HomeMy WebLinkAbout2010/06/03 Item 1
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(HULA VISTA
MEMORANDUM
DEVELOPMENT SERVICES DEPARTMENT
Date: May 27, 2010
To: The Honorable Mayor and City Council; Planning Commission; and Resource
conservatio{lCo' mission
/'
From: Gary Halbe . evelopment serviC?ector
Via: James D. Sandoval, City Manager'
Subject: Historic Preservation Program and Ordinance- June 3, 2010 Joint \Vorkshop
In collaboration with the Historic Preservation Advisory Committee (Advisory Committee), staff has
developed a draft Historic Preservation Program (HPP), comprised of a Historic Preservation Ordinance
(HPO) and guidelines and procedures that meet the policies and objectives of the General Plan. At the
June 3, 2010 joint workshop, staff will introduce key elements of the proposed HPP and HPO, including
an overview of the HPP and main points of the proposed HPO. Copies ofthe draft HPO and a Table of
Contents outline of the HPP are enclosed for your reference.
The Workshop will provide an opportunity for staffto introduce the important points ofthe ordinance, the
basis for inclusion of certain sections of the ordinance, and how the HPP and HPO function together.
Based on any comment and direction received at this workshop, staff will finalize both the HPP and the
HPO and schedule the documents for formal public hearing consideration through the RCC, PC and CC in
June and July 2010.
Overview of Development of the HPP and HPO-
In May, 2007, Council approved a work program that authorized staffto develop a comprehensive
Historic Preservation Program, including a Historic Preservation Ordinance. Consistent with this
work program, an interim Historic Preservation Advisory Committee (Advisory Committee) was
appointed in July, 2007 to participate in the development of the HPP and HPO. The Advisory
Committee held approximately twelve meetings to discuss the framework ofthe HPP and content for
a HPO, and completed its base work and provided recommendations in August 2008. Due to budget
constraints and related staffing reductions, staff was only able to work on the HPP and HPO on a
limited basis until December 2009 when Council re-directed staff to finalize the HPP and HPO.
Staffthen worked internally to prepare a working draft HPO, an HPP resource document that would
be used as a users guide to historic preservation in the City of Chula Vista.
In May 20 1 0, the Advisory Committee was reconvened and met twice to review and provide final
comment on the HPP and HPO documents. Staff also held two public workshops. With input
obtained from the two Advisory COIpmittee meetings staff has finalized the draft HPP and HPO.
The final comments of the Advisory Committee included: clarification of definitions, differentiation
between the two types of districts (thematic and geographic), clarification of historical landscapes,
and a request that the appointments to the Historic Preservation Advisory Committee be conducted
in the same manner that Planning Commissioners are appointed, with an interview process and
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June 3, 2010 Joint Workshop
appointmcnt by the entire City Council. The public workshops were not wcll attended and no
comments were received from either workshop.
The proposed HPP and HPO are intcnded to educate and inform the user on the City's goals,
policies, and procedures for preservation of historical resources and are intended to be used for all
preservation activities in the City. Staff believes that proposed HPP and HPO provide a balance
between preservation and the needs of property owners. We look forward to introducing both to the
City Council, Planning Commission, and the Resource Conservation Commission on June 3, 2010.
Enclosures:
1.) Draft Historic Preservation Ordinance
2.) Draft Chula Vista Municipal Code 2.43 - Historic Preservation Commission
3.) Historic Preservation Program Table of Contents
1-2
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF CHULA VISTA AMENDING THE MUNICIPAL
CODE BY INCLUDING A NEW SECTION IDENTIFIED AS TITLE 21 ENTITLED
HISTORICAL PRESERVATION ORDINANCE
THE CITY COUNCIL OF THE CITY OF CHULA VISTA DOES HEREBY ORDAIN AS
FOLLOWS:
A new chapter identified as Title 21 is hereby added to the ChuIa Vista Municipal Code to read
as follows:
21.02 GENERAL PROVISIONS
21.02.010: TITLE
This chaptcr shall be known as the City of ChuIa Vista Hist '
servation Ordinance (HPO).
21.02.020: Purpose & Intent 11111
The ChuIa Vista City Council (Council) declares th ~e'"'identitica l r~cognition,
preservation, protection and adaptive reuse of old 'ld"h~tock ~~I,ll'istorical resources are
LJ' .1111, ~I cl'"
essential for the health, prosperity, social and cultura It;" ent an general welfare of the
citizens who live in, work and visit Chula ista. The p and intent ofthe HPO is to serve,
protect and enhance the public health, safet elfare '~h the following:
A. To serve as the regulatory docum " Historic Preservation Program
(HPP); ,
B. Promote and accom historic reservation goals, policies, and strategies of
the City's Genera!", 1~lil,"""
C. Promote the recogni 1'1; protection and use of historical resources
through hist eys and the designation of historical resources;
D. Preserve se Grical resources that give Chula Vista it's identity by
utilizing; Int rior Standards for Treatment of Historic Properties;
E. Honor Chula history and heritage by designating significant historical
resources and dl at are associated with important historical events, persons,
significant arc hites, e, and landscape elements;
F. Provide strong and safe neighborhoods by encouraging harmony as to style, form,
proportion, and material between historical resources and new construction that are
located within designated historic districts;
G. Provide for a healthy and sustainable environment through thc preservation and
protection of historical resources and architecturally worthy structures and
neighborhoods;
H. Carry out the provisions of the National Historic Preservation Act and the Certified
Local Government Program established under said act;
I. Establish the use of incentives and benefits for the protection, retention and
preservation of historical resources; and
J. Promote the recognition, preservation, protection and use of historical resources
through education and a HPP that is up to date and valid.
City ofChula Vista Historic Preservation Ordinance
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21.02.030: Historic Preservation Authority
There is created a Historic Preservation Commission (HPC), Chula Vista Municipal Code
Chapter 2.43 which, shall be the governing body of the City ofChula Vista Historic
Preservation Ordinance. The discretionary project review responsibility of the HPC shall be
limited to the review of Major Alterations, demolition applications, historic determination
appeals and for consistency with City's HPP, applicable historic district guidelines, and this
ordinance.
21.03 DEFINITIONS
For the purpose of this chapter, the following detlnitions shall govern the meaning of words
contained herein unless the context indicates otherwise.
21.03.002 Alteration: Any change in the character, compositj.9~1~1["0r structure of a potential
historical resource or historical resource which are not clas~ii:fij~li as work exempt from building .
permits (Building Permit Form 4551) or those activities t~t aJ~II!~ 'empt pursuant to Chula Vista
Municipal Code Section 21.03.054.
21.03.004 Archaeological Resource: Any subsuf
human life or activities that are at least fifty years of
about prehistory or history.
21.03.006 Architectural Significance: Impo r erty which indicates eligibility for
designation and inclusion in the Ch la Vista R: irs er 0.1 istorical Resources, the California
Register of Historical Resource the Nati~nal Register of Historic Places for embodying
the distinctive characteristics., r, style, t)\p€, period or method of construction.
21.03.008 Association: Jill .
historic property. "As,~ciation
11,,,1111111111, 'lllil
,I III11 _,I
21.03.010 Building: 1\ lllucture tIT has a roof and walls and stands more or less permanently
in one place, such as a ho IIIl, a~lrchurch, hotel, or similar construction is created to shelter
any form of human activity. . ~liding" may also refer to a historically and functionally related
unit, such as a courthouse and J ail or a house and barn.
an important historic event or person and a
e seven aspects ofIntegrity.
21.03.012 California Environmental Quality Act-California Public Resources Code Division
13, Section 21000 et seq. and California Code of Regulations Title 14, Division 6, Chapter 3,
Article 1, Section 15000 et seq. HPP- Historic Preservation Projects Section- Environmental
Review and Historical Resources.
21.03.014 California Historical Building Code: or State Historical Building Code provides
for alternative standards and regulations intended to facilitate repairs, alterations, and additions
necessary for the preservation, restoration, rehabilitation, safety, moving, or continued use of a
qualified historical building or structure. The California Historical Building Code (CHBC) is
made a part ofthe City's HPP
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21.03.015 CEQA- See California Environmental Quality Act (Chula Vista Municipal Code
21.03.012)
21.03.016 Certificate of Appropriateness: A permit required for the alteration, restoration,
construction, demolition, removal, relocation in whole or in part, of or to all historical
resources. COA Forms can be found in the City's HPP-Historic Preservatioll Projects Sectioll
21.03.018 Certified Local Government: A local government officially certified by the
National Park Service and the State Office of Historic Preservation to carry out some of the
purposes of the National Historic Preservation Act. The Certified Local Government Program
Procedures can be found in the City's HPP- Preface Sectioll
21.03.020 Character-Defining Feature: Architectural, street and landscape features of a
building, structure, object, historic district or historic preservation modifying zone which help
to convey historical significance.
21.03.022 Chula Vista Register of Historical Resource~: A c prehensive list of designated
~III~ '111111111:, .
historical resources, commonly referred to as the Loc~!I~r!Jister." Local Register can be
found in the City's HPP- Historical Resources Se~t1011 "
,,"IIIIII~IIIII'jllll
21.03.024 City Staff: An employee from any depart 1I'e ()r'llgency O'f the City of Chula Vista
which may be called upon to assist in the p oper admin 'on of the City ofChula Vista's
Historic Preservation Program, including th ' . ance.
