HomeMy WebLinkAbout2011/01/18 Item 7CITY COUNCIL
AGENDA STATEMENT
~~~ CITY OF
_w, CHUTAVISTA
JANUARY 18, 2011, Item
ITEM TITLE: PUBLIC HEARING: TO CONSIDER AMENDMENTS TO THE
1) CVMC TITLE 19, SPECIFICALLY SECTION 19.36
(CENTRAL COMMERCIAL ZONE), SECTION 19.58.205 (TO
UPDATE THE MIXED USE DEVELOPMENT STANDARDS),
AND ADD NEW SECTION 19.58.075 (BARS, COCKTAIL
LOUNGES, NIGHT CLUBS) (PCM-10-27); 2) ZONING MAPS
ESTABLISHED BY CVMC 19.18.10 BY REZONING
CERTAIN PROPERTIES FRONTING ON BROADWAY
BETWEEN L STREET AND NAPLES STREET CURRENTLY
ZONED COMMERCIAL THOROUGHFARE (CT) TO
CENTRAL COMMERCIAL WITH PRECISE PLAN (CC-P);
AND 3) CTI'Y'S DESIGN MANUAL (PCM-10-23);
ORDINANCE OF THE CITY OF CHULA VISTA
AMENDING CHULA VISTA MUNICIPAL CODE TITLE 19,
SPECIFICALLY CHAPTER 19.36 (CENTRAL
COMMERCIAL ZONE); SECTION 19.58.205 (UPDATE THE
MIXED USE DEVELOPMENT STANDARDS); AND
ADDING NEW SECTION 19.58.075 (BARS, COCKTAIL
LOUNGES, NIGHT CLUBS)
ORDINANCE OF THE CITY OF CHULA VISTA
AMENDING THE ZONING MAPS ESTABLISHED BY
CHULA VISTA MUNICIPAL CODE SECTION 19.18.010 BY
REZONING CERTAIN PROPERTIES FRONTING ON
BROADWAY BETWEEN L STREET AND NAPLES STREET
CURRENTLY ZONED COMMERCIAL THOROUGHFARE
(CT) TO CENTRAL COMMERCIAL WITH PRECISE PLAN
(CC-P)
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA AMENDING THE CITY'S DESIGN
MANUAL ~~
SUBMITTED BY: DIRECTOR OF DEVELOPMENT SERVICI3S'9~SSISTANT
CITY MANAGER
REVIEWED BY: CITY MANAGER
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JANUARY 18, 2011, Item 7
Page 2
4/STHS VOTE: YES ~ NO X~
SUMMARY
During the past twelve months Development Services staff and Stakeholders from the
Southwest Community have been involved in a variety of planning activities in the
Southwest Area of Chula Vista, as part of the efforts to implement the City of Chula
Vista 2005 General Plan Update (hereinafter referred to as the General Plan). The
activities that are the subject of this report and are being presented to the City Council for
consideration are: 1) Amendments to the City's Design Manual, which incorporate
sustainable design guidelines, specifically those related to Mixed Use projects and
Conservation and that are listed in Exhibits A and B of the City Council Resolution; 2)
Amendments to the Central Commercial Zone (CVMC Chapter 19.36), Update to the
Mixed Use Development Standards (CVMC Section 19.58.201), and add new Section
19.58.075 (Bars, Cocktail Lounges, Night Clubs), as shown in strikeout and underlined in
Attachment 3 of this report; and 3) Amendments to the Zoning Maps by rezoning certain
properties that front on Broadway along the segment between L Street and Naples Street
and are currently zoned Commercial Thoroughfare (CT) to Central Commercial with
Precise Plan (CC-P) (see Locator Map - Exhibit A of the City Council Ordinance).
The Amendments to the Design Manual aze general in scope and are applicable to all
private projects that are submitted to the City for entitlement within areas that are not part
of a Specific Plan (such as the Urban Core Specific Plan) or SPA Plan, which normally
contain their own design guidelines. The proposed Design Guidelines for Mixed Use
projects will apply specifically to Mixed Use projects proposed within the Central
Commercial Zone. This pertains particularly to the areas along South Third Avenue, as
well as South Broadway if the rezoning from CT to CC is approved by the City Council.
The Design Guidelines are fully described in detail in the report to the Chula Vista
Redevelopment Corporation (CVRC), which has been attached for your consideration
and referenced herein (Attachment 1) in order to avoid redundancies in the City Council
report. A similar report was presented to the Design Review Board (DRB) at their
meeting on November 15, 2010. A summary of issues raised and corresponding
responses to the proposed Amendments is included in the CVRC report (Attachment 2 of
this report). The rest of the report that follows will focus on the Amendments to the
Central Commercial Zone and Mixed Use Development Standards and the Amendments
to the Zoning Maps.
ENVIRONMENTAL REVIEW
The Development Services Director has reviewed the proposed Amendments to the
Design Manual for compliance with the California Environmental Quality Act (CEQA)
and has determined that the activity is not a "Project" as defined under Section 15378 of
the State CEQA Guidelines. Therefore, pursuant to Section 15060(c) (3) of the State
CEQA Guidelines said activity is not subject to CEQA.
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JANUARY 18, 2011, Item
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The Development Services Director also reviewed the proposed Amendments to the
Central Commercial Zone, Mixed Use Development Standards, and Rezone for
compliance with CEQA and has determined that the proposed Amendments and Rezone
were adequately covered in previously adopted General Plan Update Final Environmental
Impact Report EIR 05-01. Thus no further environmental review or documentation is
required. Subsequent individual development projects requiring discretionary approval
and proposed pursuant to the new Design Guidelines and Zoning Regulations will be
subject to CEQA review.
RECOMMENDATION
That the City Council 1) introduce an ordinance to amend CVMC Title 19, specifically
section 19.36 (central commercial zone); section 19.58.205 (update the mixed use
development standards); and add new section 19.58.075 (bars, cocktail lounges, night
clubs); 2) introduce an ordinance to amend the zoning maps established by CVMC
19.18.10 by rezoning certain properties fronting on Broadway between L street and
Naples Streets from Commercial Thoroughfare (CT) to Central Commercial with Precise
Plan (CC-P); and 3) adopt a resolution approving the proposed amendments to the City's
Design Manual.
BOARDS/COMMISSION RECOMMENDATION
On November 15, 2010, the proposed Sustainable Design Guidelines were presented to
the DRB. The DRB voted 5-0 to recommend to the City Council approval of the
proposed Amendments to the Design Manual.
On December 9, 2010, the proposed Sustainable Design Guidelines were presented to the
CVRC. The CVRC voted 5-0-0-2 to recommend to the City Council approval of the
proposed Amendments to the Design Manual.
On December 22, the proposed Sustainable Design Guidelines, the proposed amendments
to Sections 19.36, 19.58.205 and addition of 19.58.075, and the proposed rezone were
presented to the Planning Commission. The Planning Commission voted 5-1-0-1 to
recommend to the City Council approval of the proposed amendments to the Sections
19.36, 19.58.205 and addition of Section 19.58.075, proposed rezone and amendments to
the City's Design Manual.
DISCUSSION
BACKGROUND
On December 13, 2005, the City of Chula Vista adopted the 2005 General Plan, which
designated five "Areas of Change" located within the Southwest Area of Chula Vista
known as Palomar Gateway District, West Fairfield District, Main Street District, South
Third Avenue District, and South Broadway District. The General Plan contains area-
wide as well as district-specific objectives and policies intended to revitalize and improve
those areas. Among the area-wide objectives and policies are the revitalization and
protection of stable residential neighborhoods from adverse land use impacts and
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JANUARY 18, 2011, Item
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provision of additional housing opportunities. The General Plan district-specitic
objectives include redevelopment of the South Third Avenue District and creation of a
vibrant, mixed use area along Third Avenue, between Naples Street and Orange Avenue,
and South Broadway between L Street and Anita Street. The General Plan mandates that
follow-up actions be taken in order to implement the objectives and policies of the
districts, such as the preparation of Specific Plans, zone changes, and establishment of
regulatory mechanisms, development standards and design guidelines. The actions
which are the subject of the City Council ordinances and resolution being presented with
this report are intended to implement the General Plan objectives and policies.
In December 2009, the Southwest Working Group (SWWG) was formed to work with staff
on the various planning activities geared toward the implementation of the General Plan in
the southwest area of the City. The planning efforts of the SWWG were coordinated with
direction from the City Council in May 2010 to complete the sustainability design
guidelines. Over the last six months, staff and the SWWG have been working on draft
amendments to the existirtg zoning regulations to implement the 2005 General Plan vision
for mixed use development in designated areas, as well as updates to the City's Design
Manual to serve as the companion design document for new mixed use developments.
These new standards and guidelines would apply to areas that are designated for mixed use
by the 2005 General Plan and that are not subject to Specific Plans or Sectional Planning
Area (SPA) Plans (because they contain their own individual standards and guidelines).
Currently, these mixed use aeeas are primarily concentrated in southwest Chula Vista south
of L Street along Third Avenue and Broadway.
Staff worked with the SWWG in the preparation of the Design Guidelines as well as the
proposed Amendments to the CC Zone and Zoning Maps during the period between April
and September 2010. In April 2010, staff presented a rough draft of the documents to the
group fox their consideration and recommendations. No revisions or modifications were
recommended for the Design Guidelines. Some of the members of the group did focus their
attention on the proposed Amendments to the CC Zone. They highlighted that as
commercial and residential projects were being brought together, the likelihood of friction
and potential conflicts would increase. Based on this input, staff is recommending that the
CC Zone be revised to include Bars, cocktail lounges and other drinking establishments as
conditionally permitted uses rather than permitted uses.
Other planning efforts which will be presented to the City Council in the future are
related to the other "Areas of Change" as designated by the General Plan. These areas
and the activities staff is working on are as follows: Palomar Gateway District
(preparation of a Specific Plan is underway), Main Street District (preparation of
Streetscape Master Plan is underway), and West Fairfield (no planning activities have
been commenced in this district with the expectation that the planning activities will be
driven in the future by a potential development project by the property owner of a large
portion of the site).
The proposed Amendments to the Central Commercial Zone and Mixed Use
Development Standards and the proposed Amendments to the Zoning Maps are actions
intended to implement the General Plan and bring the City's zoning regulations and
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JANUARY 18, 2011, Item
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e~elopment standards into consistency with the General Plan vision,'objectives and
p::icies. Below is a more detail description of these two actions followed;by statements
a~. to how these actions are in support of and consistent with the General Plan.
Amendments to the Central Commercial Zone and Mixed Use Development Standards
The Central Commercial (CC) Zone runs generally along the major commercial business
corridors throughout the City that are not part of a Specific Plan or SPA Plan. With the
planning of the Eastern part of the City and the establishment of the Urban Core Specific
Plan in the northwest part of the City, the commercial business corridors that remain
under the CC Zone are located primarily along South Third Avenue, Bonita Road, some
areas along Otay Lakes Road, E Street and Broadway.
The purpose of the proposed Amendments to the CC Zone is to fully align the CC Zone
regulations and development standards with the objectives and policies of the General
Plan for the South Third Avenue and South Broadway Districts. Any changes to the CC
Zone, however, apply equally to all properties within the Zone, wherever this Zone is
located throughout the City. The General Plan designated specific areas of these two
districts as Mixed Use Residential (MUR) and calls for the development of
Commercial/Residential projects within these districts. The General Plan intent is to
increase the availability of housing opportunities, protect the residential areas from
adverse land use impacts, and revitalize commercial areas.
Currently, the CC Zone allows the development of Mixed (Commercial/Residential) Uses
through the issuance of a Conditional Use Permit (CUP) by the Zoning Administrator,
subject to compliance with specific development standards as listed in CVMC Section
19.58.205. The proposed Amendments to the CC Zone primarily involve permitting the
development of Mixed (Commercial/Residential) Use projects by right, without requiring
a CUP, only within those areas designated by the General Plan as MUR. The areas zoned
CC but without a General Plan MUR designation would continue to allow Mixed Uses
subject to approval of a CUP.
Another element of the Amendments is to update the development standards for Mixed
Use projects (CVMC Section 19.58.205) and incorporate more current development
standards that are intended to minimize potential conflicts between new
commercial/residential developments. The new proposed standards as outlined in the
Draft City Council Ordinance were developed in coordination with the SWWG and focus
on ensuring adequate internal and external design elements are provided to provide
compatibility between uses. As part of the efforts with the SWWG, another element was
added to require new bars, cocktail lounges and other drinking establishments proposed
for location within the CC Zone to obtain a CUP prior to their establishment or expansion
of existing ones. Currently, those uses are permitted by right in the CC Zone. Staff and
the SWWG felt that as commercial and residential projects are developed side by side, it
is important to condition potentially intrusive and adverse land uses such as bars and
other drinking establishments, so that their potential impacts to residences are minimized.
Attachment 2 to this report summarizes the issues raised by the SWWG and
corresponding reference to how the issues will be addressed.
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JANUARY 18, 301 I, Item 7
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The proposed Amendments to the CC Zone are intended to bring existing zoning
regulations and development standards into consistency with and implement the General
Plan. The proposed Amendments to the CC Zone will contribute to the revitalization of
the commercial/residential corridors and facilitate the provision of additional housing
opportunities by allowing Mixed Use projects by right while insuring that the Mixed Use
Development Standazds prevent potential internal and external conflicts between mixed
uses and minimize adverse impacts from uses such as drinking establishments to existing
neighborhoods, as mandated by the General Plan.
Amendments to the Zonin¢ Maps
The Amendments to the Zoning Maps involves the Rezoning of certain properties fronting
on Broadway within the segment between L Street and Naples Street (see Locator Map -
Exhibit A of the City Council Ordinance). Some of these properties are currently designated
MUR by the General Plan and have a zoning designation of Commercial Thoroughfare
(CT). The CT zoning designation does not allow mixed uses (commercial with residential).
Therefore, the current CT zone is not consistent with and does not implement the General
Plan MUR designation.
The purpose of rezoning these properties from CT to CC is to make them consistent with the
General Plan MUR designation and allow the development of Mixed Use projects, if the
property owner chooses. As shown in the Locator Map, only those properties that are
designated as MUR and CT are the subject of the Rezone. Other properties in the vicinity
that are not designated as MUR or that have other than the CT zoning designation are not
subject of the Rezone. If the proposed Rezone is approved, the regulations and development
standards of the CC Zone would apply to the subject properties. Thus, Mixed Use projects
as well as other uses permitted or conditionally permitted in the CC Zone would apply to
those properties. Similarly, uses that are permitted in the CT zone but aze not permitted in
the CC zone would not be permitted. It is important to note, however, that all uses currently
permitted under the CT zone would be allowed to continue operating under the "Previously
Conforming" status and would be regulated as such. The new regulations would only apply
if new development is proposed.
The proposed Amendment to the Zoning Maps by rezoning the properties along Broadway
between L Street and Naples Street is consistent with and implements the General Plan. The
proposed rezone will allow the development of CommerciaUResidential Mixed Uses as
called for by the MUR General Plan designation. This would contribute to the provision of
additional housing opportunities in this area where this would not be permitted under the CT
zone. The development of Mixed Use projects would also contribute to the revitalization of
this corridor along Broadway by bringing more residential uses and people that would
support the current and future commercial uses, create more pedestrian activity and "eyes on
the street." This in tum would contribute to the diversification of the corridor from a strictly
automobile oriented character to a more pedestrian and vibrant character. This is consistent
with and implements the vision, objectives and policies of the General Plan.
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CVMC 19.80 "Controlled Residential Development Ordinance" (aka Cummings
Initiative):
In the late 1980's, a citizen initiative referred to as the "Cummings Initiative" was passed
by a majority vote of the electorate and was incorporated as CVMC Chapter 19.80
(Ord.2309 Initiative 1988). The Ordinance contains provisions that limit the rezoning of a
property. Section 19.80.070 (D) states that:
"Rezoning commercial or industrial property to a residential zone shall be
permitted only to the maximum residential density corresponding to the
potential traffic generation that was applicable prior to the rezoning to
residential. "
It should be noted that the proposed rezone is from commercial to commercial (CT-P to CC-
P). Nonetheless, since the CC-P zone allows residential development at an R-3 density, the
following analysis, as set forth in Section 19.80.070(D), provides a formula for comparing
the potential development under the CT-P zone versus the CC-P zone.
