82.001 Zoning. 19.82.002 Conflicts, interpretation, and applicability of provisions. 19.82.003 Plan amendment. 19.82.004 Incorporation by reference. 19.82.005 Issues not covered. 19.82.001 Zoning. The Bayfront Specific Plan is adopted, pursuant to Government Code Section 65451(b), as a specific plan by ordinance to implement applicable provisions of the General Plan, in accordance with Chapter 19.07 CVMC, Specific Plans, and therefore serves as the zoning for all property within the scope of the plan area. (Ord. XXXX, 200X). 19.82.002 Conflicts, Interpretation, and Applicability of Provisions. Whenever the provisions of this Bayfront Specific Plan conflict with the provisions of the Chula Vista zoning provisions (CVMC Title 19, Zoning and Specific Plans, hereinafter referred to as the "Chula Vista Zoning Code") or whenever the provisions reflect an internal conflict, the following rules shall apply: The Bayfront Specific Plan provisions shall supersede those of the Chula Vista Zoning Code and the subarea provisions shall supersede areawide provisions, as set forth in Sections IV and III, respectively, of the LUP (adopted by City Council Ordinance No. XXXXX on XXXXXXX, 200X). In all cases, whenever provisions require interpretation, the LUP shall provide clarification or amplification. 19.82.003 Plan Amendment. Amendments to this Bayfront Specific Plan shall require an amendment to the Chula Vista Zoning Code and shall be subject to the applicable sections of the California Coastal Act relating to amendments to LCPs. (Ord. xxxx, 200X). 19.82.004 Incorporation by Reference. Whenever this Bayfront Specific Plan refers to another article, section, or subsection of the Chula Vista Zoning Code, such reference shall be deemed incorporated herein. Amendments to the Chula Vista Zoning Code adopted after the effective date of this Specific Plan shall apply to properties within the LCP Planning Area in accordance with the provisions of Section 19.82.002, above. A subsequent amendment to the Chula Vista Zoning Code that is in conflict with this Bayfront Specific Plan shall not be applicable without an amendment to this plan. No provisions of the Chula Vista Zoning Code shall be incorporated by reference to the extent prohibited by development agreements entered into by the City and property owners within the LCP Planning Area. (Ord. xxxx, 200X). City of Chula Vista Chapter 19.82 April 2010 Bayfront Specific Plan 7 of 59 19.82.005 Issues Not Covered. In the event that an issue is not covered by any provisions or regulations provided for herein, then the issue shall be governed by the applicable regulations of the Chula Vista Zoning Code. (Ord. xxxx, 200X). City of Chula Vista Chapter 19.82 April 2010 Bayfront Specific Plan 8 of 59 CHAPTER 19.83 BAYFRONT SPECIFIC PLAN -COASTAL DEVELOPMENT PERMIT PROCEDURES Sections: 19.83.001 Purposes. 19.83.002 Definitions. 19.83.003 Development permit conditions. 19.83.004 Applicability. 19.83.005 De minimis development. 19.83.006 Exemptions. 19.83.007 Emergency development permit. 19.83.008 Notice of appealable developments. 19.83.009 Public hearing on appealable developments. 19.83.010 Notice of local government action where hearing continued. 19.83.011 Notice of nonappealable developments that require a public hearing - Conditional uses. 19.83.012 Public hearing on nonappealable developments -Conditional uses. 19.83.013 Notice of nonappealable developments that do not require a public hearing -Permitted uses. 19.83.014 Determination of applicable notice and hearing procedures. 19.83.015 Finality of City action. 19.83.016 Final City action -Notice. 19.83.017 Failure to act -Notice. 19.83.018 Local government action -Effective date. 19.83.019 Exhaustion of local appeals. 19.83.020 Appeal fee. 19.83.001 Purposes. This section establishes the permit procedures for developments located in the coastal zone as defined in Section 30150 of the Public Resources Code. This chapter is based on the LCP 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 for review of developments in the coastal zone pursuant to Public Resources Code Section 30600(d). (Ord. xxxx, 200X). 19.83.002 Definitions. "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. "Allowable use" means any use allowed by right that does not require a public hearing or any discretionary or nondiscretionary permit of the approving authority. "Appealable development" means, in accordance with Public Resources Code Section 30603(a), any of the following: City of Chula Vista Chapter 19.83 April 2010 Bayfront Specific Plan 9 of 59 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) of this definition, located on tidelands, submerged lands, or public trust lands; within 100 feet of any wetland, estuary, or stream; or within 300 feet of the top of the seaward face of any coastal bluff. C. Any development that constitutes a major energy facility. The phrase "major public works project or a major energy facility" is 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. D. Developments approved by the local government not included within paragraph (A) or (B) that are located in a sensitive coastal resource area. "Appellant" means any person who may file an appeal and includes an applicant, any aggrieved person, or any two members of the Coastal Commission. "Applicant" means the person, partnership, corporation, or state or local government agency applying for a coastal development permit. "Approving authority" means the City officer, planning commission, or council approving a coastal development permit. "Categorically excluded development" means a development (upon request of the City, public agency, or other person) that the Coastal Commission has determined, pursuant to Section 30610(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. "Coastal Commission" means the California Coastal Commission "Coastal development permit" means a letter or certificate issued by the 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. "Conditional use" means any use that requires a public hearing. "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 City of Chula Vista Chapter 19.83 April 2010 Bayfront Specific Plan 10 of 59 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 kelp harvesting. "Structure," as used in this chapter, includes, but is not limited to, any building, road, pipe, flume, conduit, siphon, aqueduct, telephone line, and electrical power transmission and distribution line. "Development permit procedures" means access, open space, and conservation requirements. 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. "Emergency" means a sudden, unexpected occurrence demanding immediate action to prevent or mitigate loss or damage to life, health, property, or essential public services. "Emergency development" means work undertaken 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, zoning maps, and other implementing actions certified 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 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 the LCP. "Permitted use" means any use allowed by right that does not require a public hearing, but does require a discretionary or nondiscretionary permit (e.g., building permit) to be issued by the approving authority. "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. (Ord. XXXX, 200X). 19.83.003 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 access way or open space or conservation restriction on land is required by this LCP, 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 way, open City of Chula Vista Chapter 19.83 April 2010 Bayfront Specific Plan 11 of 59 space, or conservation easement or to convey such interest in property in fee, 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 nonprofit 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 Fee 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 of the proposed development is such that an outright 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 Coastal Development Permit. Until such a grant 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. c. Required Information. As a condition of the issuance of a Coastal Development Permit, title information and all necessary subordination agreements shall be required. Title insurance may also be required when extensive interests inland are being granted. (Ord. xxxx, 200X). 19.83.004 Applicability. Except as provided in CVMC 19.83.005 and 19.83.006, any person wishing to undertake a development in the coastal zone shall obtain a coastal development permit in accordance with the provisions of this chapter, 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 met. (Ord. xxxx, 200X). 19.83.005 De Minimis Development. The Director of Planning and Building may issue a written waiver from the coastal development permit requirements of this chapter for any development that is de minimis. A proposed development is de minimis if the Director of Planning and Building 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 LCP. The determination shall be made in writing and based upon factual evidence. 1. De minimis waivers shall be permitted only in the nonappealable area of the City's coastal development permitting jurisdiction when no local public hearing is required. 2. The Director of Planning and Building may consider the following types of projects for possible permit waivers: City of Chula Vista Chapter 19.83 April 2010 Bayfront Specific Plan 12 of 59 a. Projects that would have been placed on the consent calendar of the City Council agenda without special conditions; b. Projects fully consistent with the certified 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; and 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 that involve questions as to conformity with the certified LCP, or that may result in potential impacts on coastal resources and public access; b. Projects with known opposition or probable public controversy; and c. Projects that involve divisions of land including condominiums. 4. If, upon review of the coastal development permit application, the Director of Planning and Building determines that the development is de minimis, the applicant shall post public notice of the de minimis waiver on the property for at least 7 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 manner: 5. Within 10 calendar days of accepting an application for a de minimis waiver or at least 7 calendar days prior to the decision on the application, the Director of Planning and Building 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 300 feet of the perimeters of the parcel on which the development is proposed, and to the Coastal Commission. 