21.03.026 Commission: The City ofChula VI Preservation Commission.
4'jllill~l, I'
21.03.028 Contributing Resou, '!nIce: AI~ilding,'te, structure, or obiect within the geographic
"I ""'IIIIIII~~I~, II~.I 'I~II~' J
boundaries of a histo:ic district wtl:i 'c:Q:!!lIili'~I1;!,I~ .to, physically conveys, ~nd. supplements the
Identified hlstoncal sign tone ~!stnct. Also Identtfied as a 'Histone
Preservation District
.'
21.03.030 Council: Tll
21.03.032 Criteria: A set 0 l~a:15Iished general standards by which the historical significance
of a historic property is jUdged" and eligibility for designation is determined pursuant to CVMe
21.04.100. For general information on how to apply criteria standards refer to the National
Register Bulletin: How to Apply the National Register Criteria for Evaluation VI How to
Identify the Type of Significance of a Property found in the City's HPP Historical Resources
Section.
21.03.034 Cultural Landscape: A geographic area, including both cultural and natural
resources therein, associated with a historic event, activity, or person or exhibiting other
cultural or aesthetic values. There are four general types of cultural landscapes, not mutually
exclusive: historic sites, historic designed landscapes, historic vernacular landscapes, and
ethnographic landscapes.
21.03.036 Demolition: For the purposes of this ordinance, any act or failure to act that
destroys, destructs, or removes in whole or in part to a potential historical resource, an eligible
City of Chula Vista Historic Preservation Ordinance
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historical resource, or designated historic resource such that its character, historical significance
and lor integrity is materially altered. See CVMC 15.44.050 and the HPP Historic Preservation
Projects- Certificate of Appropriateness Form.
21.03.038 Design: The combination of elements that create the physical form, plan, space,
structure, and style of a property. "Design" is one of the seven aspects ofIntegrity.
21.03.040 Determination of Eligibility:.An action through which a non-designated property's
historical significance is decided through an official government process. Determination of a
properties eligibility or significance shall follow the process established by the City's HPP
Historical Resources Section- Potential Historical Resource Eligibility Determination Form.
21.03.042 District: See definition for Historic Preservation District or Chula Vista HPP
Historical Resources Section- Historic Preservation Districts.
21.03.044 Eligible Historical Resource: Any resource tha~l[
inventory as being significant or that has been determined!l~hro
report to be eligible for listing on the Local Register @VMC 21.
meets the criteria for listing on the state or nationa ste, s.
.' "'
21.03.046 Eligibility: The ability of a property to me opted criteria for designation
pursuant to this ordinance.
ed in a historic resources
a Expert Technical. Analysis
,00), or any resource that
21.03.048 Evaluation: The process by whic e 'tlll~~cal
historical resource are judged and el' aibility d1%evJ!hi~~~illl]llI'"
21.03.050 Event: An occasion u ance, O\cttivity that occurred within a particular
. d f' . d 1111.",,,,. 'd ? d f'
peno 0 hme, or contmue over 'l111~xtetl"'\t",llleno 0 time.
. ~l!'~lllllllllllllllll:IIIIIIII'" 11111~1111111I"" .. .
21.03.052 ExceptlOnal]llHlstonc~],~eSolJ:fce: A resource that Council has determmed IS
invaluable to the herl of Chur~llll~ istJ1because it has been found through Expert technical
Analysis to be the best .. sentat e sample or the last one of its type and that the loss of that
property through demoliti e ai, or major or minor alteration would cause a significant
loss to the City's history and Ironment.
21.03.054 Exempt Alteration(s): Any work exempt pursuant to (Building Permit Form 4551)
and the following activities are considered to be Exempt Alterations and do not require a COA.
A. Plumbing improvements or repairs.
B. Electrical improvement or repaifs.
C. Mechanical improvements or repairs.
D. Interior improvements unless said interior features of the home are contributing
elements of the historical significance of a historical resource.
21.03.056 Expert: An expert is defined as a qualified professional that meets the Secretary of
Interior's Professional Qualification Standards contained within 36 CFR Part 61 and is
approved and listed on the City's list of Qualified Consultants. The professional qualifications
define the minimum education and experience required to perform identification, evaluation,
registration, and treatment activities. In some cases, the City shall determine that additional
City of Chula Vista Historic Preservation Ordinance
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areas or levels of expertise may be needed, depending on the complexity of the task and the
nature of the historical resources involved. The Professional Qualification Standards can be
found in the City's HPP- Qualified Consultants Section.
21.03.058 Expert Technical Analysis: A written report by a qualified expert that evaluates the
potential historical and architectural significance of a resource or contributing resource based
upon accepted significance criteria and findings of fact. The technical expert analysis may also
identify potential impacts to a resource and activities or actions that would reduce those impacts
to below a level of significance. For more information on Expert Technical Analysis reports see
the City's HPP- Historical Resources Section- Historical Resource Research Report Guidelines
and Requirements.
21.03.060 Exterior Features: The architectural style, design, general arrangement, components
and natural features or all of the outer surfaces of a resource, including, but not limited to, the
kind, and texture of the building material, the type and style ,11~l'!'"windows, doors, lights, signs,
walls, fences, and other fixtures appurtenant to such resou~,c .
"1111
21.03.062 Feeling: A property's expression of the ae '~t.ic' or his .~R sense of a particular
period of time. "Feeling" is one of the seven aspe fl egrity. 11'1111"'""
21.03.064 Historic Context: A unit created for plann oses that groups information
about historical resources based on a shared,theme, specr c time period and geographical area
. . ~.. "III~~1M11. ' . . '111111~~I~oI' .. . . .
that IS used as the baSIS for ]udgmg a propert~I"'s lhistoncal sl!ollllficance and ItS eligibIlity for
listing. The process for identifying and establi\.h;;;"~~~1i1t~. r.ic"contexts is made a part of the Citv's
{r"'''' ""1'111" "
HPP Historical Overview Section- II eloping ,storic, ontext Statements.
21.03.066 Historical Landsl: Itural, desllglied or natural landscape that is determined
to be a historical resource (see C ' 192ijI1'Qil~0i74).
1111111111111111111111111111111111111 ""'11111111111111""'"""'1'
21.03.067 Historic P e~ervatio~~\~o. nti.q,~ency Fund: A fund earmarked for preservation
activities that meet.. oses O'llriS dhapter.
21.03.068 Historic Prese"'I!ltion,pistrict: A district (historic district) is a concentration,
linkage, or continuity of site~III~,1!l{!dings, structures, or objects united by architecture or
historical plan or physical dev~lopment. Further information on the identification of districts
can be found in the Chula Vista HPP Historical Resources Section- Districts.
Types of Historic Preservation Districts (IIPD's):
Geographic Historic Preservation District
A historic district that includes a finite group of resources related to one another in a clearly
distinguishable way and within a geographically definable area which have related character,
architectural styles, interrelationships, and physical proximity and association.
Thematic Historic Preservation District
A historic district that includes resources related to one another in a clearly distinguishable way
by a common theme related to historical context, architectural style, development period, or
other characteristics, where visual continuity is not significant and sites are not necessarily
located within a geographically definable area.
City of Chub Vista Historic Preservation Ordinance
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21.03.070 Historic Preservation Program: A document comprised of the application forms,
resource allocations, guidelines and procedures, with the purpose to:
1. Meet the requirements for Certified Local Government status
2. Align with the policies of the General Plan
3. Implement the City's Historic Preservation Ordinance
21.03.072 Historic Property: Any resource that is included on the ChuIa Vista Register of
Historical Resources (designated), listed on the California Register of Historical Resources, or
the National Register of Historic Places, or that has been identified through a survey evaluation
to be significant or eligible for designation or inclusion on one or more of said registers.
21.03.074 Historical Resource: Any Eligible Resource (see Eligible Resource CVMC
21.03.044), or any resource that is designated on the Chula Vista Register of Historical
Resources (Local Register), the California Register of Historic' ",esources, or the National
Register of Historic Places. "-
Historical Resource Survey: A systematic, detailed ex -. ati .
information about historic properties sufficient to ev :~~~~them ag , t predetennined criteria
-'
of significance within specific historic contexts. is' ical Reso es Section- Surveyed
~ ~
Properties. "- "
21.03.076 Historical Significance: The im,
and found to meet local, state or national cri
Register Bulletin- How to Apply the National , ,I,
Identify the Type of Significance operty.'I~I~ "
21.03.078 Identification: Th ough J :"!'~h information is gathered about historic
properties.
,a property has been evaluated
) Hist cal Resources Section- National
~~iafor Evaluation VI How to
21.03.080 Importan
regional, state or ml
archeaology, engineerin
I who has made signiticant contributions on a local,
cl u ing but not limited to, history, architecture,
ture.
21.03.082 Incentives: Preser on incentives include, but may not be limited to, Federal
Rehabilitation Tax Credits, Ills Act and permit streamlining. HPP- Incentives and Benefits
Section.
21.03.084 Integrity: Is a term defined by the United States Interior Department and the
National Park Service. It is the authenticity of a property's historic identity, evidenced by the
survival of physical characteristics that existed during the property's historic or prehistoric
period. Within the concept of integrity there are seven recognized aspects or qualities that in
various combinations, define integrity. The seven aspects of integrity are Location, Design,
Setting, Materials, Workmanship, Feeling, and Association. A property determined to have
integrity should possess most, if not all, seven (7) aspects. For more information on how to
evaluate the integrity of a property refer to National Register Bulletin: How to Apply the
National Register Criteria for Evaluation VIII How to Evaluate the Integrity of a Property
found in the City's HPP Historical Resources Section.
City of Chula Vista Historic Preservation Ordinance
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Inventory: A list of historic properties determined to meet specified criteria of significance
(Also see Historical Resources Survey).