For the proposed rezone, the comparison would be between the potential traffic generation
associated with future redevelopment under the existing CT-P zone and the corresponding
maximum residential density that could be permitted. Based on standard traffic generation
rates (SANDAG 2002 "Not So Brief Guide of I~ehicular Traffic Generation Rates for The
San Diego Region "), commercial and office uses generate significantly greater traffic than
residential uses. For example, an acre (43,560 square feet) of land zoned CT-P would have
the potential to develop up to a 65,340 square foot building. This is based on the CT-P
zone's existing development standazds which allow 50% lot coverage (50% x 43,560 sq. ft.
site = 21,780 sq. ft.) and up to a three story height limit (3 stories x 21,780 sq. ft. per floor).
Using SANDAG's standard traffic generation rates for commercial uses (40 trips/1,000
squaze feet), a total of 2,614 trips would be generated from a potential commercial building
of that size on an acre lot.
Based on the criteria in Section 19.80.070 (D) above, the maximum residential density could
not be more than the potential traffic generated by the commercial use (i.e. 2,614 trips). This
equates to up to 435 multi-family units (2,614 trips divided by 6 trips per multifamily
dwelling unit) on a one acre site, which would be 435 du/ac. A mixed use project
developed pursuant to the CC zone would be limited to the residential density of the R3
Zone, which allows up to 32 du/ac. Because commercial and office uses generate
significantly greater traffic than residential uses, a zone change from commercial to a multi-
family residential category could never result in residential traffic generation greater than the
corresponding potential traffic generation from a commercial development. Therefore, as
illustrated above, zone changes from commercial to a commercial zone that allows
residential development would not conflict with Section 19.80.070 (D) of the ordinance.
Any future mixed use projects developed under the CC zone will be required to
contribute its fair share towards the improvement of public services and facilities through
payment of the City's Development Impact Fees and other conditions of approval. These
include existing City Public Facilities Development Impact Fees (PFDIF), park
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acquisition and development (PAD) fees, sewer, traffic signal fees, as well as the Western
Transportation Development Impact Fee (WTDIF).
CONCLUSION
During the past twelve months Development Services staff and Stakeholders from the
Southwest Community have been involved in a variety of planning activities in the
Southwest Area of Chula Vista, as part of the efforts to implement the City of Chula
Vista General Plan. The proposed Amendment to the CC zone and Amendment to the
Zoning Maps, as well as the proposed Amendment to the Design Manual which are the
subject of the CVRC Report attached to this report, are intended to make current zoning
regulations, development standards, and design guidelines consistent with and implement
the General Plan. These actions will implement the General Plan by allowing Mixed
Uses by right within the CC zone and bars and other drinking establishments by
Conditional Use Permit. The proposed Amendment to the Mixed Use Development
Standards will insure a compatible mix of commercial and residential uses sited side by
side that will avoid or minimize potential frictions and/or negative impacts. This will
contribute to the revitalization of the subject commercial corridors and the provision of
additional. housing opportunities as called for by the General Plan. The proposed
Amendments to the Design Manual provide guidelines for implementing sustainability
measures in the remaining areas of the City. These measures include a combination of
site design features intended to encourage smart growth community site design
principles, provide pedestrian friendly environments, support alternate travel modes (e.g.,
transit, bicycling), aide energy conservation, and support reductions in vehicles miles
traveled and air pollution. It is expected that these standards will help to achieve a more
sustainable development and a higher quality of life for the community.
DECISION MAKER CONFLICT
Amendment to the Design Manual and Amendment to CC Zone
Staff has reviewed the decision contemplated by this action and has determined that it is
not site specific and consequently the 500 foot rule found in California Code of
Regulations Section 18704.2(a)(1) is not applicable to this decision.
Amendment to Zoning Maps
Staff has reviewed the property holdings of the Planning Commission members and has
found no property holdings within 500 feet of the boundaries of the property which is the
subject of this action.
CURRENT YEAR FISCAL IMPACT
Adoption and application of the proposed Sustainable Design Guidelines, Amendments
to the Central Commercial Zone and Mixed Use Standards, Rezone of properties along
Broadway between L Street and Naples. Street will not create a fiscal impact for the City,
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JANUARY 18, 2011, Item
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since all these actions will be applied as individual private development projects are
presented to the City for review and permitting.
Staff time spent on the preparation and processing of the proposed actions has been
covered by Redevelopment funds set aside during Fiscal Years 2009-2010 and 2010-
2011, and funds from the SDGE Sustainable Communities Grant.
ONGOING FISCAL IMPACT
See above.
ATTACHMENTS
Attachment 1 -Chula Vista Redevelopment Corporation Report -Amendment to Design
Guidelines
Attachment 2 -Input Received at Public Meetings/Workshops
Attachment 3 -Proposed Amendments to CMVC Sections 1936 and 19.58.205 and new
Section 19.58.075
Prepared by: Miguel Z Tapia, Senior Planner, Development Services Department
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REL3EV~LOt'C6hENT
CORPORATION
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ATTACHMENT1
CVRC Board
Staff Report -Page 1
Item No. 5
DATE: December 9, 2010
TO: CVRC Board of Directors
VIA: Gary Halbert, Chief Executive Officer
FROM: Mary Ladiana, Development Planning Manager
SUBJECT: Amendments to the City's Design Manual to incorporate sustainable
design guidelines, specifically those related to Mixed Use projects
and Conservation.
EXECUTIVE SUMMARY:
On April 1, 2008, the. City Council adopted the Climate Change Working Group's (CCWG)
Climate Action Plan. On December 8, 2009, to implement Climate Action Plan Measure #4,
Green Building Standards, the City Council adopted updated guidelines for the preparation of
Air Quality Improvement Plans ("AQIP") which address how sustainable site design concepts
will be incorporated into larger master planned communities. However, these guidelines do not
apply to smaller infill projects. To provide sustainable design guidance for infill projects, the
City Council, on May 25, 2010, directed staff to amend the City's Design Manual to provide
guidelines for implementing sustainability measures consistent with the policies established by
the General Plan (2005) and Climate Action Plan (2008) in aeeas of the City outside of the
master planned communities.
In December 2009, the Southwest Working Group (SWWG) was formed to work with staff on
vazious planning activities in the southwest azea of the City. The planning efforts of the SWWG
were coordinated with the direction from the City Council in May 2010 to complete the
sustainability design guidelines. Over the last six months, staff and the SWWG have been
working on amendments to the existing zoning regulations to align with the 2005 General Plan
vision for mixed use development in designated areas, as well as updates to the City's Design
Manual to serve as the companion design document for new mixed use developments. These
new standards and guidelines would apply to areas that are designated for mixed use by the 2005
General Plan and that are not subject to Specific Plans or Sectional Planning Area (SPA) Plans
(because they contain their own individual standazds and guidelines). Currently, these mixed use
areas are primarily concentrated in southwest Chula Vista south of L Street along Third Avenue
and Broadway.
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Staff Report -Item No. 5
Page 2
On June 24, 2010 and July 19, 2010, staff held workshops with the Chula Vista Redevelopment
Corporation (CVRC) and the Design Review Board (DRB), respectively, to review the drafr
Mixed Use Design Guidelines proposed to be included in the Design Manual to facilitate
sustainable development. The CVRC and DRB members had positive input on the draft
amendments and requested that they be finalized and presented for final consideration. A
summary of comments previously provided by the City Council, CVRC, and DRB is attached to
this report (Attachment A -Input Received at Public Meetings/Workshops).
Following the CVRC and DRB workshops in June/July on the Mixed Use Design Guidelines,
staff completed its review of the existing sections of the Design Manual for "single use"
commercial, industrial and multifamily developments to determine what, if any, additional site
design measures could be added to the existing sections that would encourage energy efficiency,
water conservation, air quality improvement, and greenhouse gas reduction. Based on staffs
review and analysis, it is proposed that in addition to the new "Mixed Use" section, a new
"Conservation" section be added to the Design Manual. The new Conservation Design
Guidelines aze not use-specific but rather are contained in a separate section and should be
considered when designing for any development type (mixed use, multi-family, commercial,
industrial).
The proposed amendments to the City of Chula Vista Design Manual provide guidelines for
implementing sustainability measures in the remaining azeas of the city. These measures include
a combination of site design features intended to encourage smart growth community site design
principles, provide pedestrian friendly environments, support alternate travel modes (e.g., transit,
bicycling), aide energy conservation, and support reductions in vehicles miles traveled and air
pollution.
On November 15, 2010, the proposed Sustainable Design Guidelines were presented to the DRB.
The DRB voted 5-0 to recommend to the City Council approval of the proposed Amendments to
the Design Manual.
Staff is presenting the final draft amendments to the Design Manual for the CVRC's
consideration and recommendation to the City Council. It is anticipated that the City Council
will consider the proposed amendments to the Design Manual in January 2011.
ENVIRONMENTAL REVIEW
The Development Services Director has reviewed the proposed activity for compliance with the
California Environmental Quality Act (CEQA) and has determined that the activity is not a
"Project" as defined under Section 15378 of the State CEQA Guidelines. Therefore, pursuant to
Section 15060(c)(3) of the State CEQA Guidelines the activity is not subject to CEQA. Thus, no
environmental review is necessazy at this time. Subsequent individual development projects
requiring discretionary approval and proposed pursuant to the City's design guidelines will be
subject to CEQA review.
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Staff Report -Item No. 5
Page 3
RECOMMENDATION:
That the Chula Vista Redevelopment Corporation consider the proposed amendments to the
City's Design Manual as shown in Attachments B and C of this report and recommend that the
City Council adopt a resolution approving the proposed amendments to the City's Design
Manual.
DISCUSSION:
Design Manual
The City's Design Manual was approved by the City Council on September 6, 1994. The Design
Manual provides guidelines to assist City staff and the development community to achieve a high
quality of aesthetic and functional design of multi-family, commercial and industrial
development in areas not currently covered under a Specific Plan or SPA Plan. The guidelines
are applied in conjunction with zoning regulations and development standards in implementing
the City's design review process. The guidelines aze general in nature and may be interpreted
with some flexibility in order to encourage creativity on the part of project designers.
The Design Manual has never been updated and does not include more current design principles
related to sustainable development, which includes mixed use development, and more recent
regulations related to green building, storm water management and landscape water
conservation.
Existing City Provisions Related to Sustainable Development
The City's General Plan and the Zoning Code coritain policies and regulations related to
Sustainable Development, in particulaz to Energy and Water Conservation/Storm Water
Management that encourage smart growth. The proposed update to the Design Manual will
complement these existing policies and regulations. Below is a brief description of the existing
policies.
General Plan
The City of Chula Vista General Plan encourages the creation of guidelines or policies that
promote sustainable development. Sustainable development is a means of balancing growth and
economic progress with the protection of natural resources and the environment in a socially
responsible manner. The General Plan's goal is to continue to move forwazd in supporting the
ability to meet present needs without compromising the ability of future generations to meet their
own needs.
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Staff Report -Item No. 5
Page 4
Zonine Code and other Reeulatorv Documents
To implement the General Plan's goal of sustainability, SPA Plans, Specific Plans, and Zoning
regulations have been adopted or are currently being updated. The SPA documents, which
specify the zoning for the various Planned Communities, contain an AQIP that must be
implemented for each project. The Urban Core Specific Plan provides regulations to an area on
the western portion of the City and promotes smart growth principles, pedestrian friendly
development, increased densiTy near transit, mixed use development, and other air quality and
energy conservation methods. Staff is also currently working on the southwest Palomar Gateway
Specific Plan, which will provide zoning and design guidelines related to higher density and
mixed use development surrounding the Palomaz Transit Station.
Chula Vista Municipal Code (CVMC) Title 19 (commonly referred to as the Zoning Code) has
regulations that further smart growth and sustainable development. The Central Commercial
(CC) zone (CVMC 19.36) currently allows mixed use development with a conditonal use
permit. Additional development standards aze provided in CVMC 19.58 for mixed use projects
proposed pursuant to the CC Zone. Staff has been working with the SWWG to update the CC
zone and existing mixed-use development standards to incorporate more current development
standards for mixed use designated azeas (e.g. along South Third Avenue and South Broadway}.
The proposed changes to the CC zone (Zoning Amendments) are intended to permit mixed use
development (residential/commercial) by right, in the areas designated as Mixed Use Residential
by the General Plan, and subject to the updated development standazds. To minimize potential
conflicts with new residential development, the Zoning Amendments aze also proposing that
conditional use permits be required for bazs, cocktail lounges, and other drinking establishments,
within the CC zone, and subject to certain provisions. Staff will present the proposed Zoning
Amendments to the Planning Commission for consideration and recommendation in December
2010, and subsequently present the proposed Zorring Amendments along with the Amendments
to the Design Manual to the City Council in January 2011 for final consideration.
Proposed Design Guidelines for Sustainable Development
The Design Manual serves as a companion design document to the Zoning Code in the planning
and design of new development. The revisions to the Design Manual address sustainable design
concepts that developers{applicants would need to consider in designing their projects prior to
submitting for a Design Review permit. The proposed guidelines for sustainable development
have been divided into two parts which will be incorporated into the Design Manual as Mixed
Used Design Guidelines - Section V (Attachment B) and Conservation Design Guidelines -
Section VI (Attachment C). The proposed guidelines are briefly summazized below.
Mixed Use Design Guidelines
Mixed Use development encourages the placement of complementary land uses such as housing,
retail, office, services, and public facilities on the same lot as allowed per the Zoning Ordinance.
Development can be achieved through vertical mixed use (such as residential above shops) as
~' `~
7-13
Staff Report-Item No. 5
Page 5
well as horizontal mixed use, which provides a variety of land uses situated on the same site.
This development type encourages sustainable development since a balanced mix of housing and
employment reduces trips and vehicle-miles-traveled, and enhances the pedestrian environment
by providing amenities within walking distance. The proposed Mixed Use Design Guidelines aze
intended to promote mixed-use development that meets the goals of smart growth and
sustainable development. Because the Mixed Use Design Guidelines include many sustainable
design concepts that are universal to all types of development, it is recommended that they also
be utilized when designing new "single use" projects such asmulti-family or commercial
developments. The new guidelines are listed below followed by a brief description.
Neighborhood Context
The 1994 Design Manual has limited guidance regazding the neighborhood context and how it
can achieve the goals of sustainable development through smart growth. Many azeas within the
City contain opportunities for development on vacant or underutilized sites. The design of infill
development must be sensitive to the existing neighborhood context and positively contribute to
the public realm. Placement of structures should consider topography of the site and the location
of adjacent land uses. New design guidelines related to Neighborhood Context address
compatibility, access/linkage, coordination with adjacent properties, and public views.
Site Design, Building Siting and Orientation
The existing Design Manual provides guidelines for building siting and orientation. However,
further guidance is provided by the proposed design guidelines to meet the sustainable
development goal of enhancing the pedestrian environment. Sustainable development can be
achieved through the siting and orientation of the building by enhancing the pedestrian
experience through the placement of the building adjacent to the public realm or outdoor azea to
create a physical transition zone between the building and the street, provide a visual connection
to the public realm, and enhance access to transit where available. The proposed design
guidelines encourage buildings to be located where they can connect to the public realm, and be
arranged within the site so that appropriate space is provided for parking, outdoor seating and
other activities.
Building Design
These guidelines encourage sustainable development through the design of the building by
enhancing the pedestrian experience. This is achieved through the proper application of design
elements such as rhythm, mass and proportion, articulation and fenestration, and color and
materials. The design guidelines have been updated to encourage quality building design that
ensures individual development projects contribute to the overall character of a community,
particularly the public realm (e.g. sidewalks, streets). The proposed guidelines suggest that
buildings be designed to facilitate pedestrian activity and access to transit facilities and that
windows be placed to enliven the pedestrian environment and provide view opporhunities for
ground floor businesses. Buildings should also include architectural features that reflect the local
~~
7-14
Staff Report -Item No. 5
Page 6
vernacular and aze appropriate to the local climate
Parking
Parking is an important element of design that, if properly done, may contribute to sustainable
development. Awell-designed site should accommodate all modes of travel, including the
automobile. The challenge for designers is to provide a parking supply that is slightly
constrained but does not deter customers, frustrate tenants or create problems for nearby
residents. It is also essential to accommodate parking while still creating walkable, pedestrian-
oriented streets. The proposed design guidelines include measures related to surface pazking,
parking garages and shared parking. The design guidelines are intended to create a balance
between the needs of the automobile and pedestrians. The proposed guidelines also emphasize
parking location, integration with landscaping, and its relafion with internal circulation.
Conservation Design Guidelines
Measures that result in the conservation of resources aze a critical component in designing for
sustainable development. Well-planned sites can take advantage of potential energy conservation
opportunities by orienting buildings to take advantage of the region's climate and environmental
influences, such as wind and sun, and incorporating energy-generating technologies, such as
solar panels and turbines that capture ocean breezes and the seasonal Santa Ana winds.