6. The notice shall contain the following information: a. A general 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 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; and 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. City of Chula Vista Chapter 19.83 April 2010 Bayfront Specific Plan 13 of 59 The Director of Planning and Building 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 and Building 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 Director of Planning and Building 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 chapter. (Ord. XXXX, 200X). 19.83.006 Exemptions. 1. The following shall be considered exemptions from a Coastal Development Permit: a. Repair and maintenance activities that 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 utilities 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 asingle-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 that is exempt from the coastal development permit requirements shall be exempt from the notice and hearing requirements of this chapter. The City shall maintain a record for all permits issued for exempt developments that 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. (Ord. xxxx, 200X). 19.83.007 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 (California Code of Federal Regulations Title 14). An application and permit form prepared in compliance with said article shall be adopted by the City. (Ord. XXXX, 200X). City of Chula Vista Chapter 19.83 April 2010 Bayfront Specific Plan 14 of 59 19.83.008 Notice of Appealable Developments. Within 10 calendar days of accepting an application for an appealable coastal development permit or at least 10 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 300 feet of the perimeter of the parcel on which the 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 general description of the development 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 hearings and local actions; and 7. The system for local and Coastal Commission appeals, including any local fees required. 8. Costs of the notice that are not reimbursed to local governments through grants or SB90 reimbursement pursuant to Public Resources Code Section 30353. (Ord. xxxx, 200X). 19.83.009 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 10 calendar days following the mailing of the notice required in CVMC 19.83.008 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 in this section. The fee for filing said appeal shall be in accordance with CVMC 19.83.020. (Ord. xxxx, 200X). City of Chula Vista Chapter 19.83 April 2010 Bayfront Specific Plan 15 of 59 19.83.010 Notice of Local Government Action Where Hearing Continued. If a decision on a coastal development permit is continued by the City to a time that is neither (a) previously stated in the notice provided pursuant to CVMC 19.83.008 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 CVMC 19.83.009. (Ord. xxxx, 200X). 19.83.011 Notice of Nonappealable Developments that Require a Public Hearing -Conditional Uses. Notice of nonappealable developments that require a public hearing involving conditional uses shall be given at least 10 calendar days before a hearing in the following manner: 1. Notice in the manner prescribed in CVMC 19.83.008; 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; 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 300 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. (Ord. xxxx, 200X). 19.83.012 Public Hearing on Nonappealable Developments -Conditional Uses. At least one public hearing shall be held on each application for a nonappealable 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 10 calendar days following the mailing of the notice required in CVMC 19.83.008 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. (Ord. XXXX, 200X). City of Chula Vista Chapter 19.83 April 2010 Bayfront Specific Plan 16 of 59 19.83.013 Notice of Nonappealable Developments That Do Not Require a Public Hearing -Permitted Uses. Notice of nonappealable developments that do not require a public hearing involving permitted uses shall be provided in the manner prescribed in CVMC 19.83.005.6. (Ord. XXXX, 200X). 19.83.014 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 development is submitted. This determination shall be made with reference to the certified LCP, including maps, categorical exclusions, land use designations, and zoning ordinances adopted as a part of the certified LCP. Where an applicant, interested person, or the City has a question as to the appropriate procedures, the following procedures shall be followed: The City shall make its determination as to what type of development is being proposed (i.e., exempt, categorically excluded, appealable, or nonappealable) 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 have a Coastal Commission determination as to the appropriate designation, the City shall notify the Coastal Commission by telephone of the dispute/question and shall request an executive director's opinion. 3. The executive director shall in writing, within 2 working days of the City's request (or upon completion of a site inspection where such an inspection is warranted), transmit a determination as to whether the development is exempt, categorically excluded, nonappealable, 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. (Ord. xxxx, 200X). 19.83.015 Finality of City Action. A local decision on an application for a development shall be deemed final when (1) 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 LCP, and that the required conditions of approval adequate to carry out the certified LCP as required in the implementing ordinances have been imposed, and (2) all rights of appeal have been exhausted as defined in CVMC 19.83.019. (Ord. xxxx, 200X). City of Chula Vista Chapter 19.83 April 2010 Bayfront Specific Plan 17 of 59 19.83.016 Final City Action -Notice. Within 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 aself-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. (Ord. XXXX, 200X). 19.83.017 Failure to Act -Notice. Notification by Applicant. If the City has failed to act on an application within the time limits set forth in Government Code Sections 65950 through 65957.1, thereby approving the development by operation of law, the person claiming a right to proceed pursuant to Government Code Sections 65950 through 65957.1 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 that 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 through 65957.1 have expired, the City shall, within 7 calendar days of such determination, notify any person entitled to receive notice pursuant to CVMC 19.83.016 that it has taken final action by operation of law pursuant to Government Code Sections 65950 through 65957.1. The appeal period for projects approved by operation of law shall begin to run only upon the 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.) (Ord. XXXX, 200X). 19.83.018 Local Government Action -Effective Date. A final decision of the City on an application for an appealable development shall become effective after the 10-working-day appeal period to the Coastal Commission has expired or after the twenty-first calendar day following the final local action unless any of the following occur: 1. 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 CVMC 19.83.016 and 19.83.017. Where either of the circumstances above occurs, the Commission shall, within 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. (Ord. XXXX, 200X). City of Chula Vista Chapter 19.83 April 2010 Bayfront Specific Plan 18 of 59 19.83.019 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 anyone of the following occurs: 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 LCP; b. An appellant is denied the right of the initial local appeal by a local ordinance that 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 chapter; or d. The City charges an appeal fee for the filing or processing of appeals. Where the local government would ordinarily require a fee for the processing of appeals within the appealable areas of the coastal zone, the City may apply to the 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 members of the Coastal Commission, there shall be no requirement of exhaustion of local appeals provided, however, that notice of Coastal Commission appeals shall 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. (Ord. xxxx, 200X). 19.83.020 Appeal Fee. The fee for filing and processing an appeal to the California Coastal Commission within the City shall be in accordance with the City of Chula Vista Fee Schedule. (Ord. XXXX, 200X). City of Chula Vista Chapter 19.83 April 2010 Bayfront Specific Plan 19 of 59 CHAPTER 19.84 BAYFRONT SPECIFIC PLAN -LAND USE ZONES Sections: 19.84.001 Purpose and scope. 19.84.002 Commercial land use designations. 19.84.003 Industrial land use designations. 19.84.004 Public and open space designations. 19.84.005 Residential designations. 19.84.006 Circulation and other designations. 19.84.001 Purpose and Scope. The Bayfront Specific Plan provides for the classification of land use and the regulation of development by land use zoning and parcel. These zones are depicted in Exhibit 5, herein. Each zone contains a set of regulations setting forth the allowable uses and standards for development. This chapter provides the development standards relating to land use activities for each zone. 19.84.002 Commercial Zones. 1. Commercial -Visitor (C-V). a. Purpose and Intent. The purpose of the Commercial -Visitor zone is to provide regulations of uses serving the needs of tourists, travelers, and local residents. The regulations of this zone are designed to encourage the provision of transient housing facilities, restaurants, service stations, and other activities providing for the convenience, welfare, or entertainment of the traveler. b. Permitted Uses. The following uses are permitted: 1) Hotels and inns 2) Retail, including: (a) Restaurants with a cocktail lounge as an integral part; (b) Art galleries; (c) Stores and retail shops; (d) Parking garages; (e) Antique shops; (f) Markets; (g) Restaurants and snack bars; City of Chula Vista Chapter 19.84 April 2010 Bayfront Specific Plan 20 of 59 ~..,, y «, .. ,' ~ ., ,,. - n. ~ ` i ; ., ra r ~ •, . a ~ ... i~ ' ~ fl % ~ ~ 5~~~ f ti ... ] ~~- { a ' ~f 1 1 `~ ` 1 ;} r 1 { r.'3' _ i 4~ ~/4 ~ ii ii. ~ _." 