21.03.086 Loeal Register: See City ofChula Vista Register of Historical Resources.
21.03.088 Location: The place where the historic resource was constructed or the place where
the historic event occurred. "Location" is one of the seven aspects of Integrity.
21.03.090 Major Alteration: Major Alterations are those alterations that are not exempt or do
not qualify as minor alterations which include, but may not be limited to:
A.) Demolition (CYMC 21.03.036)
B.) Installation or alteration of windows and doors where the original window or
door opening is enlarged, reduced or altered. See HPP Historic PreserVation
Projects Section; National Park Service Prese 'tilJn Brief(s) on window repair
and replacement.
C.) Removal of Historical Landscapes '
D.) Additions to a structure or site that exce'~~" 9 squ
E.) New construction within a Historic'serv\ltion Dist
F.) Relocation (CYMC 21.03.113)' I~III,
G.) Reconstruction (CYMC 21.03.110)
HPP Historic Preservation Project Section- "nti Icate of~ r..opriateness Form.
':Iillll'"
21.03.092 Materials: The physical elements a ',.. ,ombined or deposited during a
particular period of time and in a : ular pa", or c ,I[figuration to form a historic property.
"Materials" is one of the seven f Integrl~y.
\y
21.03.094 Minor Alteration: ""'~re those alterations that are not exempt or do
not qualify as major alt~" t 'c Il~' clude, but may not be limited to, the installation of
. t' ~'''II. III ~III'"'''' . II' f . d d d
extenor eatures suc :as awnmg ara l1'uoors, or msta atlOn 0 new wm ows an . oors
where the original id~'I]l:.' or doo~lperlmg is not enlarged, reduced or altered and additions
that are greater than 14411~~, re fee, and less than 499 square feet. HPP Historic Preservation
Project Section- Certificate 'Propriateness Form.
21.03.095 Modifying District For purposes of this ordinance, a Historic Preservation (HP) .
Modifying District is a zoning tool that will allow for flexibility from or in addition to the basic
regulations otherwise set forth in the underlying zoning within a Historic Preservation District..
HPP- Design Guidelines Section- ModifYing Districts
21.03.096 Non-Contributing Resource: A building, site, structure, or object within the
geographic boundaries of a Historic Preservation District but which does not contribute to,
physically convey, or supplement the identified historical significance of a Historic
Preservation District. Also identified as a "Historic Preservation District Non-Contributor" or a
"Non-Contributor" .
21.03.100 Object: The term "object" is used to distinguish from buildings and structures those
constructions that are primarily artistic in nature or are relatively small in scale and simply
constructed. Although it may be, by nature or design, movable, an object is associated with a
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specitic setting or environment. Objects should be in a setting appropriate to their significant
historic use, roles, or character. Examples of objects include bo~ndary markers, fountains,
monuments, statuary, sculptures, and mileposts.
21.03.101 Older Building Stock: Buildings that are 45 years or older that mayor may not be
identified as significant historic resources but are considered to embody Chula Vista's cultural
or historic character.
21.03.102 Period of Significance: The span of time in which a property attained historical
significance. HPP Preface Section- Historic Contexts.
21.03.104 Potential Historical Resource: Any resource 45 years or older that appears to meet
the findings and criteria established in CVMe 21.04.100.
21.03.106 Preservation: The act or process of applying meas ',i,lecessary to sustain the
existing form, integrity, and materials of an historic propert rk, including preliminary
measures to protect and stabilize the property, generally ~,:" on the ongoing maintenance
and repair of historic materials and features rather thalilll\l;lS,~bnsiv lacement and new
construction. Preservation is one of the fourtreatm ~j,opfons speCl . The Secretary of the
Interior's Standards for the Treatments of Histori(f. These" tandards can be found in
the City's HPP under the Design Guidelines Section.
~ building, site, structure,
ssociated sites, deemed of
l' "ea by an appropriate local, state
designated buildings or properties on,
r local historical registers or official
istoric Places, California Register of
arks, State Points of Historical Interest, and
rs, inventories, or surveys of historical or
e r landmarks. HPP Historic Preservation Project
Building Code.
. 21.03.108 Qualified Historical Building
object, district or collection of structure
importance to the history, architecture or cult
or federal governmental agency all incl
or determined eligible for, of' nal, st
inventories, such as the Nation
Historical Resources, S
officially adopted
architecturally sigo\ 1
Section- 2007 Cali/ami
21.03.110 Reconstruction: act or process of depicting, by means of new construction, the
form, features, and detailing 0'1' a non-surviving site, landscape, building, structure, or object for
the purpose ofreplicating its appearance at a specific period oftime and in its historic location.
Reconstruction is one of the four treatment options specified in The Secretary of the Interior's
Standards for the Treatments of His'toric Properties.
21.03.112 Rehabilitation: The act or process of making possible a compatible use for a
property through repair, alterations, and additions while preserving those portions or features,
which convey its historical, cultural, or architectural values.
Rehabilitation is one of the four treatment options specified in The Secretary of the Interior's
Standardsfor the Treatments of Historic Properties.
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21.03.113 Relocation: Moving a historic resource from its original location. Guidelines for
relocation are including in the City's HPP Design Guideline Section.
21.03.114 Resource: Any building, structure; object, site; archaeological site; sign; trees;
cultural, designed or natural landscapes; district(s) or a contributing resource.
21.03.116 Restoration: The act or process of accurately depicting the form, features, and
character of a property as it appeared at a particular period of time by means of the removal of
features from other periods in its history and reconstruction of missing features from the
restoration period. The limited and sensitive upgrading of mechanical, electrical, and plumbing
systems and other code-required work to make properties functional is appropriate within a
restoration project.
Restoration is one of the four treatment options specified in The Secretary of the Interior's
Standards for the Treatments of Historic Properties.
21.03.118 (The) Secretary of the Interior: Appointed!S e t official that serves as the
head of the United States Interior Department and w~j'l'~'responsl'ii!or establishing standards
for all pr~gram.s ~nde: Departmental aut~ority an, . ad"~~,ing Fed~~l,(gencies on .the
preservatIOn of hlstonc propertIes hsted m or ehgl r ,ishng m the NatIOnal RegIster of
Historic Places.
'\I!I1:mlll .
21.03.120 (The) Secretary of the Interior Sl'&'Il'dal"ds an .' 'G.idelines (SOl'S):
Professionally accepted standards used for th !~~lli~f~istoric properties. These standards
and guidelines assist in determininlllfll?' ropriat serJ~tion, rehabilitation, restoration and .
reconstructio~ activi~y. These (fnd~"' and h?\~lll:? a'ppl~ them c~n be found in the City's HPP
under the DeSIgn GUldelmes Desl ~.IIGUldelmes SectlOn- Secretary of the Interior
Standards for the Treatme Hi" rties.
21.03.122 Setting:
the specific place vJ e.
character of the place in
seven aspects of Integrity.
21.03.124 Significance: The i'mportance of a historic property based upon local, state, regional,
or national eligibility criteria.
" 'l:Ont of a historic property. Whereas location refers to
uilt or an historic event occurred, setting refers to the
roperty played its historical role. "Setting" is one of the
21.03.125 Significant: A resource that has been determined to be important based upon local,
state, regional or national eligibility criteria.
21.03.126 Site: A "site" is the location of a significant event, a prehistoric or a historic
occupation or activity, or a building or structure, whether standing, ruined, or vanished, where
the location itself possesses historic, cultural, or archaeological value regardless of the value of
any existing structure.
21.03.128 State Historic Building Code: See California Historical Building Code
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21.03.130 Structure: Those functional constructions made usually for the purposes other than
creating human shelter. Examples of structures include, but are not limited to bridges, aircraft,
fences and walls, lighthouse, water tank house, brood house, automobile, trolley car, tunnel,
windmill, bandstand, apiary, and greerulouse.
21.03.132 Theme: A trend or pattern in history or prehistory relating to a particular aspect of
cultural devclopment, such as citrus farming. "Theme" is related to "Historic Context".
21.03.134 Workmanship: The physical evidence of the crafts of a particular culture or people
during any period in history of prehistory. "Workmanship" is onc of the seven aspects of
Integrity.
21.04 IDENTIFICATION AND DESIGNATION OF HISTORICAL RESOURCES
21.04.010: Historical Resource Surveys (Survey)
Understanding, identifying, evaluating, and protecting those
communi.ty its in?ividual character and se~se of place ar~il~tr .
preservatlOn of hlstoncal resources. Historical Resourc ~llI,rve
informational tools by the City of Chula Vista (City yother m
agencies for designation consideration and/or as 11 p .. . ct analy~.
CYMC 21.08.010 and shall not require owner conse '
outces, which give each
t tools in the protection and
II be utilized as
departments or
pursuant to
21.04.020: Survey Forms
All evaluations and recordation of resources a form prescribed by the State
Historic Preservation Otlice currently referre ment of Parks and Recreation (DPR)
523 Series Form and as may be from 'f e to time. The information and analysis
contained within the DPR fo nform t~illll<e State Historic Preservation guidelines for
recording historical resources as ' '1"'IQlfllltl'le City's HPP.
'1"111 U,I:1111111 ijl,
21.04.030 Chula Vist ,togcal Resources
Buildings, structurt] ig;;!!I!llllandscape, archaeological sites, Historic Preservation
Districts, or district co rmined historically or architecturally significant and
designated by the City of ta Historic Preservation Commission shall be compiled on a
comprehensive list officially as the City ofChula Register of Historical Resources and
shall commonly be referred to' as the Local Register.