Landscaping can also have a significant effect on the appearance and comfort of the
accompanying space and help reduce the heat island effect.
Other sustainable design solutions such as "adaptive reuse" conserve by reusing entire buildings,
important structural or architectural features, and/or construction materials in the development of
new uses. The result is less air pollution during construction, a reducfion in landfill waste, and
energy cost of new materials. Conservation of water and improving water quality is also key in
the design of new sustainable development. These early design measures will assist in the
implementation of the City's storm water regulations and landscape regulations which require
that landscape design, installation, and maintenance be water efficient.
The new Conservation Design Guidelines address the following areas:
• Energy Conservation and Landscaping
• Resource Conservation
• Water Conservation
The guidelines should be considered, as applicable, when designing for all types of new
developments, including residential, commercial, industrial or mixed use.
~'lP
7-15
Staff Report -Item No. 5
Page 7
CONCLUSION:
Over the last several yeazs, the City of Chula Vista has made great efforts to incorporate
regulations and standazds to achieve sustainable development. Provisions have already been
incorporated into the regulatory framework of SPA Plans for the master planned communities in
eastern Chula Vista and the northwest area of the City with the Urban Core Specific Plan. During
the past months, City staff has been working with the SWWG, CVRC, utd DRB to develop and
adopt Sustainable Design Guidelines as directed by the City Council to implement the vision,
objectives and policies of the General Plan. The proposed Amendments to the Design Manual
provide guidelines for implementing sustainability measures in the remaining azeas of the city.
These measures include a combination of site design features intended to encourage smart
growth community site design principles, provide pedestrian friendly environments, support
alternate travel modes (e.g., transit, bicycling), aide energy conservation, and support reductions
in vehicles miles traveled and air pollution. It is expected that these standards will help to
achieve a more sustainable development and a higher quality of life for the community.
FISCAL IMPACT:
Adoption and application of the proposed Sustainable Design Guidelines will not create a fiscal
impact for the City, since the Guidelines will be applied as individual private development
projects aze presented to the City for review and permitting.
Staff time spent on the preparation and processing of the Design Guidelines has been covered by
Redevelopment funds set aside during Fiscal Year 2009-2010, and funds from the SDGE
Sustainable Communities Grant.
DECISION MAKER CONFLICTS:
Not Applicable:
Staff has reviewed the decision contemplated by this action and has determined that it is not site
specific and consequently the 500 foot rule found in California Code of Regulations Section
18704.2(a)(1) is not applicable to this decision.
ATTACHMENTS:
Attachment A -Input Received at Public Meetings/Workshops
Attachment B -Mixed Use Design Guidelines
Attachment C -Conservation Design Guidelines
rJ'
7-16
ATTACHMENT2
Input Received at Public Meetings/Workshops
Issue Comment Section Reference Page
Provided b
Retail on First Floor City Council Item Mixed Use Design Guidelines: Pages 4; 24-29
5/25/10 Introduction; Site Design/Siting
and Orientation; Building Design
Encourage sustainable City Council Item Conservation Design Guidelines: Pages 1-8
features that are 5/ZS/10 Energy Conservation and
practical and feasible Landscaping; Resource
Conservation; Water Conservation
Utilize solar systems City Council Item Conservation Design Guidelines: Page 2
on parking structure 5/25/10 Energy Conservation and
roofs Landscaping
Update photos (e.g City Council Item Mixed Use Design Guidelines: Updated throughout
Corner Sites - 5/25/10 Updated throughout
dominant entrance)
Include Paseos and City Council Item Mixed Use Design Guidelines: Pages 16-18
Pass throughs 5/25/10 Site Design/Siting and Orientation:
Plazas and Open Space
Provide forum to City Council Item Mixed Use Design Guidelines: Pages 5 -7
communicate what we 5/25110 Neighborhood Context;
cherish Part of the existing Public
Participation Process
Facilitate use of City Council Item Mixed Use Design Guidelines: Pages 16; 20
Sidewalk Cafes - 5/25/10 Site Design/Siting and Orientation:
TAVA Guidelines Plazas and Open Space; Outdoor
Seating
Encourage offsets to CVRC Workshop Mixed Use Design Guidelines: Pages 8-9
street wall to provide Boazd Member Site Design/Siting and Orientation:
open space via Setbacks
incentives
Encourage increased CVRC Workshop Mixed Use Design Guidelines:
ceiling heights for Boazd Member Site Design/Siting and Orientation: Page 14
first floor retail (15 Comer Sites
feet) w/residential
above
rJ.--~v 2,
7-17
ATTACHMENT 2
Issue Comment Section Reference Page
Provided by
Make guidelines CVRC Workshop Mixed Use Design Guidelines:
unique to setting Board Member Neighborhood Context Pages 5-7; 13
Allow public uses in CVRC Workshop Mixed Use Design Guidelines: Page 4
mixed use Boazd Member Introduction
developments
Minimize driveways CVRC Workshop - Mixed Use Design Guidelines: Pages 9 - 11
cuts along streets with Site Design/Siting and Orientation:
alleys Pedestrian and Bicycle Access
Minimize access CVRC Workshop Mixed Use Design Guidelines: Page 9 - 11
widths to reduce Site DesignlSiting and Orientation:
pedestrian conflicts Vehicle Access
Make safe place for DRB Workshop Mixed Use Design Guidelines: Page 7; 10 - 12; 34
pedestrian -address Site Design/Siting and Orientation:
lighting/foot candles Pedesirian and Bicycle Access;
Building Design -Lighting
Strive for quality DRB Workshop Provided throughout guidelines Provided throughout
architecture and great guidelines
people places
Encourage shared DRB Workshop Mixed Use Design Guidelines: Page 38
parking Pazking: Shared Pazking
Low Impact DRB Workshop Conservation Design Guidelines: Pages 7 - 8
Development Water Conservation Section
Use drought tolerant DRB Workshop Conservation Design Guidelines: Page 6
and low maintenance Water Conservation Section
landscaping
Provide preferred DRB Workshop Green Building Code
parking for fuel
efficient cazs
~~~~
7-18
ATTACHMENT3
Chapter 19.36
C-C -CENTRAL COMMERCIAL ZONE
Sections:
19.36.010 Purpose.
19.36.020 Permitted uses.
19.36.D30 Conditional uses.
19.36.040 Repealed.
19.36.050 Height regulations.
19.36.060 Area, lot coverage and yard requirements.
19.36.070 Enclosures required for all uses -Exceptions.
19.36.080 Setbacks from residential zone -Landscaping required.
19.36.090 Landscaping.
19.36.100 Employee activity restrictions.
19.36.110 Site plan and architectural approval required.
19.36.120 Off-street parking and loading facilities.
19.36.130 Trash storage areas.
19.36.140 Outdoor storage.
19.36.150 Wall requirements.
19.36.160 Performance standards.
19.36.010 Purpose.
The purpose of the C-C zone is to stabilize, improve and protect the commercial characteristics of
the ~lor community' s business centers and commercial corridors and integrate mixed use
development (commercial with residential) to increase the urban vibrancy of these areas. The C-
Czone designation shall only be applied in the general location of such business centers and
commercial corridors as well as in Mixed Use Residential (MUR) areas as designated in the
Chula Vista General Plan. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 1212 § 1, 1969; prior code
§ 33.509(A)).
19.36.020 Permitted uses.
Principal permitted uses in the C-C zone are as follows:
A. Stores, shops and offices supplying commodities or performing services for residents of the
City as a whole or the surrounding community such as department stores, specialty shops,
banks, business offices, and other financial institutions and personal service enterprises;
B. Restaurants, and sale of beer or other alcoholic beverages for consumption on the premises
only where the sale is incidental with the sale of food;-_
C. Bona fide antique shops, but not including secondhand stores or junk stores;
7-19
D. Parking structures and off-street parking lots, subject to the provisions of CVMC 19.58.230;
E. Electrical substations and gas regulator stations, subject to the provisions of CVMC 19.58.140;
F. Any other retail business or service establishment which the Commission finds to be consistent
with the purpose of this title and which will not impair the present or potential use of adjacent
properties;
G. Accessory uses and buildings customarily appurtenant to a permitted use and satellite dish
antennas in accordance with the provisions in CVMC 19.20.030(F)(1)thvough (9);
H. Agricultural uses as provided in CVMC 19.16.030.
I Mixed commercial-residential proiects if designated by the Chula Vista General Plan as MUR
subiect to the provisions of CVMC 19 58 205.
(Ord. 3153 § 2 (Exh. A), 2010; Ord. 2273 § 5, 1988; Ord. 2108 § 1, 1985; Ord. 1356 § 1, 1971;
Ord. 1212 § 1, 1969; prior code § 33.509(8)).
19.36.030 Conditional uses.
The following uses shall be permitted in the C-C zone; provided, a conditional use permit is
issued in accordance with the provisions of CVMC 19.14.030(A) or 19.14.040, as may be
applicable, and CVMC 19.14.050 through 19.14.090:
A. Car washes, subject to the provisions of CVMC 19.58.060;
B. Automobile rental and towing services;
C. Social and fraternal organizations (nonprofit), subject to the provisions of CVMC 19.58.100;
D. Trailer rentals;
E. Veterinarian clinics, subject to the provisions of CVMC 19.58.050;
F. Automobile service stations, subject to the provisions of CVMC 19.58.280, and automobile
maintenance and repair (minor);
G. Roof-mounted satellite dishes, subject to the standards set forth in CVMC 19.30.040;
H. Recycling collection centers, subject to the provisions of CVMC 19.58.345;
I. Mixed commercial-residential projects, in those areas not designated MUR by the Chula Vista
General Plan subiect to the applicable fndings (CVMC 19.14.080) and subject to the provisions
of CVMC 19.58.205.
7-20
The following uses shall be permitted in the C-C zone; provided, a conditional use permit is
issued by the Planning Commission, or Chula Vista Redevelopment Corporation for projects
within a designated redevelopment project area, or for unclassified uses as defined in CVMC
19.54.020:
J. Skating rinks, subject to the conditions of CVMC 19.58.040;
K. Billiard parlors subject to the provisions of CVMC 19.58.040;
L. Bowling alleys, subject to the provisions of CVMC 19.58.040;
M. Cardrooms;
N Bars cocktail lounges and night clubs subiect to the provisions of CVMC 19 58 075
Businesses with dance floors are also subiect to the provisions of CVMC 19.58.115 and CVMC
Chapter 5.26.
O Restaurants with dance floors or areas designated for live entertainment. Businesses with
dance floors are also subiect to the provisions of CVMC 19.58.115 and CVMC Chapter 5.26.
Businesses with areas set aside for live entertainment are also subiect to the provisions of CVMC
Chapter 9.13.
PN. Unclassified uses, see Chapter 19_54 CVMC. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 2633 § 4,
1995; Ord. 2295 § 1, 1989; Ord. 2252 § 5, 1988; Ord. 2233 § 5, 1987; Ord. 2160 § 1, 1986; Ord.
2152 § 2, 1986; Ord. 2108 § 1, 1985; Ord. 1757 § 1, 1977; Ord. 1746 § 1, 1977; Ord. 1571 § 1,
1974; Ord. 1356 § 1, 1971; Ord. 1212 § 1, 1969; prior code § 33.509(C)).
19.36.040 Sign regulations.
Repealed by Ord. 2924 § 3, 2003. (Ord. 2309A § 8, 1989; Ord. 1575 § 1, 1974; Ord. 1356 § 1,
1971; Ord. 1295 § 1, 1970; Ord. 1251 § 1, 1969; Ord. 1212 § 1, 1969; prior code § 33.509(D)).
19.36.050 Height regulations.
None, except that no building shall exceed three and one-half stories or 45 feet in height when
located adjacent to any C-O or residential zone. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 1356 § 1,
1971; Ord. 1212 § 1, 1969; prior code § 33.509(E)).
19.36.060 Area, lot coverage and yard requirements.
The following minimum area, lot coverage and yard requirements shall be observed in the C-C
zone, except as provided in CVMC 19.16.020 and 19.16.060 through 19.16.080 and where
increased for conditional uses:
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Setbacks in Feet
Lot Front and
Area* Exterior* Side
(sq. ft.) Yards Side Rear
5,000 1025 feet None, except when abutting an R None, except when abutting an R zone ' i
zoned+strist, then not less than 15 feet then not less than required for said R
zoneA+skiet
*Or not less than that specified on the building line map shall be provided and maintained. The setback
requirements shown on the adopted building line map for Chula Vista shall take precedence over the setbacks
required in the zoning district.
(Ord. 3153 § 2 (Exh. A), 2010; Ord. 1356 § 1, 1971; Ord. 1251 § 1, 1969; Ord. 1212 § 1, 1969; prior
code § 33.509(F)).
19.36.070 Enclosures required for all uses -Exceptions.
All uses in the C-C zone shall be conducted wholly within a completely enclosed building, except
for outdoor restaurants, service stations, off-street parking and loading facilities, and other open
uses specified under conditional use permits as determined by the Planning Commission.
Permanent and temporary outside sales and display shall be subject to the provisions of CVMC
19.58.370. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 1436 § 1, 1973; Ord. 1212 § 1, 1969; prior code
§ 33.509(G)(1)).
19.36.080 Setbacks from residential zone -Landscaping required.
In any C-C zone directly across a street or thoroughfare (excluding a freeway) from any R
zonedistrist, the parking and loading facilities shall be distant at least 10 feet from said street, and
the buildings and structures at least 20 feet from said street and said space permanently
landscaped. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 1212 § 1, 1969; prior code § 33.509(G)(2)).
19.36.090 Landscaping.
The site shall be landscaped in conformance with the landscaping manual of the City and
approved by the Director of Planning. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 1356 § 1, 1971; Ord.
1212 § 1, 1969; prior code § 33.509(G)(3)).
19.36.100 Employee activity restrictions.
In the C-C zone, not more than five persons shall be engaged in the fabrication, repair and other
processing of goods in any establishment, except when permitted by conditional use permit. (Ord.
3153 § 2 (Exh. A), 2010; Ord. 1212 § 1, 1969; prior code § 33.509(G)(4)).
19.36.110 Site plan and architectural approval required.
7-22
Site plan and architectural approval is required for all uses in the C-C zone, as provided in CVMC
19.14.420 through 19.14.480. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 1212 § 1, 1969; prior code
§ 33.509(G)(5)).
19.36.120 Off-street parking and loading facilities.
Off-street parking and loading facilities are required for all uses in the C-C zone, as provided in
19.62.010 through 19.62.140. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 1356 § 1, 1971; Ord. 1212 § 1,
1969; prior code § 33.509(G)(6)).
19.36.130 Trash storage areas.
Trash storage areas shall be provided in the C-C zone, subject to the conditions of CVMC
19.58.340. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 1356 § 1, 1971; Ord. 1212 § 1, 1969; prior code
§ 33.509(G)(7)).
19.36.140 Outdoor storage.
Outdoor storage of merchandise, material or equipment shall be permitted in the C-C zone only
when incidental to a permitted or accessory use located on the premises; and provided, that:
A. Storage area shall be completely enclosed by walls, fences, or buildings, and shall be part of
an approved site plan;
B. No outdoor storage of materials or equipment shall be permitted to exceed a height greater
than that of any enclosing wall, fence or building. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 1212 § 1,
1969; prior code § 33.509(G)(8)).
19.36.150 Wall requirements.
Zoning walls shall be provided in the C-C zone subject to the conditions in CVMC 19.58.150 and
19.58.360. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 1356 § 1, 1971; Ord. 1212 § 1, 1969; prior code
§ 33.509(G)(9)).
19.36.160 Performance standards.
All uses in the C-C zone shall be subject to initial and continued compliance with the performance
standards set forth in CVMC Chapters 19_66 and 19.68CVMS. (Ord. 3153 § 2 (Exh. A), 2010;
Ord. 1356 § 1, 1971; Ord. 1212 § 1, 1969; prior code § 33.509(H)).
7-23
Chapter 19.58
USES
19.58.010 Purpose of provisions
The purpose of these special provisions is to establish clear and definite terms and conditions
governing the development of certain uses, possessing unique characteristics or problems, which
will enable diverse uses to be accommodated harmoniously within the City, to prevent future
nuisance aCtIVIt12S in a parflCUar geOQraphlC area bV Im pOSlnq COndItIOnS aimed at mlflgatlnq
those effects and to provide uniform standards and guidelines for such development.