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C47m5Cer,` ~YdLM k'~"~E~~V@'~pi7}7V7'1~~R1,0. flV'e,2 G.{~1'y p,q'1~, ~r'.~ City of Chula Vista Chapter 19.84 April 2010 Bayfront Specific Plan 21 of 59 Customer serving offices; and (h) 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) Professional 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 other 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 may be permitted subject to approval of a conditional use permit. d. Prohibited Uses: Any business or activity that produces noise above 60 CNEL at the exterior boundaries of this zone. 2. Commercial -Thoroughfare (C-T). a. Purpose and Intent. The purpose and intent of the Commercial - Thoroughfare zone is to provide regulations for areas adjacent to major public roadways where activities dependent upon or catering to thoroughfare traffic may be established and maintained. The regulations of this zone are designed to encourage the centers for retail, commercial, entertainment, automotive, and other appropriate highway-related activities. City of Chula Vista Chapter 19.84 April 2010 Bayfront Specific Plan 22 of 59 b. Permitted Uses. The following uses are permitted: 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; and 11) Utility and vehicular civic. 3. Commercial -Professional and Administrative (C-P). a. Purpose and Intent. The purpose and intent of the Commercial -Professional and Administrative zone is to provide regulations for development of professional and administrative office uses. The regulations of this zone are designed to promote a suitable environment for business administration, and professional and government activities. b. Permitted Uses. The following uses are permitted: 1) Administrative and executive offices; 2) Professional offices; 3) Financial offices, including banks, real estate, and other general business offices; 4) Medical care facilities; 5) Research offices; 6) General business offices; and 7) Any other office use determined to be of the same general character of the above-permitted uses. (Ord. xxxx, 200X). City of Chula Vista Chapter 19.84 April 2010 Bayfront Specific Plan 23 of 59 19.84.003 Industrial Zones. 1. Industrial -Research and Limited Industrial (I-R). a. Purpose and Intent. The purpose and intent of the Industrial -Research and Limited Industrial zone is to provide regulations for the development and protection of modern, large-scale research and specialized manufacturing organizations of anon-nuisance type. These regulations are also designed to provide for the creation of areas for limited industrial development by providing an environment free from nuisances created by some industrial uses. b. Permitted Uses. The following uses are permitted: 1) 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 service civic; and 11) Community assembly civic. 2. Industrial -General (I-G). a. Purpose and Intent. The purpose and intent of the Industrial -General Zone is to provide regulations for areas designated for the exclusive use of industrial development. This development will be subject to the necessary regulations to ensure the purity of the airs and waters in Chula Vista and San Diego County, and the protection of nearby residential, commercial, and industrial uses of the land from hazards, noise, and other disturbances. b. Permitted Uses. The following uses are permitted: 1) Food service commercial; 2) Convenience sales and service commercial; 3) Business and communication service commercial; City of Chula Vista Chapter 19.84 April 2010 Bayfront Specific Plan 24 of 59 4) Retail business supply commercial; 5) Research and development commercial; 6) General wholesale sales commercial; 7) Transportation and warehousing commercial; 8) Automotive fee parking commercial; 9) Custom industrial; 10) Light industrial; 11) General industrial; and 12) Essential service civic. c. Conditionally Permitted Uses. The following uses may be allowed subject to the approval of a conditional use permit: 1) Automotive sales (new), rental and 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; and 7) Child-care activities. 3. Limited Industrial (I - L) a. For Parcel Area 3-k refer to the Chula Vista Zoning Code, CVMC 19.44.080. 19.84.004 Public/Quasi-Public and Open Space Zones. 1. Public and Quasi-Public (P-Q). a. Purpose and Intent. The purpose and intent of the Public and Open Space - Public and Quasi-Public zone is to provide regulations for uses in appropriate locations that are maintained by public or publicly controlled agencies such as municipal and/or county agencies, school districts, or utility companies (e.g., water, gas, electricity, fire station etc.). City of Chula Vista Chapter 19.84 April 2010 Bayfront Specific Plan 25 of 59 b. Permitted Uses. The following uses are permitted: 1) Parking services civic; 2) Fire station; 3) Automotive fee parking commercial; and 4) Utility transmission systems. 2. Parks and Recreation (P-R). a. Purpose and Intent. The purpose and intent of the Public and Open Space - Parks and Recreation category is to provide regulations for public spaces for recreational activities, open air meeting places, and other outdoor activities. b. Permitted Uses. The following uses are permitted: 1) Public parks and facilities to serve park users; and 2) Public parking. 3. Open Space (O-S). All parcels 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 Chula Vista Nature Center or its expansion, within the Sweetwater Marsh National Wildlife Refuge. All other uses or activities within this zone shall be to preserve natural resources and habitat value. 19.84.005 Residential Zones. 1. Residential -Mixed Harbor District (R-MH). a. Purpose and Intent. The purpose and intent of the Residential -Mixed Harbor zone is to provide appropriate locations for a mix of mid-rise, and high-rise residential towers in the Harbor District. Mid-rise development is defined as four to seven-story buildings. High-rise development is defined as eight-story and above buildings. All mid-, and high-rise buildings include multiple-family condominium style residences and central garage structures. Residential uses include multiple-family dwellings in clusters of varying size and configuration to provide a range of housing types. Retail uses shall be located at the street level to create a village atmosphere and pedestrian orientation. b. Permitted Uses. The following uses are permitted: 1) Dwellings, multiple, mid-rise; 2) Dwellings, multiple, high-rise; 3) Retail commercial uses at street level; City of Chula Vista Chapter 19.84 April 2010 Bayfront Specific Plan 26 of 59 4) Incidental services, such as restaurants, retail sales, fitness clubs, and other such services, provided such activities are conducted in spaces that are integral parts of a main building; 5) Private, noncommercial recreational facilities, such as swimming pools, tennis courts, and clubhouses (for additional provisions, see CVMC 19.58.100 and 19.58.270); 6) Day care/nursery facilities; and 7) Accessory uses and buildings including: (a) Customary incidental home occupations, subject to the provisions of CVMC 19.14.490; (b) Other accessory uses and accessory buildings customarily appurtenant to a permitted use, subject to the provisions of CVMC 19.58.020; (c) Full-time foster homes as defined in CVMC 19.04.098; (d) Satellite dish antennas per the provisions of CVMC 19.22.030(F) c. Conditionally Permitted Uses. The following uses may be allowed subject to the approval of a conditional use permit: d. Commercial parking garages and off-street parking lots, in accordance with the provisions of CVMC 19.62.010 through 19.62.130; e. Unclassified uses, see Chapter 19.54 CVMC; and f. Small family day care homes, as defined in CVMC 19.04.095. 19.84.006 Circulation and Other Designations. All lands in Exhibit 5, Zoning Map, indicated as "Circulation and Other" are for those uses associated with major circulation elements, including Interstate 5, Bay Boulevard, and the Railroad easement (Ord. xxxx, 200X). City of Chula Vista Chapter 19.84 April 2010 Bayfront Specific Plan 27 of 59 CHAPTER 19.85 BAYFRONT SPECIFIC PLAN -DEVELOPMENT CRITERIA Sections: 19.85.001 Purpose and scope. 19.85.002 Permitted uses. 19.85.003 Development intensity. 19.85.004 Height regulations. 19.85.005 Sign regulations. 19.85.006 Form and appearance. 19.85.007 Infrastructure. 19.85.008 Parking requirements. 19.85.009 Usable Open Space Standards. 19.85.010 Site development standards. 19.85.011 Grading and drainage. 19.85.012 Special Conditions 19.85.001 Purpose and Scope. This chapter of the Bayfront Specific Plan provides development criteria within the Bayfront planning area. Special conditions are located at the end of the chapter in Section 19.85.011. 19.85.002 Permitted Uses. Permitted uses for each land use district are listed in Chapter 19.84 CVMC, Land Use Classifications. (Ord. xxxx, 200X). 19.85.003 Development Intensity. The development intensity is established by using a floor area ratio (FAR) calculated as set forth in Section 19.04.097 of this code, a specific maximum square footage allowance, or through a combination of setback and height controls, depending on the land use. Following are the applicable development intensities for each land use category: 1. Industrial Land Use. a. Industrial-General (I-G) 1) Maximum FAR 0.5. b. Industrial-Research and Limited Industrial (I-R) 1) Maximum FAR 0.5. c. Limited Industrial (I-L) 1) Refer to the Chula Vista Zoning Code, CVMC 19.44.080. City of Chula Vista Chapter 19.85 April 2010 Bayfront Specific Plan 28 of 59 2. Commercial Land Use. a. Commercial-Visitor (C-V) 1) Development intensity depicted on Exhibit 5, development standards. for Commercial-Visitor Parcel Area 1-a, as is determined by height regulations and site 2) See Section 19.85.011 for Special Condition B pertaining to Parcel Area 3-a, as depicted on Exhibit 5. 