21.04.040: Historical Resources To be Included in the Local Register
The following resources shall be included in the Local Register:
A. Those properties previously designated prior to the effective date of this ordinance;
B. Those properties designated by the HPC;
C. Any Chula Vista property listed as a National Historic Landmark;
D. Any Chula Vista property listed on the National Register of Historic Places;
E. Any Chula Vista property listed on the California Register of Historical Resources;
by the California State Historical Resources Commission;
21.04.050: Local Register Maintenance and Distribution
The Zoning Administrator shall ensure that the Register is maintained, updated & distributed
pursuant to the guidelines established in the Chula Vista HPP.
City of Chula Vista Historic Preservation Ordinance
5-25-10
Page 10 of25
ATTACHMENT 1
Draft HPO
1-12
21.04.060: Designation-Authority
Upon a recommendation of the Zoning Administrator, the Historic Preservation Commission
shall have authority to approve or deny applications for historical designation. A property may
be designated either individually or as a contributing element to a Historic Preservation District.
Those resources that are approved for designation shall be listed on the Chula Vista Register of
Historical Resources (herein referred to as the Local Register).
21.04.070: Designation-Owner Consent
A property shall not be designated without property owner consent unless said designation is
undertaken by the Council pursuant to CVMC 21.04.080 (Owner Consent Not Required:
Exceptional Historical Resource) of this ordinance. Owners of properties, which may qualify as
a contributing resource to the designated HPD may pursue designation without the consent of
other property owners within the boundaries of the designated HPD pursuant to CVMC
21.04.090. A property owner shall be required to record the:fr~tion of their property with
the County Assessor's office within 10 business days ofHJil: oval of said designation.
lll(
21.04.080: Designation-Owner Consent Not Req~e'~t;'EXCePti al Historical Resource
In exceptional circumstances, the HPC may reco end t t the Coil~~j;l' designate a property
without owner consent if it has been demonstrate'" ''''pert Tedhnical Analysis and
historical evidence that all of the following Findings 0 are met:
a. It is determined that the resource m~~c 'teria and e1indings of fact for designation
. 1111'"
found inCVMC 21.04.100. .'
b. It is demonstrated through the Expert ica alysis that the resource is either the
best representative sarnplej~lfi~~ind or :he last' of its kind.
c. It is determined that th ., II( I. is an ex~ptionally important component of the City's
history and loss or impair ,n.p"~erty would be detrimental to the City's
IlfiiI
heritage.
21.04.090: Designatio -Applica 'on, quirements and Procedures .
. "'lillll,.. '11111111"
1. Applications and Su6lnittal Req1illrements
Applications for design'~~l'bn sh<Jl'be made to the Zoning Administrator in writing on a form
....... "'1111111111",. ~"
prescribed by the City's HP~,~and shall be accompanied by sufficient information to determine
that a resource meets the criferia for designation pursuant to CVMC 21.04.100 and found in
the City's HPP Historical Resources Section - Application for Designation. A fee as
presently designated in the master fee schedule, or as may in the future be amended, shall
accompany the application. Designation applications may run concurrent with other permit
applications however the designation shall be approved prior issuance of any discretionary
actions.
A. A property owner, or authorized agent of the property owner, may seek historical
designation with or without the assistance of an individual who is an expert with the
exception of those circumstances where an Expert Technical Analysis is required by the
City or discretionary projects as set forth in CVMC 21.08.010. The City, at its
discretion, may require the applicant to submit an Expert Technical Analysis Report.
2. Procedures for Historical Designation Consideration
City ofChula Vista Historic Preservation Ordinance
5-25-10
Page 11 of25
ATTACHMENT 1
Draft HPO
1-13
A. The application review shall follow the City's Development Services Department
review process for discretionary permits.
B. Upon determination of completeness, the Zoning Administrator shall prepare, in the
form of a Staff Report, a brief discussion of the property as presented in the submitted
documentation and shall include recommendations to the HPC to either designate or not
designate under the findings of fact and evaluation criteria set forth in CVMC
21.04.100.
C. The Zoning Administrator shall set a reasonable time for HPC consideration of the
application and give notice thereof to the applicant and to other interested persons. The
HPC shall hold a public hearing to review the evidence as presented in order to
determine if the resource meets the criteria for designation CVMC 21.04.100.
3. Denial or Delav of Decision
A. The HPC shall have the authority to delay designation o~ a property for up to 90 days as
part of a request of the applicant for additional infO! IOn on the subject property
proposed for designation. If the requested informat( S not provided within 90
calendar days, the HPC shall deny the designatl",,~II~~que .
. .. . ~~, . .
B. If an applicatIOn IS demed pursuant to CVM,GJi 21.Q;l.090 (3),Ii!ya deslgnatJon request
is dcnied as a result of the resource not m~~~'!i; th~llii!ldings of"fact or eligibility criteria
set forth in CVMC 21.04.100, the HPC shall ~I~il", dl'de ~ written explanation for the denial
within 10 business days of the decis',
4.
C. The applicant may, under a new appli, ..dl'~fl1 Ired fees, submit for designation
'd . h' h h ~ . ~11I1' b d' d'f . C ..
reconSl eratlOn any propert w IC a~llr.revI04S' y een eme 1 new mlormatlOn IS
presented to support a st ' of histo\cal significance for the property.
Appeals,""
All appeals shall be VMC 21.I2.030.
Fi I' ~gs of Fact and Eligibility Criteria
C niay occur when the following lindings of fact are found:
ears old; and
Istorical integrity defined under CVMC 21.03.084 and the
ed to have historical significance by meeting at least one of the
21.04.100: HistoricalliD1 esignatl
'11""""111111111
Designation of a resou~~~llbY the
a. A resource IS a
b. A resource posse
resource is detenni
following criteria:
Criterion I: It is associated with an event that is important to prehistory or history
on a national, state, regional, or local level.
Criterion 2: It is associated with a person or persons that have made signilicant
contributions to prehistory or history on a national, state or local level.
Criterion 3: It embodies that distinctive characteristics of a style, type, period, or
method of construction, or represents the work of a master or
important, creative individual, and/or possess high artistic values.
Criterion 4: It has yielded, or may be likely to yield information important in
prehistory or history of Chula Vista, the state, region, or nation.
21.04.110 Designation of Publicly Owned Resourees- Council Approval Required
City of Chula Vista Historic Preservation Ordinance
5-25-10
Page 12 of25
ATTACHMENT 1
Draft HPO
1-14
An application for designation of a publicly owned resources may be submitted by a member of
Council, a member of the HPC, or any interested citizen who resides in the City ofChula Vista.
Applications for designation of publicly owned buildings shall require a recommendation from
the HPC and Council approval. For consideration, designation requests for publicly owned
buildings shall require the same application submittal requirements and criteria of CVMC
21.04.090 and 21.04.100.
21.05 DELISTING OF HISTORICAL RESOURCES
21.05.010: Historical Resource Delisting- Authority
Upon recommendation of the HPC, the Council shall consider the delisting of any site that was
previously designated.
21.05.020:Historical Resource Delisting- Owuer Consent Not Required
A request for delisting may be submitted by the property own :Ii~'r'record, any member of the
HPC or any member of the Council. Owner consent is not . ed for deli sting a resource.
21.05.030: Historical Resource Delisting- ApPl,ic. .
CVMC 21.04.090 (1.), (2.), and (3.). Delis\'
permit applications however no discretiona
determination.
21.05.040- Historical Resource'ng- Fin ings 0 Fact
Delisting of a historical resou):", disc04~ed unless it is substantiated through
evidence that the historical reso "ets the eligibility criteria set forth in CVMC
21.04.100. Council, upo 0 e HPC, shall grant the deli sting only if it finds
that one or more ofth 0 IOWI ' f fact exist:
A. New' ,ence pro II ed monstrates that previously identified historical
'11'1
significa of the torical resource has been reduced or no longer exists such
that the res il"onger meets the eligibility criteria.
B. The property designated inaccurately based on incorrect information.
C. The integrity 0 the historical resource or the resource itself has been greatly
diminished such that it no longer physically conveys its identified historical
significance resultant from extensive unintentional damage, tire, flood, or natural
disaster.
2. Based upon the evidence Council may:
A. Delist the resource;
B. Maintain the previous designation assigned by the HPC or Council;or
C. Delay a decision for up to 90 days in order to obtain additional information
regarding the request to rescind the designation;
D. The City, at its discretion, may require the applicant to provide an Expert Technical
Analysis Report.
21.05.050: Historical Resource Delisting - Factors That Shall Not be Considered
City of Chula Vista Historic Preservation Ordinance
5-25-10
Page 13 of25
ATTACHMENT 1
Draft HPO
1-15
When considering a request to delist a previous historical resource designation, the following
factors shall not be considered to guide or inform a decision:
A. Property maintenance costs associated with minimum code compliance activities for
building and structures.
B. Costs associated with deferred maintenance by the recorded property owner or by a
previous property owner.
C. Costs associated with bringing the designated property into conformance with
adopted City codes.