19.58.205 Mixed commercial-residential projects in the C-C-R zone.
Mixed commercial-residential projects may be allowed in the C-C-I? zone either by right or upon
the issuance of a conditional use permit depending upon the land use designation of the Chula
Vista General Plan Any mixed commercial- residential proiect shall be and-subject to the
fallowing additional standards and guidelines:
A.-
_ signated
6-TThe commercial and residential components shall be planned and implemented together;
B Mixed use proiects shall be developed to be internally compatible between the different land
uses and may include restrictions on commercial uses and/or business hours in order to avoid
conflicts with residential uses Mixed use proiects shall comply with the pertgrmance standards
set forth in CVMC Chapters 19 66 (Performance Standards) and 19 68 (Performance Standards
and Noise Controll;
C. The maximum allowable residential density shallw+u be governed by the provisions of the R-3
zone based on the total project area, less any area devoted exclusively to commercial use,
including commercial parking and circulation areas. The approved density may be significantly
less than the maximum allowable density depending on site-specific factors, including the density
and relationship of surrounding residential areas, if any;
D. Parking, access and circulation shall be largely independent for the commercial and residential
components of the project. Each use component shall provide off-street parking in accordance
with City standards as provided in CVMC Chapter 19.62:
E. The residential component shall at a minimum meet the private and common usable open
space requirements of the R-3 H zone For residential developments with studio and/or one
7-24
bedroom units (only) the usable open space or courtyards in commercial areas which are fully
accessible to residents may be used by the residents and counted towards the open space
requirements however open space intended for use by the residents shall not be accessible to
the commercial area;
F Front yard setbacks may be reduced from the minimum standard provided in 19.36.060 to
allow storefronts along street frontages to maintain a pedestrian orientation at the street level
and/or reduce effects on adjacent residential uses The reduction in front yard setback will be
determined through evaluation of the site design and approved by the decision making body for
the permit:
G Side and Rear yard setbacks shall be a minimum of 10 feet and may be increased to provide a
sensitive transition where adjacent to single family residential neighborhoods. The increase in
side and/or rear yard setback will be determined through evaluation of the site design and
approved by the decision making body for the permit Where such yard is contiguous and parallel
with an alley one-half the width of such alley shall be assumed to be a portion of such yard'
H Additional design standards may be required to mitigate adjacency issues and may include:
2 All exterior lighting shall focus internally and shall be kept within the property lines to
decrease the light pollution onto the neighboring properties.
(Ord. 3153 § 2 (Exh. A), 2010; Ord.
2295 § 1, 1989).
19 58 075 Bars cocktail lounges, and nightclubs.
a All bars cocktail lounges and nightclubs identified as conditional uses shall not be granted a
conditional use permit unless the zoning administrator or other issuing authority finds in his or her
sole discretion and based on substantial evidence in view of the entire record that approval of
the permit will not result in an overconcentration of such facilities Overconcentration may be
found to exist based on (i) the number and location of existing facilities in the surrounding area;
(ii) non compliance with State Alcohol Beverage Control overconcentration standards in effect a[
the time of project consideration (iii) the impact of the proposed facility on crime' and/or (iv) the
7-25
the street or adjacent property.
impact of the proposed facility on traffic volume traffic flow and parking. The police department or
other appropriate city departments may provide evidence at the hearing
b Applicants for such businesses shall comply with the provisions of CVMC 5 09 (Alcohol
Beverages Licenses).
c A permit to operate may be restricted by any reasonable conditions including but not limited to,
limitations on hours of operation.
d Such uses shall be in compliance with the provisions of CVMC Chapters 19.66 (Performance
Standards) and 19 68 (Performance Standards and Noise Control).
7-26
ORDINANCE NO. 2011-
ORDINANCE OF THE CITY OF CHULA VISTA AMENDING
CHULA VISTA MUNICIPAL CODE TITLE 19,
SPECIFICALLY CHAPTER 19.36 (CENTRAL COMMERCIAL
ZONE); SECTION 19.58.205 (UPDATE THE MIXED USE
DEVELOPMENT STANDARDS); AND ADDING NEW
SECTION 19.58.075 (BARS, COCKTAIL LOUNGES, NIGHT
CLUBS)
RECITALS
A. Project Area
WHEREAS, the proposed amendments to the Central Commercial Zone and Mixed Use
Development Standards, and addition of provisions for Bars, Cocktail Lounges, and Night Clubs
which are the subject of this ordinance, are generally intended to allow Mixed Use
(Commercial/Residential) projects by right in the Central Commercial Zone and bars, cocktail
lounges and other drinking establishments proposed in the future within the Central Commercial
Zone be allowed through the issuance of a Conditional Use Permit (Amendments); and
WHEREAS, the proposed Amendments are applicable to all properties and projects
within the Central Commercial Zone in areas throughout the City without a Sectional Planning
Area (SPA) Plan or Specific Plan; and
B. Project; City Initiated
WHEREAS, on December 13, 2005, the City of Chula Vista adopted the 2005 General
Plan Update, referred to hereinafter as the General Plan; and
WHEREAS, the General Plan designated five "Areas of Change" located within the
Southwest Area of Chula Vista, which are known as Palomar Gateway District, West Fairfield
District, Main Street District, South Third Avenue District, and South Broadway District; and
WHEREAS, the General Plan contains a vision, objectives and policies for each of these
areas; and
WHEREAS, the General Plan Southwest Area-Wide objectives include the revitalization
and protection of stable residential neighborhoods from adverse land use impacts and provision
of additional housing opportunities; and
WHEREAS, the General Plan District-specific objectives include Redevelopment of the
South Third Avenue District and creation of a vibrant, mixed use area along Third Avenue,
between Naples Street and Orange Avenue, and South Broadway between L Street and Anita
Street; and
WHEREAS, the Amendments, which are the subject of this ordinance, are intended to
implement the General Plan objectives mentioned above; and
7-27
Ordinance No.
Page 2
WHEREAS, the Development Services Director has reviewed the proposed Amendments
for compliance with the California Environmental Quality Act (CEQA) and has determined that
the proposed Amendments were adequately covered in previously adopted General Plan Update
Final Environmental Impact Report EIR OS-O1. Thus no further environmental review or
documentation is required. Subsequent individual development projects requiring discretionary
approval and proposed pursuant to the new zoning regulations will be subject to CEQA review;
and
C. Planning Commission Record on Application
WHEREAS, the Planning Commission set the time and place for an advertised public
hearing on said Amendments, and notice of said heazing, together with its purpose, was given by
its publication of a Display Ad in a newspaper of general circulation in the City, and its mailing
to property owners of the subject parcels, at least ten (10) days prior to the hearing; and
WHEREAS, the Planning Commission held an advertised public hearing on the
Amendments on December 22, 2010, at 6 p.m. in the City Council Chambers at 276 Fourth
Avenue, and after hearing staff presentation and public testimony, voted 5-1-0-1 to recommend
that the City Council approve the Amendments, in accordance with the findings listed below; and
WHEREAS, the proceedings and all evidence introduced before the Planning
Commission at the public hearing on this project held on December 22, 2010, and the minutes
and resolution resulting therefrom, are hereby incorporated into the record of this proceeding;
and
D. City Council Record on Application
WHEREAS, a duly called and noticed public hearing on the Amendments was held
before the City Council of the City of Chula Vista to receive the recommendations of the
Planning Commission and to heaz public testimony with regazd to the same; and
WHEREAS, the City Council held an advertised public hearing on the project on January
18, 2011, at 4:00 p.m. in the Council Chambers at 276 Fourth Avenue and heard the staff
presentation and public testimony.
NOW, THEREFORE, BE IT ORDAINED that the City Council does hereby find and
determine as follows:
SECTION I. ENVIRONMENTAL DETERMINATION
The proposed Amendments have been reviewed for compliance with the California
Environmental Quality Act (CEQA) and the City Council has determined that the proposed
Amendments were adequately covered in previously adopted General Plan Update Final
Environmental Impact Report EIR OS-O1. Thus no further environmental review or
documentation is required. Subsequent individual development projects requiring discretionary
approval and proposed pursuant to the new zoning regulations will be subject to CEQA review.
7-28
Ordinance No.
Page 3
SECTION II. CONSISTENCY WITH GENERAL PLAN
The Amendments provided for herein are consistent with the City of Chula Vista General Plan,
public necessity, convenience and the general welfare and good zoning practice support the
Amendments to the Municipal Code. The proposed amendments to the Central Commercial
Zone and Mixed Use Development Standazds are intended to allow Mixed Use
(Commercial/Residential) projects by right in the Central Commercial Zone and bars, cocktail
lounges and other drinking establishments proposed in the future within the Central Commercial
Zone be allowed through the issuance of a Conditional Use Permit. The revisions to the Mixed
Use Development Standards will facilitate the establishment of commercial and residential uses
to be sited next to each other and will prevent potential conflicts between the two joint uses.
BE IT FURTHER ORDAINED that the City Council of the City of Chula Vista does
hereby approve the Amendments to CVMC Title 19, specifically Section 19.36 (Central
Commercial Zone); Section 19.58.205 (Updates to the Mixed Use Development Standards); and
adding new Section 19.58.075 (Bars, Cocktail Lounges, Night Clubs) as follows:
SECTION III (A). ORDINANCE REVISIONS TO:
Chapter 19.36
C-C -CENTRAL COMMERCIAL ZONE
Sections:
19.36.010 Purpose.
19.36.020 Permitted uses.
19.36.030 Conditional uses.
19.36.040 Repealed.
19.36.050 Height regulations.
19.36.060 Area, lot coverage and yard requirements.
19.36.070 Enclosures required for all uses -Exceptions.
19.36.080 Setbacks from residential zone -Landscaping required.
19.36.090 Landscaping.
19.36.100 Employee activity restrictions.
19.36.110 Site plan and architectural approval required.
19.36.120 Off-street parking and loading facilities.
19.36.130 Trash storage azeas.
19.36.140 Outdoor storage.
19.36.150 Wall requirements.
19.36.160 Performance standards.
19.36.010 Purpose.
The purpose of the C-C zone is to stabilize, improve and protect the commercial characteristics
of the community's business centers and commercial corridors, and integrate mixed use
development (commercial with residential) to increase the urban vibrancy of these areas. The C-
7-29
Ordinance No.
Page 4
C zone designation shall only be applied in the general location of such business centers and
commercial corridors, as well as in Mixed Use Residential (MUR) areas as designated in the
Chula Vista General Plan. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 1212 § 1, 1969; prior code
§ 33.509(A)).
19.36.020 Permitted uses.
Principal permitted uses in the C-C zone are as follows:
A. Stores, shops and offices supplying commodities or performing services for residents of the
City as a whole or the surrounding community such as department stores, specialty shops, banks,
business offices, and other financial institutions and personal service enterprises;
B. Restaurants, and sale of beer or other alcoholic beverages for consumption on the premises
only where the sale is incidental with the sale of food;
C. Bona fide antique shops, but not including secondhand stores or junk stores;
D. Parking structures and off-street parking lots, subject to the provisions of CVMC 19.58.230;
E. Electrical substations and gas regulator stations, subject to the provisions of CVMC
19.58.140;
F. Any other retail business or service establishment which the Commission finds to be
consistent with the purpose of this title and which will not impair the present or potential use of
adjacent properties;
G. Accessory uses and buildings customarily appurtenant to a permitted use and satellite dish
antennas in accordance with the provisions in CVMC 19.20.030(F)(1; through (9);
H. Agricultural uses as provided in CVMC 19.16.030.
I. Mixed commercial-residential projects, if designated by the Chula Vista General Plan as MUR,
subject to the provisions of CVMC 19.58.205.
(Ord. 3153 § 2 (Exh. A), 2010; Ord. 2273 § 5, 1988; Ord. 2108 § 1, 1985; Ord. 1356 § 1, 1971;
Ord. 1212 § 1, 1969; prior code § 33.509(B)).
19.36.030 Conditional uses.
The following uses shall be permitted in the C-C zone; provided, a conditional use permit is
issued in accordance with the provisions of CVMC 19.14.030(A) or 19.14.040, as may be
applicable, and CVMC 19.14.050 through 19.14.090:
A. Car washes, subject to the provisions of CVMC 19.58.060;
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Ordinance No.
Page 5
B. Automobile rental and towing services;
C. Social and fraternal organizations (nonprofit), subject to the provisions of CVMC 19.58.100;
D. Trailer rentals;
E. Veterinarian clinics, subject to the provisions of CVMC 19.58.050;
F. Automobile service stations, subject to the provisions of CVMC 19.58.280, and automobile
maintenance and repair (minor);
G. Roof-mounted satellite dishes, subject to the standards set forth in CVMC 19.30.040;
H. Recycling collection centers, subject to the provisions of CVMC 19.58.345;
L Mixed commercial-residential projects, in those areas not designated MUR by the Chula Vista
General Plan subject to the applicable findings (CVMC 19.14.080) and subject to the provisions
of CVMC 19.58.205.
The following uses shall be permitted in the C-C zone; provided, a conditional use permit is
issued by the Planning Commission, or Chula Vista Redevelopment Corporation for projects
within a designated redevelopment project area, or for unclassified uses as defined in CVMC
19.54.020:
J. Skating rinks, subject to the conditions of CVMC 19.58.040;
K. Billiard parlors subject to the provisions of CVMC 19.58.040;
L. Bowling alleys, subject to the provisions of CVMC 19.58.040;
M. Cardrooms;
N. Bars, cocktail lounges and night clubs subject to the provisions of CVMC 19.58.075.
Businesses with dance floors are also subject to the provisions of CVMC 19.58.115 and CVMC
Chapter 5.26.
O. Restaurants with dance floors or areas designated for live entertainment. Businesses with
dance floors are also subject to the provisions of CVMC 19.58.115 and CVMC Chapter 5.26.
Businesses with areas set aside for live entertainment are also subject to the provisions of CVMC
Chapter 9.13.
P. Unclassified uses, see CVMC Chapter 19.54 (Ord. 3153 § 2 (Exh. A), 2010; Ord. 2633 § 4,
1995; Ord. 2295 § 1, 1989; Ord. 2252 § 5, 1988; Ord. 2233 § 5, 1987; Ord. 2160 § 1, 1986; Ord.
7-31
Ordinance No.
Page 6
2152 § 2, 1986; Ord. 2108 § 1, 1985; Ord. 1757 § 1, 1977; Ord. 1746 § 1, 1977; Ord. 1571 § 1,
1974; Ord. 1356 § 1, 1971; Ord. 1212 § 1, 1969; prior code § 33.509(C)).
19.36.040 Sign regulations.
Repealed by Ord. 2924 § 3, 2003. (Ord. 2309A § 8, 1989; Ord. 1575 § 1, 1974; Ord. 1356 § 1,
1971; Ord. 1295 § 1, 1970; Ord. 1251 § 1, 1969; Ord. 1212 § 1, 1969; prior code § 33.509(D)).
19.36.050 Height regulations.
None, except that no building shall exceed three and one-half stories or 45 feet in height when
located adjacent to any C-O or residential zone. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 1356 § 1,
1971; Ord. 1212 § 1, 1969; prior code § 33.509(E)).
19.36.060 Area, lot coverage and yard requirements.
The following minimum area, lot coverage and yard requirements shall be observed in the C-C
zone, except as provided in CVMC 19.16.020 and 19.16.060 through 19.16.080 and where
increased for conditional uses:
Setbacks in Feet
Lot Front and
Area* Exterior* Side
(sq. ft.) Yards Side Rear
5,000 10 feet None, except when abutting an None, except when abutting an R zone,
R zone, then not less than 15 then not less than required for said R
feet zone
*Or not less than that specified on the building line map shall be provided and maintained. The
setback requirements shown on the adopted building line map for Chula Vista shall take
precedence over the setbacks required in the zoning district.
(Ord. 3153 § 2 (Exh. A), 2010; Ord. 1356 § 1, 1971; Ord. 1251 § 1, 1969; Ord. 1212 § 1, 1969;
prior code § 33.509(F)).
19.36.070 Enclosures required for all uses -Exceptions.
All uses in the C-C zone shall be conducted wholly within a completely enclosed building,
except for outdoor restaurants, service stations, off-street parking and loading facilities, and other
open uses specified under conditional use permits as determined by the Planning Commission.
7-32
Ordinance No.
Page 7
Permanent and temporary outside sales and display shall be subject to the provisions of CVMC
19.58.370. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 1436 § 1, 1973; Ord. 1212 § 1, 1969; prior code
§ 33.509(G)(1)).
1936.080 Setbacks from residential zone -Landscaping required.
In any C-C zone directly across a street or thoroughfare (excluding a freeway) from any R zone,
the parking and loading facilities shall be distant at least 10 feet from said street, and the
buildings and structures at least 20 feet from said street and said space permanently landscaped.