3) See Section 19.85.011 for Special Condition D pertaining to Parcel Area 2-h, as depicted on Exhibit 5. b. Commercial-Thoroughfare (C-T) 1) Maximum development intensity is established by the height regulations listed in Table 1 of Section 19.85.004 and site development standards detailed in Section 19.85.009 of this Bayfront Specific Plan. c. Commercial-Professional and Administrative (C-P) 1) See section 19.85.011 Special Conditions A and D for Commercial - Professional and Administrative land use special conditions. 3. Residential Land Use. a. Residential -Mixed Harbor District (R-MH) 1) Residential development within the R-MH zoning shall consist of a mix of mid-rise, and high-rise development with a maximum development intensity of 105 dwelling units per acre. . b. Building height within the R-MH zoning shall range from 4 to 19 stories and a maximum of 220 feet. 1) Retail use on Parcel Area 2-f, as depicted on Exhibit 5, shall not exceed 15,000 square feet. 19.85.004 Height Regulations. U.S. Fish and Wildlife Service 1. The U.S. Fish and Wildlife Service (USFWS) parcel in the Sweetwater District is permitted a viewing tower in the Chula Vista Nature Center of up to 45 feet in height. National Wildlife Refuge Buffers -Notwithstanding the height limits described in provision 1 above, the following height restrictions shall be enforced according to proximity to the USFWS property line west of the San Diego Gas & Electric (SDG&E) right-of-way (ROW): City of Chula Vista Chapter 19.85 April 2010 Bayfront Specific Plan 29 of 59 a. 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). (Ord. xxxx, 200X). Parcel Areas Maximum building heights and associated parcel areas are summarized in Table 3 below. TABLE 1: BUILDING HEIGHT LIMITS BY PARCEL AREA Parcel Area Maximum Building Height from Pad (feet) Sweetwater District 1-a 125 1-b 35 1-c 35 1-d 35 1-e 35 1-f 30 1-g 0 1-h 44 1-i 44 Harbor District 2-a 0 2-b 44 2-c 44 2-d 44 2-e 44 2-f 220 2-g3 N/A 2-h 130 Otay District 3-a`` N/A 3-b 44 3-c 44 3-d 44 3-e 44 3-f 44 3-g 44 3-h 44 3-i 44 3-j 44 3-k 45 Notes: 1. Parcel Area 1-g is zoned Open Space; therefore the building height limit is 0 feet. 2. See Section 19.85.011 Special Condition A. 3. See Section 19.85.011 Special Condition B. 4. See Section 19.85.011 Special Condition D. N/A Not applicable City of Chula Vista Chapter 19.85 April 2010 Bayfront Specific Plan 30 of 59 19.85.005 Sign Regulations. The size, location, and design of all signs in the LCP Planning Area shall be subject to the following: No freestanding sign shall be greater than 10 feet in height and signs shall be subject to the regulations of Chapter 19.60 CVMC, Signs, incorporated herein by reference, unless modified by the provisions of this Bayfront Specific Plan. 2. The following regulations shall apply: a. Public Signs. 1) 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 information for private developments may be included as part of a sign program, subject to the review and approval of the Chula Vista Redevelopment Corporation (CVRC). Information will be clustered on one sign per intersection. Signs will have standardized mountings and trim. 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 and marinas. Trim and colors are 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) 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 subsection 2(c)(5) of this section). Signs may be wall signs and/or ground signs. Ground signs may be single- or double-faced but may not exceed 10 feet in height. An additional changeable copy area of 25 square feet maximum shall be allowed for uses that 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, 6 feet maximum height. City of Chula Vista Chapter 19.85 April 2010 Bayfront Specific Plan 31 of 59 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 6 feet maximum in height. Total sign area may include a directory or tenant listing if the project is multitenant. c. Special Private Signs. 1) Commercial Uses Adjacent to Freeway: Commercial uses with freeway exposure shall be allowed either wall signs or 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 review by the CVRC. 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) Multitenant Buildings or Complexes: Office, retail-commercial, and industrial uses that are multitenant shall be allowed additional tenant identification signs; each tenant shall be allowed a maximum of 3 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) High-Rise Hotel Building Wall Signs: Hotel name signs shall be allowed on hotel buildings greater than eight stories in height. Two signs shall be allowed per building, 300 square feet maximum for each sign. Individual letters or logo only; maximum sign height shall be 7 feet. 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. (Ord. 2665, 1996; Ord. 2613, 1994; Ord. 2532, 1992; Res. 11903, 1985). 6) Directional and Information Signs: These signs shall be directional in nature and shall not be identification signs. Their maximum height shall be 4 feet with 4 square feet maximum copy area per side. 7) Special Event Signs (Temporary): Special events such as grand openings shall be allowed temporary signs. Such signs shall be allowed in accordance with the CVMC 19.60. 8) Construction Signs (Temporary): Signs for owners, contractors and subcontractors, architects, etc., for new projects under construction shall be allowed in accordance with the CVMC 19.60. City of Chula Vista Chapter 19.85 April 2010 Bayfront Specific Plan 32 of 59 19.85.006 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 that 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 that provide proper restoration, landscaping, and maintenance of shoreline areas. d. Remove, or mitigate by landscaping, structures or conditions that have a blighting influence on the area. e. Eliminate or reduce barriers to linking the Bayfront to the rest of western Chula Vista and establishes a memorable relationship between the Bayfront (and the areas and elements that comprise it) and adjoining areas of Chula Vista, the freeway, and arterial approaches to the Bayfront (see Exhibit 6, Form and Appearance Map). 2. Specific Provisions. To promote these requirements, the form and appearance provisions of the LUP acknowledges three major components that comprise the physical form of the area: natural resources areas to be preserved; a public space and recreation 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. a. Landscape Character and Function. Major landscape components shall establish strong visual continuity in response to varied functional needs. Landscaping will incorporate both hardscape features and softscape (planting). b. Dense Landscape Planting. All areas designated for dense landscape planting 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 Goodrich and SDG&E's power 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 USFWS requirements in areas near the National Wildlife Refuge. City of Chula Vista Chapter 19.85 April 2010 Bayfront Specific Plan 33 of 59 _., ~ _ , ~: ~~ `" f~i ' -. ~ ' . r ~l it ~~ ~ V` ~ I I ~' , ~ . V, l ~y 4 I ~i~~' k4 {~' r,, ~ ~ 3 k i Y ,l : I l~ Ire . J `J , may" f., J. 7/ !'! ~/ ~ 1 ~~ . r 4 ~~ -' . ~~ 1~~ M~"~~ ri ~. I ~ ~~ ~ -. 1 ~ I II „ - I I .. f:1f ~... l ~ w ~;, ~,y ~. r e R ~ ~~'. ~ I `.. ,~ ~' ~ I U ". wn. ~' 1 i 1 l f ~_ 3 ' T o F , ~ -. . ~~. 1 Y. F ~ i ~ I ~~ i ~. 1I Y,a ~ •• J :A ••p2•••••• ••••• 1~ .., I.i ':.:i 111'.:.1 ~.i cw~~ h~~~~nnirr~.~tiu~aa ~ F'xhi~i~ ~ v~~~~ ,, ~Q cMUwe, Vu~,~ I448~j9~r [i~1aWR'~3 Farm arad A~y~ry~auarn~~ 9via~~yy T'C I^' -~ Pus;,,: ,~: '~crads , , , , , , , , , , , , ,,, , , , , , , ,,, , City of Chula Vista Chapter 19.85 April 2010 Bayfront Specific Plan 34 of 59 The following standards shall guide dense landscape planting design: Location Representative Characteristic Bay Boulevard 40- to 60-foot height; upright form; evergreen Existing pines and other trees shall be preserved to the maximum possible extent. c. Special Area Planting. All areas zoned as Public-Quasi Public (Landscaped Parking Areas) (Exhibit 5) shall include a planting program coordinated with parking improvements beneath the power lines. The Port Master Plan and the Chula Vista Bay Master Plan also designate this ROW as a linear greenbelt. The 150-foot-wide ROW that bisects the Bayfront may include landscaped auto parking to diminish the visual impact of the power lines and strengthen the ground plane connection between both sides of the ROW and provide an appropriate greenbelt character. 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 any parking areas provided shall 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 and intersecting mass of foliage on either side of the ROW. The following standards shall guide parking area planting design for all areas outside of Subarea 1 -Sweetwater District: Location Representative Characteristic SDG&E ROW 10- to 15-foot height; globular or multistem; evergreen d. Informal Planting. All areas designated for informal planting shall consist of groves 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. The following standards shall guide informal grove design: Location Representative Characteristic 40- to 80-foot height; upright and open City Park branching in contrast with dense, vertical form; mixed deciduous and evergreen e. Formal Planting. Formal planting has been designated for the major circulation spines of the Bayfront. The planting shall be in regularly spaced intervals using species with predictable form characteristics to achieve strong linear avenues that guide views and establish perspective. Location Representative Characteristic Marina Parkway, 40- to 60-foot height; crown- "E", "F", "H", "J" Streets shaped form; evergreen f. Buffer Zone Planting. Buffer zone planting has been designated for streetscapes adjacent to sensitive habitats and for transitional buffer zones City of Chula Vista Chapter 19.85 April 2010 Bayfront Specific Plan 35 of 59 between ornamental planting areas and sensitive habitats. Planting shall consist of native or naturalized noninvasive plant species. The following standards shall guide buffer zone planting design: Location Representative Characteristic Adjacent to Native shrubs, sensitive habitat Noninvasive species Transitional Native or naturalized shrubs, Buffer Noninvasive species g. Gateways. Special consideration shall be given at gateways (Exhibit 6) to roadway design, including signing and lighting, landscaping and siting, and design of adjoining structures, to allow for design treatment that conveys an entry character. h. 