D. Costs associated with proposed improvements of the site.
21.05.060: Historical Resource Delisting - Fines and Penalties
The Zoning Administrator or the HPC shall include recommendations for recovery of costs
associated with the financial or planning and zoning historic preservation incentives and
benefits provided to the current or previous property owner(s)'A
1. The owner of record may be subject to fines and dnalties by the City, which equate
up to 100% recovery of the benefits and incenlill ived from the City eithcr
financial or planning and zoning historic pr~s~l~atio ~entives or benefits,
including but not limited to the Mills Ac\;ll'fo"Perty Tax~alfeplent, reduction of
. C . f . C 11 ,,,I, 'h' dd" I!II[IIII:I". d II' .
permIt lees, waIver 0 permit lees, a 9'" e oill:i;l Ihonal",aensltyor we mg umts,
. f' d h h" "'1111, "f h d . f
issuance 0 a varIance ue to t e Istonca 'IUS 0 t e property, or re uctlOn 0
parking or other local standards r requirem
2.
nc f a resource has been reduced or
" ner, fines and penalties may be
ount necessary to restore or rehabilitate the
ce ofthe resource.
21.06.010 Purpose
To idcntify, designate, and pr erve existing stable neighborhoods and resources grouped either
geographically or thematically as defined in CYMC 21.03.04.
21.06.020: Historic Preservation Districts - Authority
Upon recommendation ofthe HPC, the Council shall consider the designation of a HPD.
21.06.030: Historic Preservation District - Owner Consent Required
There are two types ofHPD's, Geographic Historic District (GHD) and Thematic Historic
District (THD). For the designation of a GHD owner consent shall be required by a tifty-one
percent (51 %) majority of all property owners within the proposed historic district boundaries.
For the designation of a Thematic Historic District (THD), owner consent is required for each
of the individual properties that are apply for designation as contributors to the district. A
minimum often (10) contributors shall be required to apply to qualify for a THD.
21.06.040: Historic Preservation District - Application, Requirements and Procedures
City of Chula Vista Historic Preservation Ordinance
5-25-10
Page 140[25
ATTACHMENT 1
Draft HPO
1-16
]. Application ami Submittal Requirements
Proposals for HPD's shall be made to the Zoning Administrator in writing on a form prescribed
by the City's HPP and shall require a recommendation from the HPC and approval of the
Council. All applications shall be accompanied by sufficient information to determine that an
area meets the criteria for HPD designation CVMC 21.06.050. A fee, as presently designated in
the master fee schedule, or as may in the nlture be amended, shall accompany the application.
The application review shall follow the City's Development Services Department review
process for discretionary permits. Application submittal requirements shall follow the HPD
application guidelines established by the City's HPP including but not limited to:
A. For GHD's, an approved form bearing notarized signatures of support by owners of
tifty-one percent (5] %) of the land area within the proposed GHD and an address
list of all contributing and non-contributing resources within the proposed
Geographic Hist~ric.Preservation Dist~ct, includin~lll~g1 vacant ~ar~els.
B. A Statement of Slgmficance that establtshes the R . ~osed HPD slgmticance under
the adopted eligibility criteria established in C _1.06.060.
C. A DPR fonn, for all contributing resources oposed HPD, that includes a
map and description of the proposed dist~~ ' ;tries; the age, setting,
and character of the area, significant iJ;#cll~:1 . lements 'n the proposed HPD,
;' "'Iilillll "
urban design and streetscape features as. yother notable visual features of
the proposed area;
D. A list of all non-contributing res. foposed HPD.
E. Proposed dcsign guidelines for th tify the character-defining
features, historic architectural style n" roperty types, historic roof types,
historic building mat d histo~ic window types of the district, and any other
design informatio endati6!ls"'that may be used to guide design review
projects within the di.!l!!Ji,~1'either at contributing or non-contributing
resources or
2. Re uirements for",[ n sideration
A. For GHD's, form bearing notarized signatures of support by owners of
fifty-one perce o/r f the land area within the proposed GHD and an address
list of all contribui,' and non-contributing resources within the proposed
Geographic Historlc Preservation District, including any vacant parcels.
B. For THD's, an approved form bearing notarized signatnres of all properties
proposed to be included within the THD shall be submitted. A minimum of] 0
individual properties shall be required to be considered for a Thematic Historic
District designation.
C. A Statement of Significance that establishes the proposed HPD signiticance under
the adopted eligibility criteria established in CVMC S21.06.060.
D. A DPR form, for all contributing resources within the proposed HPD, that includes a
map and description of the proposed district, including boundaries and location of
contributing and non-contributing elements; the age, setting, and character of the
area, significant individual elements within the proposed HPD, urban design and
streetscape features as well as any other notable visual features of the proposed
district.
City of Chub Vista Historic Preservation Ordinance
5-25-10
Page 15 of25
ATTACHMENT 1
Draft HPO
1-17
E. Proposed design guidelines for the HPD that identify the character-defining features,
historic architectural styles, historic property types, historic roof types, historic
building materials, and historic window types of the district, and any other design
information or recommendations that may be used to guide design review projects
within the district boundaries either at contributing or non-contributing resources or
vacant parcels.
3. Procedures for Deshmation Consideration
A. The Zoning Administrator shall determine the adequacy and completeness of the
submitted application and DPR Forms utilizing the I-IPD application guidelines of
the City's HPP Historical Resources Section - Historic Preservation Districts.
B. If the application is deemed inadequate or incomplete, the applicant shall be notified
and shall submit the necessary information within 30 days or the Zoning
Administrator may deny the application.
C. Upon determination of completeness, the Zoning ~.I1i~\nistrator shall prepare, in the
form ofa Staff Report, a brief discussion oft~p~bRerty as presented in the '
submitted documentation and shall include recl\m~~l>.'d tions to the HPC to
recommend to Council to designate or nOlllll~llll:leSignate, er the findings of fact and
evaluation criteria set forth in CYMC 2 .56.05Q. .
D. The Zoning Administrator shall set a {e~~l'ime for C consideration of the
application and give notice thereofto.the a ,lcant and to other interested persons.
The HPC shall hold a public hea', . a to revieJII~tl'1e 9'1idence as presented in order to
, :'1'11111'1'"
determine if the resource meets t . ,', or d.~s'lgnation pursuant to CYMC
21.06.050.
E. A qualified expert is !:l~IIil;~lf,i:, ssarily ~qUire to complete the application package
"h d H .41 h '''~IIII.II'I. h' . d" . h
lor t e propose 1!l owe,ver, t e'lt"" at Its IscretlOn, may reqUlre t e
applicant(s) to retain IbIi1nIIIIQIIISJ,l~ ~tiate the validity of the findings of the
. . ". "..1111111111111111111'
apphcatlOn paa1m,' ,
~_..
3. Denial or Dela eeision
A. The HP shave th uthbrity to delay its recommendation to Council for
designation of", ,PD tI,T up to 90 days as part ofa request of the applicant for
additional infor " 111~r for the applicant to submit an Expert Technical Analysis of
the proposed HPD.. f the requested information is not proVided within 90 calendar
days, the HPC shall deny the HPD designation request.
B. If an application is denied pursuant to CYMC 21.06. 040 (3)(A), the HPC shall
provide a written explanation for the denial within 10 business days of the decision.
An HPD designation request shall be denied by Council if it is found that the
proposed I-IPD does not meet the findings of fact or eligibility criteria set forth in
CYMC 21.06.050.
C. The applicant may, under a new application and required fees, submit for
designation reconsideration any district, which has previously been denied if new
information is presented to support a statement of historical significance for the
district.
4. Appeals
All appeals shall be processed pursuant to CYMC 21.12.030.
City of Chula Vista Historic Preservation Ordinance
5-25-10
Page 160f25
A TT ACHMENT 1
Draft HPO
1-18
21.06.050: Historic Preservation District - Findings of Fact and Eligibility Criteria
Designation of a Historic Preservation District shall occur when the following finding of facts
are made and at least one of the criteria apply:
I. That the proposed HPD has signiticant architectural or historical character or cultural
value.
2. That the proposed HPD will preserve and enhance the collective integrity of the
contributing resources.
3. For GHD's, there are at least sixty percent (60%) of the individual properties within the
boundaries of the proposed GHD possesses character, interest, or value as part of the
heritage of the City and is found to meet one or more of the established criteria as set
forth in CVMC 9210.060.050(5).
4. For THD's, all properties with the proposed THD possess character, interest, or value
Citywide and collectively are found to meet one or more of the established criteria as set
forth in CVMC 921.060.050(5).
HPD Eligibility Criteria:
Criterion I: The area is identified with an event
significantly to the City's prehis
Criterion 2: Buildings, structures, objects,
area exemplify a particular a:tc
development in the City.
Criterion 3: Buildings and structure e the best remaining examples of
an architectural style, or aving been designed or
constructed by a master c, I'" gner or builder, and retain integrity.
Criterion 4: The area co signifi nt con~entration of eligible historical resources
or indivi rical re -ces which are included on the Local
'1111"
Register " d on or formally determined through a survey
to b 1 the California Register or the National Register.
21.06.060 Design G
Design Guidelines or-
with the designation oft
as part of the HPD applicatl
the proposed district, develop"
flC preservation districts shall be adopted concurrently
reservation district. If design guidelines are not proposed
City may, in collaboration with the property owners within
esign guidelines for the HPD prior to formation of the HPD.
21.06.070: Historic Preservation Modifying District (lIP Modifying District)
1. Application and Submission Requirements
A separate application tor a Historic Preservation (HP) modifying district shall be
required to permit special regulations to designated HPD's. The City may propose that a
modifying district be added to any Historic Preservation District or any property owner
with the district may submit an application for a HP Modifying District. All applications
shall be made to the Zoning Administrator in writing on a form prescribed by the City's
HPP and shall follow the City's Development Services Department review process for
discretionary permits. A fee, as presently designated in the master fee schedule, or as may
in the future be amended, shall accompany the application.