(Ord. 3153 § 2 (Exh. A), 2010; Ord. 1212 § 1, 1969; prior code § 33.509(G)(2)).
19.36.090 Landscaping.
The site shall be landscaped in conformance with the landscaping manual of the City and
approved by the Director of Planning. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 1356 § 1, 1971; Ord.
1212 § 1, 1969; prior code § 33.509(G)(3)).
19.36.100 Employee activity restrictions.
In the C-C zone, not more than five persons shall be engaged in the fabrication, repair and other
processing of goods in any establishment, except when permitted by conditional use permit.
(Ord. 3153 § 2 (Exh. A), 2010; Ord. 1212 § 1, 1969; prior code § 33.509(G)(4)).
19.36.110 Site plan and architectural approval required.
Site plan and architectural approval is required for all uses in the C-C zone, as provided in
CVMC 19.14.420 through 19.14.480. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 1212 § 1, 1969; prior
code § 33.509(G)(5)).
19.36.120 Off-street parking and loading facilities.
Off-street parking and loading facilities are required for all uses in the C-C zone, as provided in
19.62.010 through 19.62.140. (Ord. 3153. § 2 (Exh. A), 2010; Ord. 1356 § 1, 1971; Ord. 1212
§ 1, 1969; prior code § 33.509(G)(6)).
19.36.130 Trash storage areas.
Trash storage areas shall be provided in the C-C zone, subject to the conditions of CVMC
19.58.340. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 1356 § 1, 1971; Ord. 1212 § 1, 1969; prior code
§ 33.509(G)(7)).
19.36.140 Outdoor storage.
Outdoor storage of merchandise, material or equipment shall be permitted in the C-C zone only
when incidental to a permitted or accessory use located on the premises; and provided, that:
A. Storage area shall be completely enclosed by walls, fences, or buildings, and shall be part of
an approved site plan;
7-33
Ordinance No.
Page 8
B. No outdoor storage of materials or equipment shall be permitted to exceed a height greater
than that of any enclosing wall, fence or building. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 1212 § 1,
1969; prior code § 33.509(G)(8)).
19.36.150 Wall requirements.
Zoning walls shall be provided in the C-C zone subject to the conditions in CVMC 19.58.150
and 19.8.360. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 1356 § 1, 1971; Ord. 1212 § 1, 1969; prior
code § 33.509(G)(9)).
19.36.160 Performance standards.
All uses in the C-C zone shall be subject to initial and continued compliance with the
performance standards set forth in CVMC Chapters 19.66 and 19.68. (Ord. 3153 § 2 (Exh. A),
2010; Ord. 1356 § 1, 1971; Ord. 1212 § 1, 1969; prior code § 33.509(H)).
SECTION III (B). ORDINANCE REVISIONS TO:
Chapter 19.58
USES
19.58.010 Purpose of provisions
The purpose of these special provisions is to establish clear and definite terms and conditions
governing the development of certain uses, possessing unique characteristics or problems, which
will enable diverse uses to be accommodated harmoniously within the City, to prevent future
nuisance activities in a particular geographic area by imposing conditions aimed at mitigating
those effects, and to provide uniform standards and guidelines for such development.
19.58.205 Mixed commercial-residential projects in the C-C zone
Mixed commercial-residential projects may be allowed in the C-C zone either by right or upon
the issuance of a conditional use permit depending upon the land use designation of the Chula
Vista General Plan. Any mixed commercial- residential project shall be subject to the following
additional standards and guidelines:
A. The commercial and residential components shall be planned and implemented together;
B. Mixed use projects shall be developed to be internally compatible between the different land
uses, and may include restrictions on commercial uses and/or business hours in order to avoid
conflicts with residential uses. Mixed use projects shall comply with the performance standards
set forth in CVMC Chapters- 19.66 (Performance Standards) and 19.68 (Performance Standards
and Noise Control);
C. The maximum allowable residential density shall be governed by the provisions of the R-3
zone based on the total project area, less any area devoted exclusively to commercial use,
7-34
Ordinance No.
Page 9
including commercial parking and circulation areas. The approved density may be significantly
less than the maximum allowable density depending on site-specific factors, including the
density and relationship of surrounding residential areas, if any;
D. Pazking, access and circulation shall be largely independent for the commercial and
residential components of the project. Each use component shall provide off-street parking in
accordance with City standards, as provided in CVMC Chapter 19.62;
E. The residential component shall at a minimum meet the private and common usable open
space requirements of the R-3 H zone. For residential developments with studio and/or one
bedroom units (only), the usable open space or courtyards in commercial areas which are fully
accessible to residents may be used by the residents and counted towards the open space
requirements; however open space intended for use by the residents shall not be accessible to the
commercial area;
F. Front yard setbacks may be reduced from the minimum standard provided in 19.36.060 to
allow storefronts along street frontages to maintain a pedestrian orientation at the street level
and/or reduce effects on adjacent residential uses. The reduction in front yard setback will be
determined through evaluation of the site design and approved by the decision making body for
the permit;
G. Side and Rear yard setbacks shall be a minimum of 10 feet and may be increased to provide a
sensitive transition where adjacent to single family residential neighborhoods. The increase in
side and/or rear yard setback will be determined through evaluation of the site design and
approved by the decision making body for the permit. Where such yard is contiguous and
pazallel with an alley, one-half the width of such alley shall be assumed to be a portion of such
yard;
H. Additional design standards may be required to mitigate adjacency issues, and may include:
1. A six-foot high solid or decorative metal fence may be required pursuant to CVMC
Section 19.58.150 and CVMC Section 19.58.360, as may be applicable. If the fence is solid, it
shall have design treatment and be articulated every six to eight feet to avoid presenting a blank
wall to the street or adjacent property.
2. All exterior lighting shall focus internally and shall be kept within the property lines to
decrease the light pollution onto the neighboring properties.
3. Screening and/or buffers shall be required to obscure features such as dumpsters, rear
entrances, utility and mainteriance structures and loading facilities.
4. Building orientation and design shall be cognizant of adjacent low density uses, i.e.
balconies shall stepback a minimum of 10 feet to avoid overlooking rear yards of adjacent
residential uses. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 2295 § 1, 1989).
7-35
Ordinance No.
Page 10
SECTION III (C). ORDINANCE REVISIONS -ADDITION OF:
Section 19.58.075 Bars, cocktail lounges, and nightclubs.
a. All bars, cocktail lounges and nightclubs identified as conditional uses, shall not be granted a
conditional use permit unless the zoning administrator or other issuing authority finds in his or
her sole discretion, and based on substantial evidence in view of the entire record, that approval
of the permit will not result in an overconcentration of such facilities. Overconcentration may be
found to exist based on (i) the number and location of existing facilities in the surrounding area;
(ii) non-compliance with State Alcohol Beverage Control overconcentration standards in effect
at the time of project consideration; (iii) the impact of the proposed facility on crime; and/or (iv)
the impact of the proposed facility on traffic volume, traffic flow and parking. The police
department or other appropriate city departments may provide evidence at the hearing.
b. Applicants for such businesses shall comply with the provisions of CVMC Chapter 5.09
(Alcohol Beverages Licenses).
c. A permit to operate may be restricted by any reasonable conditions including, but not limited
to, limitations on hours of operation.
d. Such uses shall be in compliance with the provisions of CVMC Chapters 19.66 (Performance
Standards) and 19.68 (Performance Standards and Noise Control)
SECTION IV. EFFECTIVE DATE
This ordinance shall take effect and be in full force on the thirtieth day from and after its
second reading.
Presented by:
Gary Halbert, P.E., AICP
Development Services Director/ -~ ~~
Assistant City Manager
7-36
Approved as to form by:
ORDINANCE NO. 2011-.
ORDINANCE OF THE CITY OF CHULA VISTA AMENDING
THE ZONING MAPS ESTABLISHED BY CHULA VISTA
MUNICIPAL CODE SECTION 19.18.010 BY REZONING
CERTAIN PROPERTIES FRONTING ON BROADWAY
BETWEEN L STREET AND NAPLES STREET CURRENTLY
ZONED COMMERCIAL THOROUGHFARE (CT) TO CENTRAL
COMMERCIAL WITH PRECISE PLAN (CC-P)
RECITALS
A. Project Site
WHEREAS, the parcels, which are the subject matter of this ordinance, are represented in
Exhibit A attached hereto and incorporated herein by this reference, and for the purpose of
general description are those properties fronting on Broadway between L Street and Naples
Street in Chula Vista, Califomia; and
B. Project; City Initiated
WHEREAS, on December 13, 2005, the City of Chula Vista adopted the 2005 General
Plan Update, referred to hereinafter as the General Plan; and
WHEREAS, the General Plan designated five "Areas of Change" located within the
Southwest Area of Chula Vista, which are known as Palomar Gateway District, West Fairfield
District, Main Street District, South Third Avenue District, and South Broadway District; and
WHEREAS, the General Plan contains a vision, objectives and policies for each of these
areas; and
WHEREAS, the General Plan Southwest Area-Wide objectives include the revitalization
and protection of stable residential neighborhoods from adverse land use impacts and provision
of additional housing opportunities; and
WHEREAS, the General Plan District-specific objectives for the South Broadway
District include the redevelopment/revitalization and creation of a vibrant, mixed use area along
South Broadway between L Street and Anita Street; and
WHEREAS, the Rezone which is the subject of this ordinance is intended to implement
the General Plan objectives mentioned above; and
WHEREAS, the Development Services Director has reviewed the proposed project for
compliance with the California Environmental Quality Act (CEQA) and has 'determined that the
proposed rezone was adequately covered in previously adopted General Plan Update Final
Environmental Impact Report EIR OS-O1. Thus no further environmental review or
documentation is required. Subsequent individual development projects requiring discretionary
7-37
Ordinance No.
Page 2
approval and proposed pursuant to the new zoning regulations and design guidelines will be
subject to CEQA review; and
C. Planning Commission Record on Application
WHEREAS, the Planning Commission set the time and place for an advertised public
hearing on said Rezone, and notice of said hearing, together with its purpose, was given by its
publication in a newspaper of general circulation in the City, and its mailing to property owners
of the subject pazcels, at least ten (10) days prior to the hearing; and
WHEREAS, the Planning Commission held an advertised public hearing on the Rezone
on December 22, 2010, at 6 p.m. in the City Council Chambers at 276 Fourth Avenue, and after
hearing staff presentation and public testimony, voted 5-1-0-1 to recommend that the City
Council approve the Rezone, in accordance with the findings listed below; and
WHEREAS, the proceedings and all evidence introduced before the Planning
Commission at the public hearing on this project held on December 22, 2010, and the minutes
and resolution resulting therefrom, are hereby incorporated into the record of this proceeding;
and
D. City Council Record on Application
WHEREAS, a duly called and noticed public hearing on the Rezone was held before the
City Council of the City of Chula Vista to receive the recommendations of the Planning
Commission and to hear public testimony with regard to the same; and
WHEREAS, the City Council held an advertised public hearing on the project on January
18, 2011, at 4:00 p.m. in the Council Chambers at 276 Fourth Avenue and heard the staff
presentation and public testimony.
NOW, THEREFORE, BE IT ORDAINED that the City Council does hereby find and
determine as follows:
SECTION L ENVIRONMENTAL DETERMINATION
The proposed Rezone was reviewed for compliance with the California Environmental Quality
Act (CEQA) and the City Council has determined that the proposed rezone was adequately
covered in previously adopted General Plan Update Final Environmental Impact Report EIR 05-
01. Thus no further environmental review or documentation is required. Subsequent individual
development projects requiring discretionary approval and proposed pursuant to the new zoning
regulations and design guidelines will be subject to CEQA review
SECTION II. CONSISTENCY WITH GENERAL PLAN
The rezoning provided for herein is consistent with the City of Chula Vista General Plan, public
necessity, convenience and the general welfare and good zoning practice support the amendments
to the Municipal Code. The proposed Rezone of properties fronting on Broadway between L
Street and Naples Street from Commercial Thoroughfare to Central Commercial are intended to
allow Mixed Use (Commercial/Residential) projects, which are not permitted in the Commercial
7-38
Ordinance No.
Page 3
Thoroughfare Zone, and thus implement the Genera] Plan objectives for the South Broadway
District related to the revitalization of this commercial corridor and the provision of additional
housing opportunities.
BE IT FURTHER ORDAINED that the City Council of the City of Chula Vista does
hereby approve the Amendment to the Zoning Maps established by CVMC Section 19.18.10 by
Rezoning certain properties fronting on Broadway between L Street to Naples Street that are
currently zoned Commercial Thoroughfare (CT) to Central Commercial with Precise Plan (CC-
P), as shown in Exhibit A of this Ordinance.
SECTION III. EFFECTIVE DATE
This ordinance shall take effect and be in full force on the thirtieth day from and after its
second reading.
Presented by:
Gary Halbert, P.E., AICP
Development Services Director/
Assistant City Manager
7-39
Approved as to form by:
EXHIBIT A
D
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D D
NAPIES ST PROJECT
LOCATION
EMERS
CHULA VISTA DEVELOPMENT SERVICES DEPARTMENT
LOCATOR PROJECT
LStreetto Naples Street
APPLICANT PROJECT DESCRIPTION:
ZONE CHANGE
.
on Broadway
PROJECT
N/A Request: Proposed Zone change from CT to CCP.
ADDRESS: L Street to Naples on Broadway.
NORTH SCALE: FILE NUMBER:
No Scale N!A
Related Case:
L:/Dai Fla~LOwrorTilN/A_II 01 Y010
7-40
RESOLUTION NO.
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA AMENDING THE CITY'S DESIGN MANUAL
WHEREAS, on May 25, 2010, the City Council directed staff to amend the City's
Design Manual to provide guidelines for implementing sustainability measures consistent with
the policies established by the General Plan (2005) and Climate Action Plan (2008) in areas of
the City outside of the master planned communities and specific plans; and
WHEREAS, in December 2009, the Southwest Working Group (SWWG) was formed to
work with staff on various planning activities in the southwest area of the City, and said planning
efforts were coordinated with the direction from the City Council in May 2010 to complete the
sustainability design guidelines; and
WHEREAS, workshops were held in June and July 2010 with the Chula Vista
Redevelopment Corporation and the Design Review Board, respectively, to present and discuss
the proposed draft Sustainable Design Guidelines, and after providing positive input the two
review boards requested that staff finalize the Design Guidelines and present them for final
recommendation to the City Council; and
WHEREAS, staff finalized the Sustainable Design Guidelines and restructured them into
two sections comprised of the Mixed Use Design Guidelines and Conservation Design
Guidelines, proposed to be incorporated as Section V and Section VI, respectively, of the City's
Design Manual and presented them as Amendments to the Design Manual, as shown in Exhibits
A and B on file in the City Clerk's office and incorporated herein by this reference; and
WHEREAS, the Development Services Director has reviewed the proposed
Amendments to the Design Manual for compliance with the California Environmental Quality
Act (CEQA) and has determined that the activity is not a "Project" as defined under Section
15378 of the State CEQA Guidelines. Therefore, pursuant to Section 15060(c)(3) of the State
CEQA Guidelines the activity is not subject to CEQA. Thus, no environmental review is
required at this time. Subsequent individual development projects requiring discretionary
approval and proposed pursuant to the City's design guidelines will be subject to CEQA review;
and
WHEREAS, the proposed Amendments to the Design Manual were presented to the
Design Review Board on November 15, 2010 and the Design Review Board voted 5-0 to
recommend to the City Council approval of the proposed Amendments to the Design Manual;
and
WHEREAS, the proposed Amendments to the Design Manual were presented to the
Chula Vista Redevelopment Corporation Board of Directors on December 9, 2010 and the Board
of Directors voted 5-0-0-2 to recommend to the City Council approval of the proposed
Amendments to the Design Manual; and
7-41
Resolution No.
Page 2
WHEREAS, the proposed Amendment to the Design Manual were presented to the
Planning Commission on December 22, 2010 and the Planning Commission voted 5-1-0-1 to
recommend to the City Council approval of the proposed Amendments to the Design Manual;
and
WHEREAS, the Design Manual serves as a companion design document for
development projects, and the proposed revisions to the Design Manual address sustainable
design concepts that developers/applicants would need to consider in designing their projects
prior to submitting for a Design Review permit.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Chula
Vista does hereby approve the proposed Amendments to the City's Design Manual.