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 direct impacts to wildlife. 2) Pedestrian and Bicycle Access: Structures shall be sited at a sufficient distance from the water's edge or marsh edge to allow for sidewalks and bicycle paths that ensure unencumbered pedestrian and bicycle access to the waterfront and coastline. 3) Privacy: Structures shall be designed so that the uses that 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 that does not diminish the intended private use of adjoining developed lands. 4) Firm Edges: Firm edges 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 they 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 deemphasize the distinction between open space areas and adjoining development. This prevents harsh contrasts between different areas and allows visual penetration between areas, and variation in the spatial experiences and qualities in these areas. i. View Points. Development of the Bayfront 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 San Diego Bay, marshes, and bay-related development. City of Chula Vista Chapter 19.85 April 2010 Bayfront Specific Plan 36 of 59 2) Views from Roadways within the Bayfront (particularly from Marina Parkway, to the marshlands, San Diego 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 that are primarily 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. (Ord. xxxx, 200X). 19.85.007 Infrastructure. 1. Circulation Standards. Primary Vehicular Circulation: The primary vehicular routes are identified as "Circulation and Other" in Exhibit 5, Zoning Map; and in Exhibits 7a, 7b, and 7c, Circulation Maps. These consist of Interstate 5, State Route 54, Bay Boulevard, Marina Parkway, E Street, F Street, H Street, J Street, and four new proposed streets: Street A, Street B, and Street C.,. a. Internal Vehicular Circulation: Internal roadways shall be developed to the design and construction standards published by the Department of Engineering, City. b. Pedestrian Route: 1) The major pedestrian routes shown in Exhibit 7b, Circulation Map, shall be a minimum of 6 feet in width. The filling of wetlands for pedestrian paths is not permitted 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. Bike lanes shall be a minimum of 5 feet in width. The filling of wetlands for bike paths is not permitted. 2) Bike Path: A bike path is used for off-street travel by bicycles. These paths shall be a minimum of eight feet in width. All proposed bicycle routes are shown in Exhibit 7c, Circulation Map. 2. Utility Systems. Refer also to Exhibit 8. a. General Policies: 1) Provide adequate sizing of utility systems to ensure sufficient capacity for maximum build-out potential of plan. City of Chula Vista Chapter 19.85 April 2010 Bayfront Specific Plan 37 of 59 2) Protect existing sensitive natural resources from significant adverse impacts during construction. (Ord. xxxx, 200X). 19.85.008 Parking Requirements. 1. General Requirements. The provisions of Chapter 19.62 CVMC shall be applicable to off-street parking and loading areas in the Bayfront 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 Director of Planning and Building 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 a. Business and professional offices: 1 space per 300 square feet of floor area; minimum of 4 spaces; b. Dance, assembly, or exhibition halls without fixed seats: 1 space per 50 square feet of floor area used for dancing or assembly; c. Dwellings, multiple: 1 space per studio, 1.5 spaces per 1-bedroom unit; 2 spaces per 2-bedroom or larger unit; d. Hotels, motels: 1 space for each living or sleeping unit, plus 1 space for every 25 rooms or portion thereof; e. Manufacturing plants, research and testing laboratories: 1 space per 1.5 persons employed at any one time in the normal operation of the plant or 1 space per 800 square feet of floor area, whichever is greater; f. Medical and dental offices and clinics: 1 space per 200 square feet of floor area; minimum of 5 spaces; g. Public park/open space: 1 parking space for every 10,000 square feet of park or accessible open space; City of Chula Vista Chapter 19.85 April 2010 Bayfront Specific Plan 38 of 59 ,. i - i!. Y .i ` ~ , f { h ~~~~ `~~~ ~ ~ ., ~ ~ „ wY r 1;,. rig) ~ fl3q~ 1 s '~~ l ,~. ~ ~ ft~ ; y - ~ ... , ~..- V f ~ _ _ ~ ~ 11~ 3 ~ f ,. i~~~• I'.: :IZ'.v ~~ rY ~n i~'~i .~ f { _'i~1~ Y'y y tf / _ ' ~ ~ ~ t I i YV+~~ ~~j ~, / :3{. i A [!. r, k __ '~ ~i d~ij'~ II i - ~ ~ ', - _,. ~, i. .. .. i '. .. ' ~.. '.~ 1 ~ ; .. w ~ ~ ji „,: ~ . J I ~IIII w • . C 4I i ... 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I' r I "; I, ~ r I ' I "' ~ ~~ w w '~ .t 7 ~ I , . ~..., i . F ~ ~ - ~. u r , i ~. ~ ', i ~ ' - ~'~ .~ - i r , , .,.. i I i ~. ,_._ „ , .; ,.r rr. ,: VII _ III ~' . i. .• ' I ~' Big-"CI f. 'wvpuk I dl~ LCP ~t Biicyclle Ne4~+wark ~uCsir9~ L~'F~ "~ ' - _" ~t ~ i ~'x ~ „'II C~L3 J ,. .; ~` I ~.. V !7 n # ~ ~ " _._ i : ' N ! '.: ~i~ I ,' . . r ,. i. ~ A 1. ~~... ' ... r ~ a"i. __.r.~J ~'- _ _ _ ~n~t aulrotwla VA r E; yhri I C~nms .I IPla~t ,~.I" p.,nf1ln~Sla~~~ .~XhN~1RrC ~VC~L11~7'•94}S~ ~c7.~J .~ rt,, rAf~Buul.a VisSsi . ~C~~CU£' N~tWQ~~ City of Chula Vista Chapter 19.85 April 2010 Bayfront Specific Plan 41 of 59 F, , ,y - 1 ~ ~;~ ~ l ~t ~ ` ,SI ~... I -~A~~ ,.. r ~ ~ r ~3 j-+ ~ * 'i ~ t ~ _ ' ce '~ ~ r- . ~~~~ I r~ ~~IF~ I .. 1 t I ; ~r.~ f -F'.'... / ~ .. ~.F. r_ l E 1: ~ L I~ .r _. f I ~ r I ~l 34 ~i~ _ I ~1 y'. ~~ '; '. __ _ I I t -. I ,._, .~ . „ ' ~~ .. r. t ~ . _ h~~- 'Cf IIG ull JC Y,.~. S VV'. ~ 1, T l ~~~ -~ .: b WYw.'uu~ ~niiik. M1J~.10.~ud~4 4krf I :, . '~ - ~ ~ ' ~ o VV~t~r ~rrnn~~k~~ns flea Ixds~4Gng ayst~rr~s'~` I~ - I . .. Seer Lune [nls~de LG~' l j ' ", I ~ ; i ~lui ~~vwE~E Lurt~ uk~i~ LAP' I '(r _~ p, ~~kar ~'~a~~necti~m to Exlstung ys~~rrrs °6 Po_,eC~ l~va~ ~ LCP ,-~~ .. , .,•_ r 4 li+l: i ~~'~ ~ ~ ~ ~ ~ ( " - ~ C~L3 J . ISF , t ! Y d C -'~ _. Y ~ a ~ i A ~ ~5... H __ f . ~ .. .__.._. ..... ... .. ~.LL .. ~ ~ - ! rrr Clr iwla 4' r E hrrrrk ILa I Caa,~~ . I IF I rrr ~. ~ I " ~.en rl tll~~RP`L'~'t~ 7Ch..I~IR U~tll9ty ,~7~"S~kwECk ~~ City of Chula Vista Chapter 19.85 April 2010 Bayfront Specific Plan 42 of 59 h. Restaurants, bars, and night clubs: 1 space per 2.5 permanent seats, excluding any dance floor or assembly area without fixed seats, which shall be calculated separately at 1 space per 50 square feet of floor area; i. Restaurants -drive-in, snack stands, or fast-food: 15 spaces minimum, or 1 space per 2.5 permanent seats, whichever is greater; j. Retail stores: 1 space per 200 square feet of floor area; k. Sports arenas, auditoriums, and theaters: 1 space per 3.5 seats of maximum seating capacity; I. Wholesale establishments, warehouses, and service and maintenance centers: 1 space per 1.5 persons employed at any one time in the normal operation of the plant or 1 space per 1,000 square feet of floor area, whichever is greater; and m. Uses not listed: as required by Chula Vista Zoning Code. 3. Motorcycle and Bicycle Parking Standards. a. Motorcycle parking spaces shall be provided for developed uses according to the following schedule. Only those uses listed below are required to provide motorcycle parking. Bicycle parking facilities shall also be provided for the uses listed below. Bicycle parking facilities shall be fixed storage racks or devices designed to secure the frame and wheel of the bicycle. b. Business and professional offices (over 20,000 square feet of gross floor area): 5 spaces; c. Shopping centers (over 50,000 square feet of gross floor area): 1 space per 33 automobile spaces required; d. Fast-food restaurant, coffee shop, or delicatessen: 5 spaces; e. Other eating and drinking establishments: 2spaces; and f. 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 should be utilized to assess parking needs and formulate shared parking agreements. Any use that 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 CVMC and shall be further guaranteed through the execution of a deed restriction and along-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. City of Chula Vista Chapter 19.85 April 2010 Bayfront Specific Plan 43 of 59 5. Concealed Parking. Within parcel areas 2-f and, 2-h of the LCP Planning Area, 75 percent of the required parking shall be provided in subterranean or concealed parking structures. "Concealed parking" is when the parked vehicles cannot 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 ROW. Any landscaped parking in the SDG&E ROW north of "F" Street/Lagoon Drive (hereinafter referred to as "F" Street) shall be available on weekends and evenings for use by coastal visitors. The parking needed for visitors to the Chula Vista Nature Center or for any park or public open space areas shall be provided in areas assigned and exclusively reserved for such visitors. This restriction must be enforced during the operating hours of the Chula Vista Nature Center and public parks. Parking for park and public open space use shall 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. (Ord. xxxx, 200X). 19.85.009 Usable Open Space Standards. The following site development standards apply to Residential land uses on Parcel Areas 2-f and 2-h: a. Usable open space standards shall be: 1) 140 sf per dwelling unit. This standard is appropriate for a highly urbanized environment and a redevelopment area. It is similar to, but even lower, than the standard for the Chula Vista Urban Core Specific Plan. It is in keeping with similar types of cities including Santa Barbara and Granville Island (a bayfront development in British Columbia). A total of 5 cities were surveyed and 140 sf/du is more conservative than the standard in the each of the others. The result of applying a standard of 140 sq feet is the elimination of the need for sound walls at the ground plane. This will preserve view corridors. 2) Open space areas shall be any portion of a lot which has a minimum dimension of six feet, and not less than 60 square feet in area, that is landscaped and/or developed for recreational and leisure use, and is conveniently located and accessible to all the units. The following areas shall contribute to a required open space: 1. Private balconies and patios; 2. Roof areas designed and equipped to accommodate recreational and leisure activities; 3. Recreation rooms. 3) The following areas shall not contribute to required open space: City of Chula Vista Chapter 19.85 April 2010 Bayfront Specific Plan 44 of 59 1. Driveways and parking areas; 2. Refuse storage areas; 3. Clothes-drying areas. 