2. Procedures for HP Modifying District Consideration
City of Chula Vista Historic Preservation Ordinance
5-25-10
Page 170[25
ATTACHMENT 1
Draft HPO
1-19
A. HP ModifYing District applications shall require a recommendation from both the
HPC, Planning Commission with final consideration for approval by the Council.
B. The Zoning Administrator shall determine the adequacy' of the submitted application
for a HP Modifying District pursuant to the application guidelines of the City's HPP
Design Guidelines Section
C. lfthe application is deemed inadequate or incomplete, the applicant shall be notified
and shall submit the necessary information within 30 days or the Zoning
Administrator may deny the application.
D. Upon determination that the application is adequate to render a decision, the Zoning
Administrator shall prepare, in the form of a Staff Report, a brief discussion of the
HP ModifYing district propsal presented in the submitted documentation and shall
include recommendations to the HPC and Planning Commission to recommend to
Council to approve or deny the HP Modifying District under the criteria found in
CYMC 21.06.080. The Zoning Administrator shall s~t'a reasonable time for
consideration of the application and give notice,~ of to the applicant and to other
interested persons of all public hearings wher~e . lication(s) shall be considered.
'1IIIIlll~
21.06.080: Historic Preservation Modifying DistJ;i~~ - F;indings 0 act
The Following Findings of Fact shall be met prior41 ta9~l::i~ing a ModifYing District:
Finding 1. The subject HPD is unique by vi ., topography, geological
characteristics, access, c' Iguration,. ~c circulation or some social or
historic situation requirin . I hand'll'~~fthe development.
Finding 2. The basic or underlying zo ',e r~gu !,i.~ps' do not allow the property owner
and/or the citYJJi!!~ml~priate c~~~rol m1lriexibility needed to preserve the
historic chara6~er o~lhe HPn\
Finding 3. The HP m ~~I . ct is ni!tssary to enhance the public convenience,
health safel' fare.
Finding 4. Thelll~K1'Jl'l'&~e, nt '~li,l,th<;;, ModifYing District will help to serve, protect and
"illl "111!!llh. '~I"II'!I':'I!'"
enllance the PUtlllC hell th, safety and welfare.
"~I~". '11111 '"
21.07 ALTERATIONS Td ~~TORIi\\L RESOURCES
21.07.010: Alterations to Hi~iolal Resources-California Historical Building Code
Any historical resource may J'tilize the CHBC for alterations, repairs or additions subject to
HPP guidelines and City approval HPP Design Guidelines Section- CHBC.
21.07.020: Alterations to Historical Resources-Approval Required
No person shall demolish, remove, or make minor or major alterations to a historical resource
without first obtaining the appropriate approvals pursuant to CYMC 21.01.070, CYMC
21.07.080, and CYMC 21.08.040. The Zoning Administrator shall have the authority to require
an applicant to provide further documentation in order to determine whether a potential
historical resource is a historical resource pursuant to the criteria established under CYMC
21.04.100 and HPP Historic Preservation Projects Section- Determination of Eligibility. lfa
potential historical resource is determined to be an eligible historical resource than review of
proposed minor or major alteration(s) shall be required.
21.07.030: Alterations to Historical Resources- Certificate of Appropriateness Required
City of Chula Vista Historic Preservation Ordinance
5-25-10
Page 18 of25
ATTACHMENT 1
Draft HPO
1-20
A Certificate of Appropriateness(COA) shall be required for all minor and major alterations to
historical resources HPP Historic Preservation Projects Section- COA Form.
21.07.040: Alterations to Historical Resources- Exempt From the COA
Work exempt from building permits pursuant to Building Form 4551 and exempt alterations as
defined in CVMC 21.03.054 shall not be required to obtain a COA.
21.07.050: Alterations to Historical Resources - Environmental Review Required
Alterations to historical resources or discretionary actions that may impact historical resources
shall require environmental review.
21.07.060: Alterations to Historical Resources- Concurrent COA Processing
Upon approval of the Zoning Administrator, applications for CONs may run concurrent with
other discretionary permits howevcr, no planning approvals or building permits shall be issued
prior to COA decisions, except for permits required by the Builtllhg OfticiaLto maintain or
stabilize dangerous conditions or for work that does not aft~~, e exterior integrity of the
building or structure, or the historical significance of the lJ:~ildl tructure, or site, , as
determined by the Zoning Administrator. HPP HistoriGllh~servatio rojects Section-
Preservation Brief 14- New Exterior Additions to Ff,~toriG\IJ3uildings.
· ""'~IIIII~III' '1111~ll"
21.07.070: Minor Alteration COA- Application, RJ~>>lrements and Procedures
Applications for Minor Alteration CONs s' , 11 be madeli"'ll~e Zoning Administrator in writing
on a form prescribed by the City and found l'llll~~l:i!l;!ty's H'Pft;I"f~Iistoric Preservation Projects
Section- Certlifilcate oifAppropriateness. The 6:0eJ1 l~h'aHIJ.,e accompanied bv plans and data
.~~, II" ."lllllil1 '
sufticient to show the detail of thell,rml"'l1Josed altei~~tion. A fee as presently designated in the
IU ],\ljmilll~lll~1111 '1m.
master fee schedule, or as may' "the p ture be al'nended, shall accompany the application.
y
A. Minor G onin in trator A roval
1. The app lCation rev;!'!' shall follow the City's Development Services
Departmen1111 ,,, i!:li~trative review process and shall be noticed pursuant to
"~II ~11'!ll111.
CVMC 19.12'11110 (B) (C) and (D). .
2. To substantiate' an application for a Minor Alteration, the City shall have the
discretion to require that a property owner or authorized agent retain an expert
professional to conduct an Expert technical Analysis.
B. Minor Alterations COA- Findings of Fact
Prior to issuance of a Minor COA the Zoning Administrator shall, through evidcnce
presented, make all of the following findings of fact:
1. The proposed work conforms to The Secretary of the Interior's Standards for
Treatment of Historic Properties; and .
2. That the proposed work is consistent with the General Plan, applicable design
guidelines, or other policies adopted by the HPC or Council.
3. The proposed work shall not adversely affect the exterior features of the
historical resource or its special character, interest or value of its neighboring
City of Chula Vista Historic Preservation Ordinance
5-25-10
Page 19 of25
ATTACHMENT 1
Draft HPO
1-21
improvements and surroundings, including fa9ade, setback, roof shapes, scale,
height and relationship of material, color and texture such that the historic
integrity is diminished.
4. The Minor Alteration proposed will not cause a significant adverse effect as
detined in Section 15064.5, ofthe Guidelines for Implementation of CEQA.
C. Minor Alterations COA- Denial
If the Zoning Administrator finds that the proposed minor alteration(s) does not
meet one or more of the findings of facts as listed in CYMC 21.07 .070(B), the
Zoning Administrator shall deny the minor alterations penllit application.
Minor Alterations COA- Appeal
All appeals shall be processed pursuant to CYMC 21.12.030.
21.07.080- Major Alteration COA- Application, Requirem"'~~"and Procedures
Applications for Major Alteration COA's shall be made to",:,. oning Administrator in writing
on a form prescribed by the City and found in the City'~ Iifp 'ric Preservation Projects
Section- Certificate of Appropriateness. The COA s 'HII['bJ' acco ied by plans and data
sufficient to show the detail of the proposed altera . A ~~e as pres 1 designated in the
master fee schedule, or as may in the future be arlie ,,' II"U accom any the application.
A. Maior COA- HPC Approval
1. The application review shall
Department review process fo
pursuant to CYMC 19.12.070.
D.
2. To substantiate
discretion to r
professiona
evelopment Services
rmits and shall require notice
Major Alteration, the City shall have the
ert" owner or authorized agent retain an expert
Technical Analysis.
B. Ma'or Al e, ations C Fin s of Fact
I'"
Prior tO'IS ce of a jor""COA the HPC shall, through evidence presented, make
all of the foll . IT fin gs of fact:
I
I. The propose ' conforms to The Secretary of the Interior's Standards for
Treatment of, toric Properties.
2. That the proposed work is consistent with the General Plan, applicable design
guidelines, or other policies adopted by the HPC or Council.
3. The proposed alteration shall not adversely affect the exterior features of the
historical resource or its special character, interest or value of its neighboring
improvements and surroundings, including fa9ade, setback, roof shapes, scale,
height and relationship of material, color and texture such that the historical
integrity is diminished.
4. The Major Alteration proposed will not cause a significant adverse effect as
defmed in California Code of Regulations Section 15064.5 (the Guidelines for
Implementation of CEQA).
C. Major Alterations COA- Denial
City of Chula Vista Historic Preservation Ordinance
5-25-10
Page 20 of 25
ATTACHMENT 1
Draft HPO
1-22
1. If the HPC finds that the proposed Major Alteration(s) does not meet one or
more of the findings of facts as listed in CVMC 21.07 .080(B), the HPC shall
deny the Major Alterations COA application.
2. If denied, the HPC shall make recommendations to the applicant concerning
change, if any, in the proposed action that would cause the HPC to reconsider
it's denial. If the applicant makes the recommended changes within 60 days the
HPC may reconsider the Major Alteration COA under the same application.
D. Maior Alterations COA- Appeal
The applicant or any other interested party may appeal the decision of the HPC
pursuant to CVMC 21.12.030. As part of the application and prior to the matter
being set for public hearing by the Council the applicant shall address the findings
for denial on an application prescribed by the City and shall pay all required fees.