Presented by:
Gary Halbert, P.E., AICP
Development Services Director/
Assistant City Manager
Approved as to form by
.-=r;~
Glen ~~-
~1City Attorney
7-42
EXHIBIT A
DESIGN GUIDELINES
Mixed-U
(revised September 2010)
7-43
DRAFT Mixed-Use Design Guidelines
TABLE OF CONTENTS
Paee
Introduction 4
Neighborhood Context 5
Compatibility 5
Access/Linkage 6
Coordination with Adjacent Properties ro ~ 6
'f vd~ $~'t"~R
Public Views y~ ~~§~ ~
5"+:
Site Design/Siting and Orientation 4,1 $ -, 7
,~ ~b :~
Orientation to the Street ~ '~
~~ ~y34
Setbacks i' ,„~' "' 8
-.
~~ v 9
Site Access .~ ~, ~~,
Vehicle Access ~~~^+-~'~ ~'~~+~' 9
"fir ~, ' ~~~- ~,a~,=''
Pedestrian and Bicycle Access ~ ~'~~ ~~~,=~` 11
~pn `~
Links to Transit* ~,~~~ ~h ~,~'~ ~•~" 12
Building Mass^ twfi; ~~ n ~~ 13
Corner Saes ~~~ ~»~mr ~. ~, .
Plaz.~a,~s'`~px Space~~ ~r~ ,~`" 15
ResidentialOp'ace ~`~,~~- 18
"'~ ~' »~'~ 19
Outdoor Seating
Walls an,Fences 21
,.M
~ " quipment Area
Refuse, Stoi
22
,~
Loading and Delivery 23
Outdoor Storage 23
Building Design 23
Building Rhythm 24
Multiple-Tenant Spaces 24
Mass and Proportion 25
2
7-44
DRAFT Mixed-Use Design Guidelines
Building Entries
Building Facades
Residential Facades
Windows
Building Color and Materials
Lighting
Parking
Surface Parking
Parking Garages
Shazed Parking
26
28
29
31
32
33
34
34
37
7-45
DRAFT Mixed-Use Design Guidelines
INTRODUCTION
Mixed-use includes the placement of complementary land uses such as housing, retail, office,
services, and public facilities on a single lot or as components of a single development as
allowed per the Zoning Ordinance. The primary design issues related to mixed-use projects are
the need to successfully balance the requirements of residential uses, such as the need for privacy
and security, with the needs of commercial uses for access, visibility, parking, loading, and
possibly extended hours of operation.
Because the mixed use design guidelines include many sustainable',,`d'b~ign concepts that aze
universal to all types of development, they should be referzed to Sr~the review of new "single
,~~,.
use" projects such as multi-family or commercial developme°"r~t s, as well. To minimize
redundancy and promote conservation of resources, a referenC~8 to thi'~ section has been provided
in the other land use type sections of the Design Manual ratherthan repeaing it in its entirety.
There are two basic types of mixed-use projects:
The first type is vertical mixed use,
+~ ~ $; such as residential above a
~,~; commercial uses in the same
""`~ ~' '~` building.
~ReS~dt,1 ` The second, called horizontal mixed
~+arrvngarr,y use, combines a variety of uses such
crrcuta as residential and commercial uses
"" on the same site but in separate
buildings.
a
-... ;;-
i
s
DRAFT Mixed-Use Design Guidelines
The guidelines for mixed-use are intended to:
Encourage development, which are sensitive to the character and scale of surrounding
development, with particular attention to transition areas wherein multiple family projects
and commercial projects may coexist for years or even decades;
Promote an attractive and functional azrangement of buildings and ample open spaces
which are sensitive to the physical characteristics of the site, and which provide a high
standazd of visual quality and livability for the residents,
",
Incorporate within the project architecture a sense of harmony and human scale, while
z} ~ ~4
providing for visual interest and individual unit identity, a~yvgll as privacy and security
~~s
for each resident and the project as a whole. ~,
.f.-a
Project specific standazds and guidelines should
following guidelines. All projects must be designe
in accordance with currently applicable requireme
accessible for
with the
Neighborhood Context
Many areas within the City contain of
sites. The design of infill development
and positively contribute to the public re
of the site and the location of adjacent i~
for development ocn vacant or underutilized
nsitive to the~'e~tstmg neighborhood context
lent gfs[ructure§ should consider topography
Compatibility
The compatibility of
new developmegt,incl
the need torespotidttt
imnroveit~e character
stit~g~development is especially important when
~nsities. Good site design must carefully balance
the need to introduce new development that can
ndine area.
The location between the commercial and residential uses on the site also needs to be cazefully
considered to ensure the compatibility of the two uses on the same site, location of major traffic
7-47
DRAFT Mixed-Use Design Guidelines
generators and air quality pollutants, as well as an analysis of a site's characteristics and
particular influences. Design should strive to minimize the effects of any exterior noise, odors,
glare, vehicular and pedestrian traffic, and other potentially significant impacts of the
commercial use.
Link compatible residential and nonresiie
common landscape areas, building oriental
Pedestrian connections beriyeen commercial
friendly. Large blank walls~wrthttithese areas
.. 4~a:..:-~.c.t.
be
Design buildings to have similaz
heights, massing, and design
characteristics that are compatible
with the surrounding buildings.
Structures should be sited in a manner
that compliments adjacent structures.
Avoid public access" eta ~ the rear, of
incompatible uses or in claseproxtmity,
Incorporate the area's typical
landscape treatments into the site
design to connect new development
to the existing context. For example,
match existing adjacent parkway tree
planting theme in the new
development.
by utilizin"g''access roads, walkways,
fenced property lines within the site.
~dl~+~~~elonments should be active and
uctures when adjacent to potentially
in a horizontal mixed-use design.
Coordm~t}gn between multiple sites~air~l'ielp to develop a consistent community character. New
projects rieex~l=~o consider acjl~ac~nt sitds to identify potential opportunities for the coordination of
building progra%ns> site amen~t~es and functional operations.
Coordinate site ~esi~s a~tg~ location of structures with existing development on adjoining
properties to avoidc ating excessive noise or intrusions on privacy, particularly when
development is adjacen~fto sensitive uses such as residential development. Building orientation
should minimize a direct line of sight into adjacent residential private open space. Residential
entries, balconies, patios, or windows should avoid having a direct line of sight into a window or
rear door of a commercial use. This can be accomplished by providing additional area or setback
between the commercial and residential use and/or relocating or eliminating the windows and
moving reaz entries.
7-48
Access/Linkage t,;.y
DRAFT Mixed-Use Design Guidelines
Develop shared facilities such as driveways, pazking areas, plazas and walkways in order to
increase pedestrian access and land availability. On larger sites with multiple buildings, design
parking areas and open spaces so they can be shazed by several buildings.
When commercial buildings back up to common open spaces or residential projects, the rea,
setback area should be landscaped and should appeaz to be functionally and/or visually shared
open space. Employ landscaping to screen parking lots from adjacent residential uses and streets.
Public Views
A public view of a beautiful or striking landscape feature is a,valuable community asset and
further enhances the pedestrian environment. A view can functiors as away-finding tool, as well
as influence the. identity of a community. New developmeaC~should capitalize on site-specific
opportunities by maintaining existing public views and fr~atuing°new puhfi~y~ ws.
Place buildings to frame significant views by
ensuring that gaps between buildings provide a view
of a significant feature from apublicly-accessible
vantage point. Create an interesting focal point on
;,, sites that are the terminus of a major visual axis,
k such as at the terminus of a street, trail or multi-use
path.
<`' sF. ~a
Site
;. µ~.
Buildings must be located where they can connect to the public realm, but they must also be
arranged within the site so that appropriate space is provided for parking, outdoor seating and
other activities.
Orientation to the Street
Buildings should be highly visible and readily accessible from the sidewalk, encouraging people
to walk from place to place.
7-49
DRAFT Mixed-Use Design Guidelines
Orient building towazds the street, so that they frame the pedestrian environment. Place entrance
doors and windows for retail uses fronting directly onto the street at ground level. Provide a high
percentage of windows on the ground floor facades of commercial buildings to facilitate greater
visual transparency, which can help stimulate businesses and provide eyes on the street.
Create continuous pedestrian activity along public sidewalks in an uninterrupted sequence by
minimizing gaps between buildings, where allowed.
~~!.
,riev
.~,
w
For multiple-story
sunlight into the
articulation, terrace
Setbacks
building`liadCc from the;sfreet edge at upper levels to allow
building stepbacks aie encouraged to provide building
ements to soften building facades.
The front setback of a building sets the amount of space, if any, that lies between a building and
the sidewalk or street. It defines the transition between the private development and the public
realm.
7-50
DRAFT Mixed-Use Design Guidelines
Site buildings at the back of the sidewalk to provide a strong definition of the public realm,
where allowed. Larger structures should require more setback area for balance of scale and so as
not to impose on neighboring uses. Additional setback areas are encouraged when commercial
and residential areas are adjacent to each other.
If setbacks are to be observed, consider setting portion
create usable outdoor space within the building setback.
~_
result in an excessive void along the sti•.e'sr; u,~e fences,
define the edge of the outdoor space. Where maturearee<
re.nrn-.
of buildings to preserve the trees. Similar a~drttonal~spa
large trees if such tree species aze proposed.~Ise paving
area from the sidewalk `"r"uu.`"~""+ ~" ,~i'~
Site Access
Site access needs to
site, even where~y'e
and bicycle' access sl
While it is
designed to
of•`a building back from the street to
o e~5pre that the setback area does not
walls planters or landscaped azeas to
are presen~on a site, set back portions
e should.tie provided to accommodate
riiatec~dls that differentiate the setback
les:pf acgessibility. Vehicle access should not dominate a
be accommodated for pazking or loading azeas. Pedestrian
consideration.
allow vehicles to access a site, each access point should be
ith pedestrians and bicyclists.
Site access and intemal~;ciculation should promote safety, efficiency and convenience. Minimize
dead-end driveways, and provide adequate areas for maneuvering, stacking, truck staging and
loading, and accommodating emergency vehicles.
The number of site access points should be minimized and located as far as possible from street
intersections. Whenever possible, provide at least two separate entry points, as far removed from
one another as possible. Sepazate site access drive and pazking facilities should be provided for
residential uses and commercial uses.
7-51
DRAFT Mixed-Use Design Guidelines
Site access drives should incorporate distinchvefarch
4:4
that help to differentiate access to commercial ~parkn
access roads into new mixed-use development areas
adjacent residential neighborhoods. Prigate drives sl
streets that are a natural extension of the s'€~ounding n
dements and landscape features
~3m residential areas. Principal
~e of similar scale as streets in
designed as pedestrian-friendly
,..,, .
Whenever possible, locate site entries on side stree4t~^m:order to rrithimize pedestrian/vehicular
conflicts. Avoid designs which encourage the useot" pub'1tcv~treets for "internal" circulation.
Security gates should be conStdered for access to; estdenha~uses and residential parking areas,
as well as to securingAcommeretaL pazking are'ss when businesses are closed, except when a
shared pazking arranggment is in effect.
Project entry areas should be enhanced and obvious to customers with special design treatments,
such as entry signage or distinctive landscaping. Enhanced entries must maintain clear visibility
where sight lines exist. Entries should consist of landscaped medians, enhanced paving,
decorative landscaped entry walls and low profile monument signs. At a minimum, decorative
paving should be used to delineate crossings at circulation drives and parking aisles.
7-52
DRAFT Mixed-Use Design Guidelines
Where possible, use alleys or side streets for access to parking areas. The use of alleys for
parking access must be balanced with other common uses of alleys, including service, utilities,
and loading and unloading areas.
Pedestrian and Bicycle Access
This concept encourages the placement of circulation routes to emp~~siz"e-°pedestrian and bicycle
access without excluding autos. All sites must provide clear, safe,pg}nts of access for pedestrians
and bicyclists, not just vehicles. New development should be de t'`g~eCl=for the use and enjoyment
of all community members regazdless of their physical abilit}
Locate structures an~b ite circition systems mimize pedestrian vehicle conflicts. Link
pedestrian paths within a ~ wt ays, tex d paving, landscaping, and trellises. Avoid
excessive ste ,.g l: vel ch ~ sin cion networks. Include elements such as
special pags{t ' tefr ped 'an-scaled tghting and seating along pedestrian paths and
walkw~~r§'to encourag strian `"' roevide shade and landscaping along walkways.
Connect all commercial buildings to the
public sidewalk via a publicly accessible
path or walkway.
Utilize materials with flat, smooth
surfaces that do not create tripping haz-
azds along pedestrian walkways to and
from buildings and parking aeeas.
Avoid placing fences where they would
limit pedestrian circulation.
11
7-53
DRAFT Mixed-Use Desigtt Guidelines
Pedestrian walkways should be provided to lin tng w
recreational and support facilities, pazking azeas, an ~ ''mss
used where pedestrians aze likely to cross landscape
connections that link the site to nearby businesses, of.
illumination along walkways that lead °- azking azeas
themselves.
~vnh common op~space areas,
ppropriate pa ng should be
Include pedestrian and bicycle
and civic buildings. Provide
well as in the pazking areas
Walkways should be sepazated from circtiop~'"~drtv°"~ a maximum feasible extent.
Curvilinear paths provide - 'nutting and~estmg experience and are generally preferred
over long, straight alt __,; ents. which trave[~e open spaces are strongly encouraged.
Include bicycle pazking in all parking lots
and pazking structures consistent with
CVMC 15.12.
Locate bicycle pazking, pedestrian seating,
and similar amenities near building
entrances.
"~',~.., '~'?"""'~~ Provision of a clear and safe path is
encouraged between the site entrance and the
,.. bicycle parking azeas.
Links to Transit
Enhance the pedestrian connection to transit by the installation of walkways and crossings
between bus stops and surrounding land uses. Transit stops should be easy to identify and locate,
comfortable and accessible. This can be achieved through site design that incorporates the transit
12
7-54
DRAFT Mixed-Use Design Guidelines
facility into public spaces that are adjacent to compatible uses, such as mazkets, cafes and other
services that meet the needs of transit patrons.
Place building and site entrances close to adjacent tr
transit stop. Within clusters of buildings, the size"de
dominant entrance to the cluster that is clearly visible
Place transit information kiosks in locatiops central to all
inform the pedestrian of alterative modes'iff Cransportation
Where possible, buildings should be arranged to`i'educen
buildings and the nearest transit facility by placing~ia"<'kii4
from public transportation or between buildings, does not
`' .,~s*~c~~
lots to reach building entrances: ,,.,~,;
and orient butldings to face the
~.~;.
,provide for an identifiable and
ai`est transit facility.
igs within a cluster as to further
liately adjacent to the site.
distance between each of the
~eaz of buildings so that access
walking through large parking
Buildine Mass ,~ ~., ~~?~ =~;=~'
~ ~ ~ ~;
A site design,rrtust~determme^haw each'-building's mass-its three-dimensional form-will fit
wrthm tlke:"`"site as a w~o~e. The srte,,design must strike a balance that provides a built edge to
define4the, public realm °while not presep„IFng an overwhelming face to the street. The building's
mass should:also respond ta'the surrottrtding development. Where necessary, provide a transition
that relatest~adiacent build n$gs.
13
7-55
DRAFT Mixed-Use Design Guidelines
~~~
NOT THIS
`~: ~" "
For a vertical mixed-use project, new structures ~sEie ld be clustered to"~ ~eate plazas and
pedestrian malls and avoid long "barracks-like~'f~i~ws of structures. Deve[o~p3~„GOmplex of
buildings rather than a single lazge structure.~"i~li~n cluster~r'fi'~j is impractlcalx'~a visual link
between sepazate structures should be established. Thls"'lltiie~can''~e accomplished through the use
max; -
of an arcade system, trellis, or other open structure and by pavement and landscape treatments.
«x,~.
&Y+e t''~ ~~"`~ "=` Ensure that the spaces created between
~",,, t " buildings can function as pedestrian
~-. plazas, courtyards and other outdoor
~ gathering areas.
i~ ii
.`'e;,
AR ~~
Y-
Landscaping should consider the scale
and mass of a building and its
,~ relationship to the scale of the street and
,_ ~ neighboring properties.
Corner Sites
Sites gain prommeiioe when they are located at the intersection of two streets. More people pass
fi ~
by comer sites and~tbe. buildings on these sites aze more visible. The design of corner sites
should acknowledge aq'#d`'celebrate this prominence, and it should help to define the edges of the
street intersection. Bldings situated at a corner should provide a prominent corner angled
entrance to street level shops or lobby space.