19.85.010 Site Development Standards. The following site development standards apply to the specified land use unless a Special Condition has been established in Section 19.85.012, in which case the Special Condition overrides the site development standards below: 1. Commercial-Thoroughfare (C-T): a. Minimum lot area: 5,000 square feet; b. Front yard setback: 10 feet; c. Exterior side yard setbacks: 0 feet; and d. Rear yard setback: 0 feet. Development of land designated as Commercial Thoroughfare is subject to the Central Commercial Zone with Precise Plan Modifying District as described in Chapters 19.36 and 19.56 of the Chula Vista Municipal Code, except as modified by this Specific Plan. 2. Commercial-Visitor (C-V) (For Parcel Area 2-h refer to Special Condition Din Section 19.85.012): a. Minimum lot area: 20,000 square feet; b. Setbacks: 1) To all exterior boundaries: 20 feet minimum. 2) To interior boundaries that do not abut another land use: none. c. Landscaping shall be required at a rate of 15 percent site coverage. 3. Commercial-Professional and Administrative (C-P) (For Parcel Area 2-b refer to Special Condition A, and for Parcel Area 2-h refer to Special Condition D in Section 19.85.012): a. Minimum lot area: 20,000 square feet; b. Setbacks: 1) To all exterior boundaries: 20 feet minimum. 2) To interior boundaries that do not abut another land use: none. c. Landscaping shall be required at a rate of 15 percent site coverage. City of Chula Vista Chapter 19.85 April 2010 Bayfront Specific Plan 45 of 59 4. Industrial-General (I-G): a. Minimum lot area: 20,000 square feet; b. Front yard setback: 20 feet; c. Exterior side yard setbacks: 15 feet; d. Side yard setbacks: 20 feet; and e. Rear yard setback: 20 feet. f. Landscaping shall be required at a minimum rate of 15 percent site coverage. Development of land designated as Industrial General is subject to the I-General Industrial zone, Chapter 19.46 of the Chula Vista Municipal Code, except as modified by the provisions of this Specific Plan. 5. Industrial-Research and Limited (I-R): a. Minimum lot area: 10,000 square feet; b. Front yard setback: 30 feet; c. Exterior side yard setbacks: 15 feet; d. Side yard setbacks: 20 feet; and e. Rear yard setback: 20 feet. f. Landscaping shall be required at a minimum rate of 15 percent site coverage. 6. Limited Industrial (I-L) a. For Parcel Area 3-k refer to the Chula Vista Zoning Code, CVMC 19.44.080. 7. Residential -Mixed Harbor District (R-MH): a. Set backs for Residential -Mixed Harbor District are 0 feet on all sides from the parcel boundary in order to achieve an urban street environment and provide the flexibility to maximize view corridors and public areas between buildings within the residential zone. The architectural designs shall blend with the aesthetics of surrounding structures. b. Landscaping shall be required at a rate of 15 percent site coverage. 19.85.011 Grading and Drainage. 1. Special care shall be taken in development proposals adjacent to sensitive 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 City of Chula Vista Chapter 19.85 April 2010 Bayfront Specific Plan 46 of 59 development projects to protect and enhance the biological and water quality of the habitat. 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 ensure 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 6-hour, 10-year design storm, or on the storm intensity designated in the 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 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 pads 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 (2)(c) of this section and submits monthly documentation within 2 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 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. City of Chula Vista Chapter 19.85 April 2010 Bayfront Specific Plan 47 of 59 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 1 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 environmentally 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. 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 5 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 grounds for suspension of the applicant's grading permit(s) during the period of November 1 to March 31. d. The following additional safeguards shall be required for grading between November 1 and March 31: 1) A 100-foot buffer is required between permanent open space wetlands associated with the nature reserves and grading activities. 2) A silt fence (or equal) shall be installed between graded areas and all wetlands. A distance of 10 feet is required between the silt fence and the toe of any manufactured slope. 3) The maximum slope permitted is 3:1. 3. Erosion Control Monitoring Program for Chula Vista Coastal Zone Areas. a. Overall field review of grading operations will be performed by the City 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 noncompliance of projects with the grading and erosion control requirements and correct problems with funds from the deposit posted by the applicant. City of Chula Vista Chapter 19.85 April 2010 Bayfront Specific Plan 48 of 59 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 2 years following February 1989 and thereafter 6 months prior to any scheduled review by the California Coastal Commission of the LCP for the City. 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 percent 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. 5. Refer also to Chapter 19.86 CVMC, Environmental Management Program, for additional requirements concerning grading. (Ord. xxxx, 200X). 19.85.012 Special Conditions Special Condition "A". Specific development plans for the development of Parcel Area 2b property located south of "F" Street and west of the SDG&E ROW shall be subject to CVRC review and Redevelopment Agency approval based on the following guidelines: a. Building setbacks shall be: 1) For buildings 44 feet or less in height, as specified in CVMC 19.85.009. 2) For buildings 44 to 95 feet in height: (a) From "F" Street: 200 feet; (b) From USFWS property ("F&G" Street marsh): 200 feet; and (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 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 Goodrich campus south of the subject site is effected through the demolition or removal of such existing structures selected by Goodrich totaling 125,000 square feet (which is commensurate with the additional allowed FAR on the subject site), (ii) such demolition or removal is completed within 1 year following occupancy of such new building, (iii) the footprint of such new building does not exceed 5 percent of the total area of the subject site (excluding the area encompassed within that portion of the SDG&E ROW adjacent to the subject site), and (iv) the setbacks on the subject site specified above are met. City of Chula Vista Chapter 19.85 April 2010 Bayfront Specific Plan 49 of 59 c. Development plans shall include a comprehensive landscaping plan that 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 citywide threshold standards for infrastructure improvements and public services; specifically, associated traffic impacts will be mitigated to alevel-of-service (LOS) "D" or better at the Bay Boulevard/E Street/Interstate 5 interchange. f. All buildings on-site shall reflect a common, high-quality architectural design and construction standard. 2. Special Condition "B". Specific development plans for the development of Parcel Areas 2-g and 3-a properties located at the northeast and southeast corner of Bay Boulevard and J Street shall be subject to CVRC review and Redevelopment Agency approval based on the following guidelines: a. The maximum FAR shall be 0.50. b. Maximum building height shall be 45 feet. c. Building setbacks shall be: Location Setback J Street (to maintain view corridor) 30 ft.* Bay Boulevard 30 ft. Adjacent to Interstate 5 freeway 25 ft. From intersection of J Street and Bay Boulevard 60 ft. (measured perpendicular to angular corner property line) Notes: 50-foot setback required for construction exceeding a building height of 28 feet d. Architectural features, such as a tower, with floor areas not exceeding 10 percent of the ground floor area, may exceed the 45-foot height limit by 15 feet. (Note: For calculation of the tower area, land over the drainage channel shall be included in ground floor calculations to the extent the second floor spans the channel.) One architectural tower shall be allowed on the combined Parcel Area 3-a. e. Landscaping of the site shall be 15 to 20 percent of the total lot area. f. Minimum landscaping depths along street frontages shall be 15 feet in width. g. Elevations facing the freeway shall be articulated in massing or architectural treatment. h. Pedestrian linkages shall be provided to connect both sides of J Street as well as linking the projects to the Bayfront development. City of Chula Vista Chapter 19.85 April 2010 Bayfront Specific Plan 50 of 59 i. Compact parking stalls shall be permitted with dimensions of 7.5 feet wide by 16 feet in length. The number of these stalls may be authorized to a maximum of 20 percent of the required parking. (Ord. xxxx, 200X). 3. Special Condition "C". Sweetwater Marsh National Wildlife Refuge: Development intensity is limited to the existing Chula Vista Nature Center facilities and other structures that are approved by the USFWS. (Ord. xxxx, 200X). 4. Special Condition "D". The following special conditions shall apply to Commercial - Visitor and Commercial -Administrative & Professional land uses on Parcel Area 2- h: a. Building setbacks for office shall be: 1) To all exterior boundaries: none. Tower stepback 10 feet minimum. 2) To interior boundaries that do not abut another land use: none. b. Building setbacks for hotel shall be: 1) To all exterior boundaries: 0 feet minimum. c. Building FAR. A maximum FAR of 3.0 on the subject site is allowed, provided that (i) the setbacks on the subject site specified above are met and (ii) the buildings are stepped back to preserve view corridors. d. Development plans shall include a comprehensive landscaping plan. e. Pedestrian or other off-street circulation connections to the residential buildings in Parcel Area 2-f and other adjacent Bayfront areas shall be provided. f. Project shall comply with all citywide threshold standards for infrastructure improvements and public services. g. All buildings on-site shall reflect a common, high-quality architectural design and construction standard. City of Chula Vista Chapter 19.85 April 2010 Bayfront Specific Plan 51 of 59 CHAPTER 19.86 BAYFRONT SPECIFIC PLAN -ENVIRONMENTAL MANAGEMENT PROGRAM Sections: 19.86.001 Purpose and scope. 