21.08 DISCRETIONARY PROJECTS AND DEMOLITION OF HISiF1' :t~CAL RESOURCES
~jlllllllllilllllll
21.08.010- Discretionary Projects- Historical ResourceiRevie~ Required
Discretionary projects that propose alteration, demoli~j'~Il",~~ remo of any potential historical
resource or historical resource shall require appro ,rt:te re'\;iew, clear ",,,€ and/or approval via a
COA. In addition to any other required permits, 11' ~1~H, be requi~ed if it is determined that
the proposed project will impact a historical resource.' e resource is determined to not be a
historical resource pursuant to criteria foun~I~IIuIII<;:VMC 2 ' 00 or a contributing resouree
defined in CVMC 21.03.028, then no further(~!!!l~" . requ.l d.
21.08.020- Discretionary Projects~iII14Pplicadt. ,Req irements and Procedures.
.]IIlW; 111I]llln~ "lIJ..
A. If a historical resource Ists tH~,IICity shal~.
I D "f 'III'. M.'llIlll" M' Al . M' dM'
. etermme 1 t, ' ~iS a llj' r or aJor teratJon. mor an aJor
. _ IIIII IllIlli1IIIi!''',"''~;'
AlteratIOns I be ' ,. ce sea'pursuant to CVMC 21.07.070 and CVMC
21.07.0 s el
2. Havj;~ discretio '~I' 0 r ,He that a property owner or authorized agent retain an
expert p ssional 'j~~ eonduct an Expert Technical Analysis.
3. California : de of/egulations Seetion 15064.5 (the Guidelines for
Implementati CEQA).
B. Discretionary Proieets - Findings of Fact
Discretionary projects shall follow the Findings of Fact set forth in CVMC 21.07.070
(B) or CYMe 21.07.080 (B), as may be applicable.
21.08.030- Demolition - Historical Resource Review Required
No permit to demolish any potential historical resource or historical resource shall be
considered without an associated application for a building or site development permit for a
replacement structure or an application for a project for the property involved.
21.08.040 - Demolition COA- Application, Requirements and Procedures
No permit to demolish a historical resource shall be eonsidered without an associated
application for a building permit for a replaeement structure or a discretionary application for a
project for the property involved.
City ofChula Vista Historic Preservation Ordinance
5-25-10
Page 21 of25
ATTACHMENT 1
Draft HPO
1-23
A. The City shall:
1. Require that a property owner or authorized agent retain an expert professional to
conduct an Expert Technical Analysis.
2. Follow the requirements of CEQA .
B. Demolition - Findings of Fact
Discretionary projects shall follow the Findings of Fact set forth in
CVMC 21.07.080(B).
21.08.050- Unlawful Demolition of a historical resource:
A. If a historical resource is unlawfully demolished without City approval, all or some
combination of the following penalties may apply:
1. No building or development permit shall be issued for the subject parcel of land
for a period of two years from the date the City received notification of the
demolition.
2. The property owner of record shall be requi,~", reconstruct the demolished
property according to The Secretary ofthe"!~rt "Standards for the
Treatment for Historic Properties wit.,~!~"tlmefra ecified by the City.
3. Fines shall be levied against the pr y o'fller of re ""in the amount equal to
reconstruction of the unlawfully de , . h J11historical esource.
B. Unlawful Demolition of a otential 'l1istorical res,ce:
If a potential historical resource is, demol:,:~r:~d without approval by the City,
the City may require the property owrll t6 fund a post-demolition Expert
Technical Analysis to dete . wheth e wfully demolished property would
have been considered e . design 'on and inclusion on the Local Register
pursuant to the criteri CVM' "1"21.04.100.
1. If the subje ed to have been eligible for designation and
inclusi n . er, the City may apply all or some combination of
the IJ. ies spec in C 21.08.050 (A).
2. If the s t prop is determined to have been ineligible for designation and
inclusion 0 L Register, the City may still enforce any other penalties
specitied in t ula Vista Municipal Code.
,
C. Relief from CVMC 2\.08.050 (A) and (B)
Requests for relief may be granted at the discretion of the Council if the applicant
applies for relief and pays associated fees and one or more of the following facts exists:
1. The subject property's integrity had been diminished or lost because of natural
or unintended disaster and the extant portions of the subject property present an
immediate hazard or dangerous conditions or cause a detriment to public health
and safety as defmed in the current adopted Uniform Building Code or Uniform
Housing Code, or
2. The Council tinds that finds that demolition without replacement will not result
in harm to the public. Harm to the public shall be found if the demolition of the
subject property:
City ofChula Vista Historic Preservation Ordinance
5-25-tO
Page n of 25
ATTACHMENT 1
Draft HPO
1-24
a. Results in the loss of low-income housing stock which will not be
replaced, or
b. Is likely to result in nuisance uses of the vacant property, or
c. Has a significant adverse visual, social or economic impact on the
neighborhood.
3. The request for relief shall be referred to Council for action with a
recommendation from the HPC.
21.09 MAINTENAi'lCE AND REPAIR
21.09.010 Minimum Maintenance & Repair
In order to prevent any physical deterioration, loss of historic integrity and other negative
impacts to historical resources, the General Plan (Policy LUT 12.10) promotes the maintenance,
repair, stablization, rehabilitation, restoration, and preservation historical resources in a
manner consistent with federal and state standards.
21.09.020: Required Maintenance for Historical Reso, e
A. All property owners of historical resources sh~flihave the onsibility preserve and
maintain the elements of historical signific'llll f" e histori, )i1r€source, and, where
necessary and feasible, restore and rehabi It ,perty, irf accordance with the rules
and regulations published by the Secretary of t . or and as amended from time to
time. '
B. Owner shall maintain all buildings, s
manner which does not detract from tll
The following conditions hibite
1. Dilapidated, deteri : I111 '. unrepa "rl"structures, such as: fences, roofs, doors,
~ ,p
walls and window , ",I
2. Scrap lumber n ,
3. Abandone objects or equipment, such as automobiles,
automob s, furn' e, s ves, refrigerators, cans, containers, or similar items;
4. Stagnant. wa "i i~I~, e~ca tio~s, including pools or s~as; . ... "
5. Any deVIce, de~~I~t,~,~IP' desl!P1:' structure o~ veget~tlo? whIch dlmlmshe~ the hlstonc
character due to It~:llwr~lght, unSIghtly condltlon, or ItS mappropnate 10catlOn.
C. In the case that a propfrty owner fails to maintain a historical resource, or historically
significant elements thereof, the City shall have the authority to enforce conditions to
ensure that maintenance is completed to prevent any further deterioration pursuant to
CVMC 21.11.010.
ard~" d other improvements in a
of the immediate neighborhood.
21.09.030: Hazardous or Unsafe Conditions
Regulations established in this chapter shall not prevent alterations, demolition, or removal of a
historical resource if the current conditions of said resource results in a threat to public safety.
Such threats are to be certified by the City's Building Official in a written recommendation to
the HPC. The HPC shall accept the recommendation of the City's Building Official and shall
provide input on any proposed alterations or relocation of the said historical resource.
21.10 INCENTIVES & BENEFITS Ai'll) EXEMPTIONS
City ofChula Vista Historic Preservation Ordinance
5-25-10
Page 23 of 25
ATTACHMENT 1
Draft HPO
1-25
21.10.010: Incentives & Benefits
Incentives and benefits for the protection, retention, and preservation of historical resources
may be pursued, implemented, offered, and advertised as available under the City of Chub
Vista HPP- Incentives and Benefits Section.
21.10.020: Historic Preservation Fund
The Council may, at its discretion, establish a Historic Preservation Fund (HPF) from outside
grant sources, private donations, fines and fees associated with unlawful demolition or
unpennitted alterations to historical resources. Funds from the HPCF may be made available at
the discretion of the Council, and may support future City approved preservation planning
activities including but not limited to historical resource survey projects, preparation of Historic
Structure Reports or Cultural Landscape Studies, building rehabilitation efforts, acquisition of
historical resources and other preservation activities that are found to meet the goals and
objectives of the City HPP and this ordinance.
21.10.030: Economic Hardship Exemption
Consideration for an economic hardship exemption fro
may be requested pursuant to CVMC 3.45.010.
21.11 ENFORCEMENT & PENALTIES
..
21.11.010: Enforcement & Penalties "iII11'1
The City shall implement any necessary legal~ttc1~?p to en" the provisions contained in this
chapter. A violation of any provision of this dIPP~~\il~~II'~ihlre to comply with a condition of
I . I h'b' d d' '111>,"'''' d IIII~ h' h . dd" d
approva IS express y pro lite . e les spei(!tJe uDuer t IS C apter are m a ItIon to an
do not supersede or limit CVM 30, C~C 19.080.040, and CVMC 1.20 through
CVMC 1.4l. The remedies erein ~~'cumulative and not exclusive. In any such
action, the City may seek ' r~wing remedies:
A. A tempor , r p r n ction.
E. Assess~~~~IIIf?f the vio" ,or D he costs of any investigation, inspection or
. . '1,11,,,,, h 1IIIId h bl' hm f h . I' d " h
momtonng sm~y t at to t e esta IS ent 0 t e VIO atlOn, an lor t e
bl 'lll" f Ili~. db" I I' d h' b .
reasona e cos 'SI QI prepanng an nngmg ega actIOn un er t IS su sectIOn.
1111111111111111111111'"'
21.12 NOTICE, FEES Al'!D APV~ALS .
21.12.010: Notice
For actions that require an administrative consideration, notice of the time, place and purpose
of such consideration shall be given in the manner set forth in CVMC 19.12.070 (A) (B) and
(C).