14
7-56
Street
DO THIS
DRAFT Mixed-Use Design Guidelines
The main entry to buildings should be
emphasized through flanked columns, decorative
fixtures, a recessed entryway within a larger
arched or cased decorative opening, or a portico
(formal porch), rounded or angled facet on a
,. - corner building entrance or an embedded corner
tower, taller building elements or architectural
,~K • ~' detail.
a
~,.
:,
g*h4c~x
Additional
setback lin
.~ ~~ t . ~
~ °~ ~ ~
•!` "~
Corner buildings may also feature a public plaza with direct access to the building. Buildings
should be highly visible and readily accessible from the sidewalk, encouraging people to walk
from place to place.
5
7-57
buildings may have a strong tie to the front
elements on side streets.
DRAFT Mixed-Use Design Guidelines
Plazas and Open Space
A thoughtfully designed site can include small plazas, piazzas, courtyards and other outdoor
spaces. These spaces can create a visual connection to the public realm as well as a physical
transition zone between the building and the street. They provide important spaces for formal
and informal community gatherings, and their design should be coordinated with new
development. While these areas should be lazge enough to accommodate everyone who wants to
use them, they should also be small enough to create an active, lively feel when they are
occupied.
~~'~'~
aY ~~.
Design plazas and building forecourts to maximize circulation
ie
~r
s,
~r
in
ie
s,
~r
Y•
to
~r
;d
id
a
that
pace
ses.
site
3ths
fine
7-58
Commercial Open Space
DRAFT Mixed-Use Design Guidelines
n
~
~~ .; ~ .Y °t
E Y ~~sro{..
~1
~
~,.. i re;a
~ ~~ xi ~ t i
s +a ~ w . 4 i
wa~i,
>2. wr": ~~
~
.- t
For smaller projects, small open space
azeas should be grouped into larger,
prominent public spaces. Handscape
and vegetation should be combined to
create plazas that people can use for
rest, congregating, recreation, and
dining.
''x
Provide a'focal point for~jledestnanFgatl~ering in the center of the piazza or plaza such as a
fountain cYr,;~culpture. Usa=~cXrQught tolerant plant materials that aze consistent with the architec-
tural desi,'t~f the buildin~~nd the~Chula Vista Landscape Water Conservation Ordinance,
Chapter 20.12;f the Chula :.Vista Municipal Code. Entries to the plaza and storefront entries
within the plaza ~~uld be yYell lighted. Where a plaza is adjacent to a parking area, provide
landscaping for scieenmg gsirposes.
7-59
DRAFT Mixed-Use Design Guidelines
Provide clear transitions between plazas and
streets.
Architecture, landscaping elements, and public
art should be incorporated into the plaza design.
Common open space should be provided in
large, meaningful areas and not fragmented or
consist of "left over" land. Large aeeas can be
imaginatively developed and economically
maintained.
., '~~,
Provide paseos between
bui]dings to promote
pedestrian activity, if possible.
If possible, ample seating in
both shaded and sunny
locations should be provided
in the paseo area.
Any portion of a lot which is relatively level
(maximum five percent grade), developed for
recreational or leisure use, and which contains
60 square feet with no dimension less than six
feet, is considered open space.
Roof decks and recreation rooms should
generally count for no more than 25 percent of
required common open space. Front and
exterior sideyard setback aeeas may constitute
up to 50 percent of required common open
space, provided they are developed in a usable
and attractive manner.
18
7-60
Residential Open Space '~' ~ ~~'`~~~"
DRAFT Mixed-Use Design Guidelines
Common open space areas should include both passive and active recreation amenities such as
tables, benches, pools, barbecues, courts and tot lots. A focal point should be provided such as a
fountain, kiosk, specimen tree or tree grouping, or other sculptural feature. Features and furniture
should be well constructed, durable, and complement the overall landscape design.
Play areas for childrer
incorporated into anyf'la
should feature a soff`gt
fencing of wrought iron
visible from ad,}acent dv
safety reg~rlsttons ' wh
provided ;whenever rpossible, and are expected to be
with a significant number of two bedroom units. Tot lots
e, shaded seatiiig areas, and defining edges and/or open
tee1.;The tot 1at'~should be well separated and buffered but
lot~desi~n~ard installation should comply with all current
By incorporattirg.outdoor seating, awell-designed site can encourage foot traffic and provide
places where pep~le are encouraged to stop and linger. Some outdoor seating areas can be
located within the~interiorho~f a site, for the enjoyment of people who live or work there.
P.ti~ hr°~
Depending on the sttef,thCre may also be opportunities to place outdoor seating closer to the
public realm, especiall}~'if the site faces a scenic view.
19
7-61
DRAFT Mixed-Use Desien Guidelines
~~ ~ ~ ~ ~ ~ ~ ther
tnce
s to
can
that
ices
to
~s
is
~s
~r
7-62
DRAFT Mixed-Use Design Guidelines
Provide landscaping and high-quality paving materials, such as stone or the within the outdoor
seating area. Potted plants can enhance a streetscape with an outdoor seating azea. Size, shape,
color, and texture should complement the overall design theme. Entries that face onto an outdoor
dining opportunity are encouraged.
~d be adjacent to a
proper buffers, such
ce adjacency effects
3ust.
security, privacy and
eas. They are also an
mplement the project
.. titf4t ~'~,
SOUND /SCREEN WALL
VIEW FENCE
LOW PROFILE DECORATIVE WALL ENHANCED WOOD FENCE
Walls and"feriees should be d t as Idw as possible while performing their functional purpose to
avoid the appe;;;^ ce of bem~a "fortress". All fences and walls required for screening purposes
should be of so[rc~' atenal V4~alls and fences should be designed with materials and fmishes that
complement proje~C~a~, hi e°c'ture, should be architecturally treated on both sides, and should be
planted with vines, shft165`and trees.
7-63
DRAFT Mixed-Use Design Guidelines
Decorative masonry walls are preferred for
areas exposed to public view, such as streets,
open space areas and elevated slopes. Pilasters,
planting offsets, wrought iron in view
circumstances, and other vertical elements
should be used to interrupt the horizontal
monotony of longer walls and fences.
Except for unusual circumstances, uncapped wood, mesh or
concrete block walls aze generally considered inappropriate ;
Trees, shrubs and vines should be used to soften the a azarr~@
graffiti. Perimeter walls and fences should be sepafa ed from
setback or a minimum 10 foot wide landscap°=~it#i~ from
greater.
Refuse, Storage, and Equipment Areas
Trash storage must be fully enclosed ands;
freestanding enclosures. Where practical,
enclosures for the residential uses if there t
under stairways. M ~ „
cg V v.~
encing, and precision cut
are str'w` ly discouraged.
of fences a~" alls and to deter
djoining stree~k~ y the required
tack of sideway ,. Iiichever is
within ~'~~ain structures or sepazate
ch unit~is preferred over common
s1tsI'rash storage cannot be placed
Common enclosed storage for projects of five or more residential units should be provided.
Enclosures should be located in convenient but unobtrusive areas, well screened with
landscaping and positioned so as to protect adjacent uses from noise and odors. Recommended
locations include inside parking courts at the end of parking bays. Locations should be
conveniently accessible for trash collection but not block circulation drives during loading
operations.
7-64
DRAFT Mixed-Use Design Guidelines
Sepazate trash enclosures should be provided for the residential use versus the commercial use.
Trash enclosures should allow convenient access for commercial tenants. Siting service areas in
a consolidated and controlled environment is encouraged.
Consistent with the City's Stormwater
Management requirements, a solid cover is
required be provided over the trash enclosure.
Loadin¢ and Delivery
The screening should be compatible with the
design of adjacent development. A solid masonry
walls with wood or metal doors, landscaping and a
trellis feature with a solid layer above or
underneath the trellis should be provided.
Plans and specifications should be reviewed with
the City's Environmental Services Manager in
order to ensure compatibility with current refuse
and recycling collection practices and to ensure
compliance with applicable waste management
w a z, a,_r;~-
a7 : ,,
Commercial loading and service areas shoufd~b
circulation conflicts, and potential adverse rta.
~~,~ .
Location at the reaz af""the sit~wrth sepazate~
possible. The loading,azea shou~~ybe located a
adjacent to the site and coa~~letelys~;eened from
4and,~Pesigned to minimize visibility,
is to the maximum feasible extent.
nd circulation is preferred wherever
possible from residential units on or
Loading and service aeeas should be designed
to integrate into the surrounding development
and provide adequate space For maneuvering
into and out of a loading position.
Screen loading areas with portions of the
building, architectural wing walls, freestanding
walls and landscape planting. Ensure adequate
noise attenuation for adjacent incompatible
land uses.
23
7-65
DRAFT Mixed-Use Design Guidelines
Outdoor Storage
All uses are required to be conducted wholly within a completely enclosed building, except for
outdoor restaurants, off-street parking and loading facilities, and other open uses as specified in
the Zoning regulations.
Building Design
Quality building design ensures that individual development proje~l`$"'"contribute to the overall
character of a community, particularly the public realm. Buldkngs should be designed to
facilitate pedestrian activity, and should include archrtecturab'fdatt%es that reflect the local
~~ ~~~,
vernacular and are appropriate to the local climate. Y-~f ~~.F.,
Building Rhvthm
All major and minor structures should share`'a
chazacteristics to provide an architectural unity for tl
employ variations in form, building details and
Differences in materials and/or architectural details
differentiate between scale and character~,~fedmmer
and setbacks should vary from adjacent o"~ ad~oiiiia
type. ~y
Sri RS
mon architectural the ' e 'and design
r
~al,F>`ojec3:~The designer' is expected to
~~n order to create visual interest.
~,~
uld vl~ly occur where the intent is to
R.=
and residential areas. Building heights
~ 4~~uv
ildings to ensure diversity in building
Design features should be'cons;sent on all elevaE~'ons of a stiucture. The rear and side elevations
should incorporate some'ofthe arch"~tectural feahires ofthe main facade.
Walls should be offset ever SO feet and, architecturally designed to reduce monotony. Landscape
pockets along the,. ,wall should t~e provttf~~~tgular intervals. Landscaping should be used to
soften othea'Swise~llartl€ Wall surfac"r;s and to hefp reduce graffiti.
24
7-66
DRAFT Mixed-Use Design Guidelines
No roofline ridge should run unbroken for mare than 75 feet. Vertical or horizontal articulation is
required. Hipped or gabled roofs covering the entire mass of a building are preferable to mansard
roofs or segments of pitched roof applied at the structure's edge.
Multiple-Tenant Spaces
Where multiple-tenant spaces are incorporated into a building, individual tenant spaces should be
characterized by a building's bays, or other structural elements to further enhance the pedestrian
environment.
Vary the building facade by recessing the s
use to expand onto the sidewalk. Awnings
street trees to provide shade £o%;pedestrians
facade's horizontal elements. `'LoGUmns sh
massive in thickness:'Inco;poste vertical slots or
7-67
-~r
hangs,'sl~gtild be used in conjunction with
~,~ ~,
umns, piers or pilasters to differentiate the
square, rectangular or round, and appear
sses between horizontal facade elements.
onYentrance or c;eating a niche for the interior
~~
DRAFT Mixed-Use Design Guidelines
Desirable building massing has both horizontal and vertical articulation. Combinations of
multiple story massing will create variation and visual interest. Long, unbroken facades and box-
like forms should be avoided. Large, unrelieved expanses of wall can also encourage graffiti.
Building heights should be varied and building facades should provide relief and offsets to give
the appearance of a collection of smaller structures.
The physical design of buildings facades should vary. This can be achieved through such
techniques as: division into multiple buildings, break or articulation of the facade, significant
change in facade design, placement of window and door openings, or,~osition of awnings and
canopies. ~f~~'~,~
Ri
~:~~'i
YMMW4~~Y
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n~ y
g
f>4V`
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,~r
u iy
K~
+~~ ~~~ ~~
Smaller ar fiitectural elem n~, suchr as building pop-outs, awning, roof overhangs, recessed
~•
doorway, or`dther architectural,features on lazge buildings add to the pedestrian scale. Awning
and overhangs sttp''uld be used n conjunction with street trees to provide shade for pedestrians.
~~ .~,,
4:.« ~W~
7-68
DRAFT Mixed-Use Desien Guidelines
Buildins Entries
Entrances to buildings are the transition area between the public and private realms; they are
highly active places.
Decorative walls and/or enhanced landscaping should be used at main entrances. Special paving,
raised medians and gateway structures should also be considered.
When entrances to retail businesses are placed
foot, they add to the visualLnte~ t of the pull
street frontage should }lays°at`leas~;one primary
and inviting to people on
with more than 75 feet of
Easily identifiable pedestrian connections
should be provided from the parking area to
key aeeas within or adjacent to the site, such as
the building entrance.
'""""°y~ ~ ;.,i~$ ~"`,„« The eritry design should also promote security
and privacy. To the extent possible, the
-~ - ~~~ ~? entrances to individual units should be plainly
~--~ -°°~ ~~ ~a' visible from neazby pazking areas, street
"""`°` "~~'_~ frontages, or common open space aeeas.
x,,.<:
7-69
DRAFT Mixed-Use Design Guidelines
Access points should be clustered in
groups of four or less. Separate entries for
each unit are preferred where possible.
Privacy can be enhanced by the use of
patios or courtyards at individual entries.
Primary business and residential entrances
should also have a building entrance
oriented to the street, if appropriate.
Primary building entries should be easily identified and
use of projections, columns, towers, change in roafline,
are strongly encouraged.
Buildin¢ Facades
A building's facade, and the level of detail to which it is+ddsi
~+ ,r,
shaping the public realm. and encouraging pedestrians to use!the
facades should utilize such techniques ,;~s:,break or articul
horizontal offsets to minimize large blanlc'`t~all~and reduce bui
facade design; placement of window and` "door pings; and
balconies, porches, arcades, and other design'`features'~'~4ti~'~''~~~.,__
The storefront is only on
most important visuaU,e~~
change during a buildiri€
alterations affecting both
are comprise~d,~af~afw c
of the bu~t~ltftrig (e g,.;,s~xt
line, trahsoms, bulkhea~s
ont sense of entry. The
other design elements
i, plays a significant role in
walk. The physical design of
of the facade; vertical and
;,¢ulk; significant change in
iii'ion of awnings, canopies,
itectural cgmponents ofthe commercial facade, but it is the
building. It"izaditionally experiences the greatest degree of
and further haIds<the greatest potential for creative or poor
~' ofthe buildnig and the streetscape. Traditional storefronts
~p.~,+~.s..t~
e?nexrt~?`otfipr than simple details that repeat across the face
,..~.
containing window and door openings, continuous cornice
ete~thg storefront into the entire building facade.
7-70
DRAFT Mixed-Use Design Guidelines
Buildings with a vertical mix of uses, should generally reserve the ground floor for activity-
generating retail storefronts, however office use may also be located on the first floor, if deemed
appropriate. Locate residential uses on upper floors.
.._
Arcades can provide is dramatic architectural element to a building. Arches should be semi-
circular and relate to the scale of the building. Design arcades to provide at least ten feet of clear
space between the building facade and the edge of the arcade, so that there is adequate space to
walk along the arcade as people enter and exit buildings.
Residential Facades
For horizontal mixed-use projects, to the extent possible, each of the dwelling units should be
individually recognizable. This can be accomplished with the use of roof lines, setbacks,
7-71
DRAFT Mixed-Use Design Guidelines
projections and balconies which help articulate individual dwelling units or collections of units,
and by the pattern and rhythm of windows and doors.
Design facade details that are integral to
the architectural and structural design of
the building and not tacked onto the
surface. Design the facade to have a
distinct base, middle and top.
~v
~:~~.
~,~;.;;'
`'~.,
!~~r ~'.
Stairways are expected to be integrated
of the structure. Simple, clean, bold
prefabricated stairs are to be avoided. T
minimum required by code.
nplementTMtlti'iv'varchitectural massing and form
are encouraged~Thin-looking, open metal,
~~irways shoul3~generally be greater than the
Uncovered stairwell~"~l~oul~'be precluded from general streetscape view through the use of wing
walls, landscaping or~'tithd~r'~means.
30
7-72
NtEORATm STAIRWAY
However, if uncovered stairwells can not be
incorporated into the design of the building,
exterior stairways should be azchitecturally
integrated into the design of the building.
Prefabricated stairs or railings are discouraged.
Gutters and downspouts should be concealed
Exposed gutters and downspouts not used as
coordinate with the surface to which they are
coordinate with roofing material.
All roof-mounted equipment should be screened. Specid6
location and screening of noise gen~,ar~ating equipment;
conditioning, and exhaust fans. Noise re'~ucutscreens and
such equipment has the potential to impactdgtf~ uses.