19.86.002 Resource elements. 19.86.003 Environmental management requirements. 19.86.004 Parcel Area Specific Environmental Management Requirements. 19.86.005 Environmental management of undelineated resources. 19.86.006 Additional diking, dredging, or filling of wetland areas. 19.86.007 Water quality requirements. 19.86.001 Purpose and Scope. Public Resources Code Section 30240 (California Coastal Act) provides for the protection of environmentally sensitive habitat areas. The purpose of this chapter is to provide for such protection. (Ord. XXXX, 200X). 19.86.002 Resource Elements. The proposed project site is relatively flat, although a slightly elevated area is located in the Sweetwater District. The surface elevation of the site ranges between approximately 5 and 25 feet above mean sea level. The Sweetwater District is undeveloped and currently composed primarily of fallow fields. The majority of vegetation is generally ruderal with small areas of disturbed native habitats, including California coastal sage scrub. The Harbor District and Otay District are generally developed and consist of limited areas designated as jurisdictional waters. Marine and biological resources are abundant in the project area, primarily due to its proximity to San Diego Bay and the estimated 3,940-acre San Diego Bay Natural Wildlife Refuge (SDBNWR) south of the Plan Area. The SDBNWR preserves mudflats, salt marsh, submerged lands, and eelgrass beds that provide a fertile breeding ground for a wide range of species, including many designated threatened and endangered species. The Sweetwater Marsh National Wildlife Refuge, Chula Vista Nature Center, and "F&G" Street Marsh are all components of the larger SDBNWR. The unique ecosystem characteristics of the south San Diego Bay have made the area a resting site on the Pacific Flyway for a wide variety of resident and migratory shorebirds and waterfowl, as well as a fertile breeding ground for a range of aquatic and land species. The major wetlands and related sensitive habitat areas within the Chula Vista Bayfront area have been acquired by the USFWS and comprise the majority of the Sweetwater Marsh National Wildlife Refuge, in addition to the "F&G" Street Marsh. With the preservation of these areas the focus of these regulations is reducing and mitigating impacts on the refuge from new development within the Bayfront in addition to protection of other wetlands within the LCP Planning Area. (Ord. XXXX, 200X). City of Chula Vista 19.86 April 2010 Bayfront Specific Plan 52 of 59 19.86.003 Environmental Management Requirements. 1. Coordination. a. Coordination with the Port in the development of plans and programs for areas adjacent to the LCP Planning Area shall be maintained to ensure that environmental management objectives in the Bayfront LUP can be successfully implemented. b. Coordination with the USFWS shall be maintained for the development of plans and programs adjacent to the Sweetwater Marsh National Wildlife Refuge. (Ord. xxxx, 200X). 2. All developments shall comply with the Chula Vista Multiple Species Conservation Program (MSC P) Subarea Plan. 19.86.004 Environmental Management of Delineated Resources. Wetland habitat(s) is to be avoided and to remain as open space in perpetuity. A buffer zone shall be maintained around the wetland area to minimize impacts to the habitat (see Section 19.86.006). No development (i.e., structures, pathways) shall be allowed in the buffer zone. The buffer zone may include a fence to preclude residents and pets from entering sensitive habitat. Wetlands will be mitigated per Section 19.86.006. A 100-foot buffer zone shall be maintained around wetlands associated with the "J" Street Marsh in the Otay District to minimize direct impact to the habitat. The buffer zone is limited to pathways and fencing to protect the area and provide pedestrian view points of the marsh and coastal area. Fences around the pond must be visually appealing and protect view corridors toward the waterfront and marshes. 19.86.005 Environmental Management of Undelineated Resources. Sensitive habitats exist in areas not delineated, including, but are not limited to, Parcel Area 3-k and the "F&G" 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. (Ord. XXXX, 200X). 19.86.006 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, very minor incidental public facilities, restorative measures, and nature study. Mitigation for all disturbance of wetland areas shall be provided at the ratio of 4:1 with an approved combination of creation and enhancement. A ratio of less than 4:1 can be applied if approved by the City and resources agencies. For riparian resources, mitigation shall occur at a ratio of 3:1 replacement for impacted area. Open space preservation in perpetuity of sensitive resource areas will also be required pursuant to an appropriate mechanism. No other diking, dredging or filling of wetlands or other wet environmentally sensitive habitat areas City of Chula Vista 19.86 April 2010 Bayfront Specific Plan 53 of 59 shall be permitted without prior Coastal Commission approval through the LCP amendment process. Buffer zones of 100 feet in width shall be maintained around all identified wetland areas, including the Sweetwater Marsh National Wildlife Marsh and the "F&G" Street Marsh with the exception of any wetlands within Parcel Area 2-f for which a 50-foot buffer will be required. All buffers shall be as designated above unless the applicant demonstrates that a buffer of lesser width will protect the identified resources, based on site-specific information. Such information shall include, but is not limited to, the type and size of the development, the specific impact, and proposed mitigation (such as planting of vegetation or the construction of fencing), that will also achieve the purposes of the buffer. Development within the buffer zone shall be limited to construction of a pedestrian pathway within the upper half of the buffer with fencing or other improvements deemed necessary to protect sensitive habitat in the upper half of the buffer. The buffer shall be measured landward of the delineated resource. Buffer zones shall be permanently protected as open space through the use of deed restrictions or other appropriate mechanisms. Passive recreational uses are restricted to the upper half of the buffer zone. If the project involves substantial improvements or increased human impacts, such as subdivisions, a wider buffer may be required. (Ord. xxxx, 200X). 19.86.007 Water Quality Requirements. 1. Watershed Planning. a. The City shall support and participate in watershed-based planning efforts with the County of San Diego and the San Diego Regional Water Quality Control Board. Watershed planning efforts shall be facilitated by helping to: 1) Pursue funding to support the development of watershed plans. 2) Identify priority watersheds where there are known water quality problems or where development pressures are greatest. 3) Assess land uses in the priority areas that degrade coastal water quality. 4) Ensure full public participation in the plan's development. 2. New Development. a. New development shall be sited and designed to protect water quality and minimize impacts to coastal waters by incorporating measures designed to ensure the following: 1) Protect beneficial uses of waters, areas necessary to maintain riparian and aquatic biota, and/or areas that are susceptible to erosion and sediment loss. 2) Limit increases of impervious surfaces. City of Chula Vista 19.86 April 2010 Bayfront Specific Plan 54 of 59 3) Limit land disturbance activities such as clearing and grading, and cut- and-fill to reduce erosion and sediment loss. 4) Limit disturbance of natural drainage features and vegetation. b. New development shall not result in the degradation of the water quality of groundwater basins or coastal surface waters including the ocean, coastal streams, or wetlands. Urban runoff pollutants shall not be discharged or deposited such that they adversely impact water resources (groundwater, coastal waters, wetlands, streams) consistent with the local National Pollutant Discharge Elimination System Storm Water Municipal Permit. c. Development must be designed to minimize, to the maximum extent practicable, the introduction of pollutants of concern (as defined in the City's Standard Urban Storm Water Mitigation Plan [SUSMP]) that may result in significant impacts from site runoff from impervious areas. d. New development must comply with the requirements of the City's SUSMP and the City's Development and Redevelopment Projects Storm Water Management Standards Requirements Manual, including the preparation of required water quality documents and the implementation of source control, site design, and treatment Best Management Practices (BMPs). e. Post-development peak flow discharge rates for the 100-year storm event shall not exceed the pre-development rate. f. Post-construction treatment BMPs shall be designed to treat, infiltrate, or filter runoff produced by the 85t" percentile, 24-hour storm event for volume-based BMPs and the 85t" percentile, 1-hour storm event for flow-based BMPs, as required by the City's SUSMP. g. Public streets and parking lots shall be swept frequently to remove debris and contaminant residue. For private streets and parking lots, the property owner shall be responsible for frequent sweeping to remove debris and contaminant residue. h. The City should develop and implement a program to detect and remove illicit connections and to stop illicit discharges. New development that requires a grading permit or storm water management document shall include landscaping and revegetation of graded or disturbed areas, consistent with the landscape requirements of the LCP and City requirements. Areas adjacent to preserved open space shall use native plants to the maximum extent practicable to reduce the potential for invasive species introduction. City of Chula Vista 19.86 April 2010 Bayfront Specific Plan 55 of 59 CHAPTER 19.87 BAYFRONT SPECIFIC PLAN -INFRASTRUCTURE FINANCING AND FUNDING MECHANISMS Sections: 19.87.001 Redevelopment Funds. 