For actions that require a public hearing, notice of the time, place and purpose of such hearing
shall be given in the manner set forth in CVMC 19.12.070.
21.12.020: Fees
A fee, in the amount as presently designated or as may be in the future amended in the master
fee schedule, shall accompany each application under this chapter.
21.12.030: Appeals
City ofChula Vista Historic Preservation Ordinance
5-25-10
Page 24 of 25
ATTACHMENT 1
Draft BPO
1-26
The applicant or any other interested party may appeallhe decision of the Zoning Administrator
or HPC within 10 business days after the date of the decision. The matter shall be set for public
hearing upon receipt of appeal application, which shall address in writing each of the findings
for denial on a form prescribed by the City and found in the City's HPP and a fee as presently
designated, or as may in the future be amended, in the master fee schedule for appeals of
historic preservation matters.
A. ZA Decisions: Appeals of ZA decisions shall be considered by the HPC.
B. HPC Decisions: Appeals of the HPC shall be considered by City Council.
21.13 SEVERABILITY
If any section, sentence, clause, phrase, word, portion or provision of this chapter is held invalid
or unconstitutional, or unenforceable, by any court of competent jurisdiction, such holding shall
not affect, impair, or invalidate any other section, sentence, clause, phrase, word, portion, or
provision of this chapter which can be given effect without th lid portion. In adopting this
chapter, the Council at1irmatively declares that it would hall!' roved and adopted the chapter
even without any portion which may be held invalid or url~nfo .. ble.
'1llto
,>
City ofChula Vista Historic Preservation Ordinance
5-25-10
Page 25 of 25
ATTACHMENT 1
Draft HPO
1-27
2.43
mSTORIC PRESERVATION
COMMISSION
Sections:
2.43.010 Creation.
2.43.020 Purpose and intent.
2.43.030 Functions and duties.
2.43.050 Term of office.
2.43.040 Membership.
2.43.060 Operation of commission.
2.43.010 Creation.
There is hereby created a
It is the purpos ' inten( . city council in establishing the historic
preservation comm . on tOili!I,1 reate a commission that meets the Certified
Local Government re,,!1 ents which would serve as the authority on
historic preservation m ers and to advise and make recommendations
related to historic preservation to the city cOlillcil and other city boards and
commissions as is mandated by the historic preservation ordinance.
2.43.030 Functions and duties.
The function and duties of the historic preservation commission shall be as
follows:
A. Uphold the goals and policies of the general plan related to
Historic Preservation.
B. Carry out the purpose and intent of the historic preservation
ordinance.
ATTACHMENT 2
Draft Chula Vista Municipal Code 2.43
1-28
C. Assist staff in the development and maintenance of a certitied
Historic Preservation Program that calTies out the provisions of the
National Historic Preservation Act and the Certified Local
Government Program established under said act.
D. Ensure that appropriate historic contexts are identified and utilized
for resource interpretation, evaluation, and recognition.
E. Provide direction to staff for the preparation and maintenance of a
historical resources survey of recognized and potentially.
historically and architecturally significant structures and areas.
F. Approve designations of historical resources to the city of Chula
Vista Register of Historical Resources.
G. Recommend to city council deletions from the city of Chula Vista
Register of Historical Resources.
H. Grant or deny applications for permit demolition, or major
alterations of historical resources. 1111111' .
~IIII . II~,.
1. Grant or deny appeals from dec' lIons of the jng Administrator
for applications of minor alter ,his tori 'al resources.
J. Encourage public understanding 0 involvement in the unique
historical, architectural, d~;:; viron al heritage of the City
through educational progd
K. Explore means a "M port Ie' entation strategies for the
. iliilllll'd h" I h"
protectIOn, ret,~ . use ",any lstonca resource, lstonc
district, or potenlil~,!ljtt' resource or district.
L. Support tives and benefits for the protection,
retent} . and pr 'I Iii rv. o~ of historical r~sources. .. . .
M. To grant eny" phcatIOns for propertIes to partICIpate m CIty
approved hI'" preservation incentive programs including but
not limited to,' e Mills Act Property Tax Abatement Program.
N. To encourage private efforts to acquire property and raise funds on
behalf of historic preservation.
O. To recommend and encourage the protection, enhancement,
appreciation and use of structures of historical, cultural,
architectural, community or aesthetic value, which have not been
designated as historical resources but that deserve recognition.
P. To encourage the cooperation between public and private historical
and cultural preservation groups.
Q. To advise the City Council and other boards, commissions and
committees as necessary on historic preservation issues.
R. To perform any other functions to safeguard the city's historic,
aesthetic, social, economic, political and architectural past
ATTACHMENT 2
Draft Chula Vista Municipal Code 2.43
1-29
2.43.040 Membership.
The historic preservation commission shall consist of seven members to be
appointed by the mayor and confirmed by the city council from the qualified
voters of the city in a manner prescribed in accordance with the provisions
of Section 600, et seq., ofthe city Charter. A minimum of three (3)
members shall be appointed from among professionals in the disciplines of
history, architecture, architectural history, planning, archeology, folklore,
cultural anthropology, curation, conservation, landscape architecture or
related disciplines. In addition, all seven members shall demonstrate an
interest, competence or knowledge in historic preservation.
2.43.050 Term of office.
The members shall serve for a term of four yea p,suant to city Charter
. 60? E h b h II .~ ",m,,, ", '""111111"" . d 1 . d
sectIOn _. ac mem er s a serve unt,l ",m~' succeSSf\lII[ IS u yappolllte
ii' ""111111""
and qualified, and all vacancies shall be...t1i, d'" r the un;e~pired term of the
member whose seat has become vacant
A. Frequency, Time an,cl~Place of ,egular Meetings. The commission
h 11 h ld I ,~I!!;."'IIIIIII "'I,:!" h h .
s a 0 at east"b';~i re1?i~ ar melllllg eac mont ,at a time as
d t . db t 1,111~,,j,,,"IOOI'~I~ .
e ermllle ' ." Isslo'fil!"
B. Officers o~II" n. e commission shall select a chair and a
. h ..nl!c:" .. b Th h' d' h'
vlce-c aIr "r,01m amo ' ItS vOtlllg mem ers. e c aIr an vlce-c air
"'111111" llil' .
so selected sf/a erv,~ for a penod of one year. .
C. Special Meeting, I~e commission may meet specially at such other
times, days and p' aces as it shall establish by majority vote, or at such
time as the chair thereof may call a meeting.
D. Conduct and Notice of Meetings. The meetings of the commission,
and notice thereof, shall be governed by the same rules and
regulations by which the city council is bound in the conduct of public
meetings.
E. Quorum. Four voting members shall constitute a quorum for the
transaction of business.
F . Voting. A majority of the votes cast, but not less than a majority of the
quorum, shall be required for the passage of any item or resolution of
the commission.
2.43.060 Operation of commission.
ATTACHMENT 2
Draft Chula Vista Municipal Code 2.43
1-30
G. Reports and Recommendations. All reports and recommendations
shall be made in writing.
H. Staff Support. All officers and department heads shall cooperate with,
and render reasonable assistance to, the commission. The city
manager may make available staff and clerical support to the
commission to fulfill its functions and duties, provided such staff and
clerical support is available.
1. Rules and Regulations. The commission may make such mles and
regulations not inconsistent with the provisions ofthis chapter.
ATTACHMENT 2
Draft Chula Vista Municipal Code 2.43
1-31
HISTORIC PRESERVATION PROGR~M
TABLE OF CONTENTS
I. Preface
1. Executive Summary
2. Historical Overview of Chula Vista
3. Building by Decade Map
4. Certified Local Government '
5. Guidelines for Historic Contexts
I. National Register Bulletin
II. Regulatory Framework
1. Legal Basis for Historic Preservation
2. General Plan Policies
3. Historic P reservation Ordinance
III. Historical Resources
1 . Sur veys
I. DPR Forms
II. Survey Examples
III. Matrix of Surveyed Properties
2. Register of Historical Resources (Local Register)
I. Guidelines for Maintenance, update and distribution
II. Designation Procedural Guide
III. Application
IV. Guide to Historic Property Research
V.FAQ
VI. Matrix of Designated Historical Resources
3. Districts
I. Application
II. Matrix and Map of Designated Districts
III. Procedures and Guidelines for Creating A District
1 .National Register Bulletin
4. Modifying Districts
I. Application
II. Procedures and Guidelines
.:::,Wc-
~..;
=0.
CHULA VISfA
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Page I
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ATTACHMENT 3
HISTORIC PRESERVATION PROGRAM
IV. Historic Preservation Projects
1. Historical Resource Eligibility
I. Process
II. Eligibilty Form
Ill. Guidelines
1 .National Register Bulletin
2. Certificate of Appropriateness
3. Expert Technical Analysis
I. Procedures and Guidelines
II. Examples
4. Demolition and Relocation (COA is required)
I. Procedures and Guidelines
II. Application
5. Environmental Review
I.CEQA
II. NEPA
Ill. NHPA
IV. Guidelines
1. National Register Bulletin
6. F ire Protection of Historic Structures
I. Requirements
II. Examples of F ire Protection Plans
V. Design Guidelines
1. Secretary of the Interior Standards
I. Preservation
II. Rehabilitation
Ill. Restoration
IV. Reconstruction
2. Guidelines and Procedures
I. National Register Bulletin
3. State Historical Building Code
VI. Incentives and Benefits
VII. Reference Resources
.::S-If?
~-~
=~
CHULA VISTA
e.5h
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