19.87.002 Community Development Block Grants (CDBG). 19.87.003 Business Improvement Districts. 19.87.004 Development Impact Fees. 19.87.005 TransNet. 19.87.006 Grant Funding. 19.87.007 General Fund. 19.87.008 Other Funding Sources. 19.87.009 Relation of Funding to Other Bayfront Specific Plan Provisions. The following is a list of commonly used mechanisms to fund public facilities. The City may currently be utilizing some of these mechanisms, but there may be opportunities for better leveraging of funding or for pursuing new funding sources. 19.87.001 Redevelopment Funds. The majority of the LCP Planning Area is within a Redevelopment Project Area. For that portion of the plan area, the following funding mechanisms may be employed. 1. Tax Increment Financing (TIF) TIF is the increase in property tax revenues resulting from an increase in assessed property values that exceed base year values. Within a redevelopment project area, the Redevelopment Agency collects a substantial majority of the tax increment financing monies accrued in the project area. All tax increment monies generated and adopted in redevelopment project areas are allocated among four basic public uses: schools, neighborhood improvements, affordable housing, and other public agencies. This funding source provides a critical means to revitalization and public improvement activities by enabling redevelopment agencies to issue tax increment bonds without using general fund monies or raising taxes. 2. Set Aside Funds. State law requires that at least 20 percent of all tax increment financing dollars accrued within a redevelopment project area must be set aside and "used by the agency for the purposes of increasing, improving, and preserving the community's supply of low- and moderate-income housing ..." (Health and Safety Code §33334.2(a)). The set aside funds must be held in a separate Low and Moderate Income Housing Fund until used, along with any interest earned and repayments to the housing fund (§33334.3). The set aside funds may be used inside or outside of the project area but must benefit the project area. Use of set aside funds for the purposes of increasing, improving, and preserving the community's supply of low- and moderate-income housing may include, but is not limited to, the following: a. Acquisition and donation of land for affordable housing; City of Chula Vista 19.87 April 2010 Bayfront Specific Plan 56 of 59 b. Construction and rehabilitation of affordable housing units; c. Financing insurance premiums for the construction and rehabilitation of affordable housing units; d. Providing subsidies to, or for the benefit of, extremely low, very low, and lower income households as well as persons and families of low or moderate income; e. Paying principal and interest on bonds, loans, advances or other indebtedness, and financing or carrying charges; f. Maintaining the supply of mobile homes; and g. Preserving "at risk" affordable housing units threatened with imminent conversion to market rate units. 19.87.002 Community Development Block Grants (CDBG) CDBG is a Federal grant program administered by the U.S. Department of Housing and Urban Development. CDBG is administered on a formula basis to entitled cities, urban counties, and states to develop viable urban communities by providing decent housing and a suitable living environment and by expanding economic opportunities, principally for low- and moderate-income individuals. Eligible activities that may be proposed for funding include, but are not limited to, housing, economic development, and public facilities and improvements. 19.87.003 Business Improvement Districts Business Improvement Districts (BIDs) or Property and Business Improvement Districts (PBIDs) are mechanisms for assessing and collecting fees that can be used to fund various improvements and programs within the district. There are several legal forms of BIDs authorized by California law. The most common types are districts formed under the Parking and Business Improvement Act of 1989. Business Improvement Areas formed under the 1989 law impose a fee on the business licenses of the businesses operating in the area, rather than the property owners. The collected funds are used to pay for the improvements and activities specified in the formation documents. A similar assessment procedure was authorized by the PBID Law of 1994. The distinction is that the PBID makes the assessment on the real property and not on the business. A PBID is currently in operation in the City's downtown area. Other areas of the Bayfront Specific Plan may also be ideally suited for BID funding. The range of activities that can potentially be funded through BIDs and PBIDs is broad and includes parking improvements, sidewalk cleaning, streetscape maintenance, streetscape improvements (e.g., furniture, lighting, planting, etc.), promotional events, marketing and advertising, security patrols, public art, trash collection, landscaping, and other functions. Generally speaking, the BID format works well for marketing and other programmatic activities that serve to directly benefit area businesses (i.e., tenants), whereas a PBID may be more appropriate for permanent physical improvements that stand to improve property values in the area. Given the size and diversity of the LCP Planning Area, it may be appropriate for separate BIDs or PBIDs to be formed for City of Chula Vista 19.87 April 2010 Bayfront Specific Plan 57 of 59 different regions within the plan area. In this way, the collected funding could be more specifically targeted to the unique improvement and programmatic needs of each district. 19.87.004 Development Impact Fees Property tax limitations imposed by Proposition 13, resulting in the decline in property taxes available for public projects, has led local governments to adopt alternative revenue sources to accommodate public facility and infrastructure demands resulting from growth. Development Impact Fees is one of those sources. AB 1600 (Cortese), which became effective on January 1, 1989, regulates the way that impact fees are imposed on development projects. Impact fees are one-time charges applied to offset the additional public facility provision costs from new development. This may include provision of additional services, such as water and sewer systems, roads, schools, libraries, and parks and recreation facilities. Impact fees cannot be used for operation, maintenance, alteration, or replacement of existing capital facilities and cannot be channeled to the local government's discretionary general funds. An impact fee cannot be an arbitrary amount and must be explicitly linked to the added cost of providing the facility towards which it is collected. The City already has a range of impact fees that are updated periodically. It is important, however, to realize that there are two primary aspects of capital costs (based on which impacts fees are collected) -land costs and building costs. Though the latter can be estimated at a citywide level and adjusted periodically using appropriate inflation factors, land cost estimation is more complicated, especially when one considers significant variations in land values within the City and the necessity to provide land intensive public facilities, such as parks. As a result, the land acquisition component of a standardized impact fee may not be consistent with the true costs involved. 19.87.005 TransNet In 1987, voters approved the TransNet program - a half-cent sales tax to fund a variety of important transportation projects throughout the San Diego region. This 20-year, $3.3 billion transportation improvement program expires in 2008. In November 2004, 67 percent of the region's voters supported Proposition A, which extends TransNet to 2048, thereby generating an additional $14 billion to be distributed among highway, transit, and local road projects in approximately equal thirds. In addition, it will support a robust public transportation system, including new Bus Rapid Transit services and carpool/managed lanes along many of the major freeways. Two percent of the available funds will be earmarked annually for bicycle paths and facilities, pedestrian improvements, and neighborhood safety projects. The San Diego Association of Governments (SANDAG) sets the priorities and allocates TransNet funds. 19.87.006 Grant Funding A variety of funding options are available though Federal, state, and local grant programs. Many of the grant programs target urban revitalization efforts, smart growth enhancements, and transportation planning and are provided on a competitive basis. Current grant programs, such as the Smart Growth Incentive Pilot Program administered through SANDAG, can provide significant funding toward projects that result in furthering smart growth approaches, such as the elements embodied in the principles of the Bayfront Specific Plan. City of Chula Vista 19.87 April 2010 Bayfront Specific Plan 58 of 59 19.87.007 General Fund The City receives revenue from a variety of sources, such as property taxes, sales taxes, fees for recreation classes, and plan checking. Revenue can be generally classified into three broad categories: program revenue, general revenue, and restricted revenue. Depending on the revenue source, the General Fund may be used for a variety of purposes, such as capital improvement projects or streets, sewers, stormdrains, and other infrastructure maintenance improvements. 19.87.008 Other Funding Sources Examples of other funding sources that may be considered to assist in the implementation of the community benefits outlined in this chapter include Ad Valorem Property Taxes, the Sales and Use Tax, the Business License Tax, and the Transient Occupancy Tax. 19.87.009 Relation of Funding to Other Bayfront Specific Plan Provisions The funding mechanisms of this chapter will be used to implement a system of public works as outlined in Section 19.85.007, 19.85.010, and 19.86.007. the remainder of Chapters 19.85 and 19.86 represent a body of standards necessary to carry out the objectives of the Bayfront Specific Plan with regard to regulating development and maintenance of private property. City of Chula Vista 19.87 April 2010 Bayfront Specific Plan 59 of 59