:d as ~an~rchitectural feature.
features s~"r~uld be colored to
4~w ~
~f vents shoo( be ,colored to
~.
„4 ,~,
deration should be given to the
ch as refrigeration units, air
~~ation may be required where
All mechanical equipment whether mounted on
the roof, side of a structure, or on the ground
shall be screened from view. Utility meters and
equipment should be placed in locations which
are not exposed to view from the street or be
suitably screened. All screening devices are to
be compatible with the azchitecture, material
and color of adjacent structures.
. ~. ~>
Windows
Windows can enliven the pedestrian environment and provide opportunities for ground floor
businesses to be seen by passersby. Use clear glass in ground floor windows and doors of all
commercial businesses to promote visibility into the ground floor space. Utilize a lazger window
proportion than for upper floor windows. Enhance upper story windows with azchitectural details
such as sills, molded surrounds and lintels.
The predominant difference between upper story openings and street level storefront openings
(windows and doors) should be maintained. Typically, there is a much greater window area
31
7-73
DRAFT Mixed-Use Design Guidelines
DRAFT Mixed-Use Design Guidelines
in terms of style and general an•angement on all sides of the building.
Building Color and Materials
Colors and materials should be complementary to the chosen azchitectural style and compatible
with the character of surrounding development. Vaziations in shade or tone can be used to
enhance form and heighten interest. The orientation of a building (north, east, south, west)
7-74
(70%) at the storefront level for pedestrians to have a better view of the merchandise displayed.
In contrast, upper stories have smaller window openings (approximately 40%).
DRAFT Mixed-Use Desigrt Guidelines
affects the appearance of colors. Colors on south and west facades appear warmer than if placed
on north or east sides.
Materials should be durable and require low
maintenance. They should be consistently
applied and work harmoniously with adjacent
materials. Piecemeal embellishments and
frequent changes in materials should be
avoided. Materials tend to appear substantial
and integral when material changes occur at
changes in plane.
Finish mateital with,`,"~tatural" "cglgrs such as"brick, stone, copper, etc., should be used where
practicahle. Accent mateikals shoulYd be used to highlight building features and provide visual
interest .Materials such as wood prov~id`~°visual appeal.
a ", `n .
Light fixtures and structura~SUpports should be architecturally compatible with the theme of the
,~~~
development Wall mounted lights should be utilized to the greatest extent possible to minimize
the total number of freestanding light standards. Wall mounted lighting should not extend above
the height of the wall tic parapet to which they are mounted.
7-75
DRAFT Mixed-Use Design Guidelines
Lighting should be
should be desie~t~d
should
and architectural features.
The type and location of lighting should minimize
direct glare onto adjoining properties. Lighting
should be shielded to confine all direct rays within
the property.
Lighting, particularly at all building entrances,
should be adequate but not exceedingly bright.
Light fixtures should serve as an attractive element
in isolation. Accent lighting should compliment
exterior color and materials.
1 and decorative needs. All security lighting
rather than as single stand-alone elements.
Pedestrian-scaled lighting for sidewalk and street
be used to accent on-site public art, specimen trees,
Good connectrvtty^within a site allows people to easily move to and from the public realm. Site
planning should uiet,,ase cb"nnectivity by implementing design solutions that maximize access
and optimize pedestrianvuse of new development.
Parking
A primary goal of smart growth is to enable people to modify their travel behavior by using
alternate modes of travel, reducing trip length and combining trips. As a result, communities that
reflect the principles of smart growth will have a reduced number of vehicle trips and vehicle
miles traveled. This also goes a long way to reduce "heat islands" or pavement surface
temperatures and the overall Vehicle Miles Traveled (VMT) and its associated impacts.
However, not all vehicle trips will be replaced by transit, walking or bicycling trips. A well-
34
7-76
DRAFT Mixed-Use Desien Guidelines
designed place must accommodate all modes of travel, including the automobile. The challenge
for designers is to provide a pazking supply that is slightly constrained but does not deter
customers, frustrate tenants or create problems for nearby residents. It is also essential to
accommodate parking while still creating walkable, pedestrian-oriented streets.
Surface Parking
Parking needs should be met with creative designs that prioritize the pedestrian and are
incorporated into sites without dominating the public realm. Surface parking lots should
gradually be replaced by other forms of parking that make more `ef~tcient use of the land,
including shared parking garages, podium parking, and below-gradenp~arking.
'~
J/!aea ~ :~
~s ~,i
~. ri~~ i
,~*~~ w~
S ~a
~....~n yx~.f....._
6'ueai
_._,~
Pazking areas should not be located at the corner;df a corner site or in front of an interior lot.
Instead, parkmg lat~,~should b~ocated ~ta,~he-sear of the building, subterranean, or in parking
structures ,+~ten offr4i'Eet parklrig,ym the rear~`is not possible, parking. should be screened from
view by a'vanety of landsea~e feathres,~,u~ch as plantings and/or low walls.
~ lq, s ak . "kLw
In multiple~family projects, p~~Cing is~accommodated in individual open parking spaces, pazking
courts, carpart~s;.and garages 4Parking by whatever means should be located so as to minimize its
visual impact Fla"ee pazkmg;fots behind buildings wherever possible, so that pedestrians can
access buildings more:;easily~and to ensure that buildings have a visual presence on the street.
Rear pazking lots shouT"d be designed and located contiguously so vehicles can travel from one
private pazking lot toythe other without having to enter the street. This may be achieved with
reciprocal access.
Do not constrain pedestrian circulation between the parking area and other neighborhood
amenities that can be reached on foot. Avoid placing fences which limit pedestrian circulation.
35
7-77
DRAFT Mixed-Use Design Guidelines
Incorporate fully accessible pedestrian
circulation paths within parking areas and
between adjoining residential, retail and
office developments.
Where possible, use alleys or side streets
for access to parking areas. This must be
balanced with other common uses of
alleys, including service, utilities, and
loading and unloading areas.
Divide all surface parking azeas into
smaller units to decrease visual impacts
associated with large expanses of pavement
nd vehicles. This can be achieved through
he use of landscaped walkways, tree rows
.r other landscape solutions.
ienerally, landscaping should be a
ninimum of 10% of parking areas and
here should be no more than 6 spaces of
ininterrupted parking, whether in garages,
arports, or open parking azeas.
.andscaped bulbs sufficiently lazge to
ccommodate tree growth, or pedestrian
ccess ways with landscaping and/or
rchitectural elements such as trellis
tructures can be used to provide this
eparation.
Auld be enclosed behind garage doors.
igth should be provided with automatic
ged.
Carports, detached gazages, and
accessory structures should be
designed as an integral part of the
architecture of the principal
structures. The placement of
carports adjacent to streets, elevated
slopes or other highly exposed areas
is strongly discouraged; however
when necessary they should
incorporate roof slope and materials
to match adjacent buildings.
7-78
DRAFT Mixed-Use Design Guidelines
Where gazages are utilized, doors should appear set into
wall. Their design should be simple and unadorned. Att
and azchitectural transition from the principal structure;
azchitectural details and windows are encouraged in this
Parking Garages
Parking gazages must be designed soy
Careful attention to architectural deta
garages, allowing them to fit the context
they are welk''
n conceal the
with the exterior
rovide a massing
s projections,
with their surroundings.
rpose nature of parking
Reinforce the pedestifan rea}m by wrapping the parking garage with retail or office uses. Parking
lots adjacent to a pu6ltc:`sde street should be landscaped to soften the visual. impact of pazked
vehicles from the pub}e right-of--way.
Entrance and exit areas, areas that aze the central focus of the pazking lot design, major axis and
azeas that act as forecourts for entrances may be suitable locations for special paving materials
such as brick or stamped concrete
7-79
DRAFT Mixed-Use Desi¢n Guidelines
w
r
a
~.
~~
sharing pai
.es. Shared
Qple can pa
Limit the height and bulk of parking structures
so that they are reasonably consistent with
adjacent buildings.
Rata+1
Break up the building's facade with vertical elements
planes, as well as variations in color, texture ands
facades to separate each floor, rather than reprodu
structure. Use projecting elements, awnings or other
~*x>
entrances to the garage. ~;,,.~_„
Shared Parking
Developers can take
code, to free up land
located close to one ar
amount of parking pro
Pazking lots
parking; m
When poss")~Ue~non-reside
other so that~~~aehicles can
without havine Venter ma
i
l-i-a-~l `
~.;+-
Shazed pazking
businesses and/or
strongly encouraged.
between adjacent
developments is
~ ' 1°< { i Pazking areas that accommodate a
~; significant number of vehicles should be
i ` divided into a series of connected smaller
.{ ... lots.
. ;~ ~~Street.... _. ~._ _...~~.-
Provide openings on each floor of the gazage
that adequately screen vehicles while creating a
sense of transparency.
If enclosed parking is provided for the entire
complex, separate levels should be provided
for residential and commercial uses with
separate building entrances.
such projecting colurnns"~agc~~~ffset wall
'Tr-u
tY~terials. use horizontal IiS on exterior
m thersloping condition~of the interior
;.
azch[teetural details to highlight pedestrian
s with".-;adjacent properties, as allowed per
should be utilized when businesses are
and walk between them to reduce the total
Pte; tez~rchy of circulation: major access drives with no
little or no parking; and then parking aisles for direct
rkirfg lots should be designed and located contiguous to each
from one private parking lot to the other (reciprocal access)
as
7-80
EXHIBIT B
CONSERVATION
Measures that result in the conservation of resources are a critical component in designing for
sustainable development. Well-planned sites can take advantage of potential energy conservation
opportunities by providing landscaping on the site, orienting buildings to take advantage of the
region's climate and environmental influences, such as wind and sun, incorporating energy-
generating technologies, such as solar panels and turbines that cape sea breezes and the
seasonal Santa Ana winds. Landscaping can also have a significant~effect on the appearance and
comfort of the accompanying space and help reduce the heat islagd`effect.
Other sustainable design solutions such as "adaptive reu
important structural or architectural features, and/or cork
a new uses. The result is less air pollution during copse
energy cost of new materials. Conservation of water=an
~,«ty~~~
the design of new sustainable development. These
implementation of the City's stone water regulations
the landscape design, installation, and maintenance to I
guidelines should be considered, as ap~rlieable, to all
residential, commercial, industrial or mixdiC'u~e ~~~
Energy Conservation and
serve by;i~eusing entire buildings,
rmaterial's tn~the development of
a reduction in landfill waste, and
lying water qualrty„~s also key in
%gn measures wilXx"assist in the
~scape regulations which require
efficient. The following design
~. new developments, including
Landscaping is an integtaYparCo~aysite's desrgri:It has a significant effect on the appearance and
comfort of the accompauy_ing spacei,dncorporatingsusta~nable design practices into the design of
a site's landscaping`cantGelp to reduce the consumpt;on of resources, create a more comfortable
and livable environment "'a`rid ,~ro~tde #sigmficant•-'savings in maintenance costs. In addition,
buildings can beglilced wrthiri,~t~,e,site to'take~a,~dantage of the region's climate.
Envrronmental Influences' ~''_~ a",~~~°
~ '
Much of the;San Diego regran~has a semi-arid Mediterranean climate, with ample sun and little
rain. Well-planned sites can take advantage of this climate by orienting buildings so that they can
be lit during the day. by sunk;~ht, rather than artificial light. Sites can also incorporate energy-
generating technok'sgkes, sueh as solar panels and turbines that capture sea breezes and the
seasonal Santa Ana wools. Shaded areas should also be available for the comfort of people
sitting outdoors. ~''
7-81
DRAFT Conservation Design Guidelines
gY
;Ip
nd
>w
nd
ke
~-82
DRAFT Conservation Design Guidelines
Maximize the number and size ofnorth-facing and south-facing windows. Use smaller and fewer
windows on the east and west sides of the building. Minimize direct sunlight by incorporating
strategically placed overhangs, louvers or similar shade-producing features.
Building heights should enhance public views and provide adjacent sites with maximum sun and
ventilation and protection from prevailing winds.
Landscape Design
A site's landscape design is an integral part of the
integrate development into its setting, rather than to
materials should be considered before they are incoq
chosen materials create an aesthetically pleasing and
of planting sizes and materials to mazk the transiti~rt'
sidewalk or parking azea and the vertical frontage''~s o
7-83
de5,~g'siL,and should be used to
~~ it. T~"~~unction of landscape
a site ~"~to ensure that the
environmep ,~,LTse a hierarchy
horizontal gtt3tt[itd.trlane at the
iildings
edge
e.
i from
chment
cuts to
lscaped
~e used
i cross
use of
rely for
~azking
can be
~uraged
mment,
and to
design
:ded in
addition to grass and groundcover. Plant shade trees where they can provide natural shading and
cooling for buildings.
Landscaping should be in scale with adjacent structures and be of appropriate size at maturity to
accomplish its intended purpose. Use larger specimen trees at major entrances, along street
frontages and in larger open space azeas. Flowering and multi-trunk species azc encouraged.
7-84
DRAFT Conservation Design Guidelines
DRAFT Conservation Design Guidelines
Tree grates should occur along the edges of
internal streets and in plazas where a
continuous walking surface is needed.
Tree guards should extend vertically from
tree grates, and serve to protect trees in
highly active aeeas. Tree guards should be
narrow, painted in a similar color, and relate
to other site furnishings. Tree guazds should
be attached to the tree grate and welds should
not be visible.
Planters and pots should be located where pedestnan flow,~~vill nair_~ie, obstructed. Consider
placing pots in locations where deep building recesses. e~i t~'ryvhere aoce~s..is discouraged, to
provide defmition to spaces, and adjacent to blank walls" ``'~,
~-+..
~~ ~-~_,
_.,.
Landscaping provides visual relief within
parking facilities.
Planting should achieve over 50% shading of
paved areas within five years from time of
installation.
Maximize distribution of landscaping.
The foliage provided by trees,=and shrubs helps to reduce the heat island effect, a condition in
which air and surface temperatures are higher in a localized area than in adjacent areas. This
difference in temperature 3s=due to a number of factors, including a reduction in the amount of
shade, an increase in theme''=i3mount of heat-absorbing surfaces and the accumulation of waste heat
r.,
from cars and energy.;consumption. Appropriate landscape coverage can reduce the heat island
effect. Plants also contribute to cooling the air through the evaporation of water from their
leaves, resulting in a more comfortable pedestrian environment and decreased energy
consumption.
7-85
DRAFT Conservation Desia t Guidelines
or all of the building's structural elements or architectural features. Adaptive reuse helps to
conserve natural resources by partially eliminating the need to use new materials for
construction. In addition, adaptive reuse of historic structures provides an opportunity to
preserve history and reinforce neighborhood chazacter and identity. This helps to reduce air
pollution during construction; reduction in landfill waste, and energy cost of new materials.
7-86
DRAFT Conservation Design Guidelines
Where feasible, reduce waste and minimize use of
existing buildings rather than building new struct
products to reduce transportation impacts and costsva
;es by reitov
locally man
Kcal industry.
r
~__ t
or adding to
red building
Determine the best possible new uses for existing
neighborhood character, economic feasibility, ea
potential. ~sTh^
Any modifications to historical resources
Treatment of Historical Resources.
Water
t to their°~COntribution to
and interior conversion
the Secret'ar~r of Interior's Standards for
Water Couservation and'S~torm wTater Quality `,
~~
~~ ~ ~ h `
Like Energy and?Resource Conservation ~tei Conservation has become an increasingly
important~elemerit"iit~the design. of„new development. With limited water resources and new
regulations mandating"w~fer conservation, and updated water quality sandazds for Chula Vista
and the eegion at lazge, desFgti~b,measures;to reduce water related impacts are critical. Low Impact
Developmeofronce attend Gs~tow the'standazd.
The following ~esigg guidelines are provided and should be considered at the eazliest stage of
project design to aV~~d the~eed to redesign at a later stage when compliance is verified and
design changes are ot;~cost effective. For a more comprehensive overview of the City's
~~~
regulations please refei-to CVMC 20.12 (Landscape Water Conservation) and the Chula Vista
Development Storm Water Manual available at:
httg:/hvww/chulavistaca.eov/clean/stormwater/developandconst.aso .
Decreasing a project's impervious Footprint can substantially reduce its impacts to water quality
and hydrologic conditions. Cluster buildings and construct walkways, trails, patios, overflow
parking lots, alleys, and other pedestrian or low-traffic areas with permeable surfaces.
7-87
DRAFT Conservation Desien Guidelines
_, ~ .,
Provide canopy interce'~tron by preserving existing trees and shrubs, and planting additional
~ «~,
native ~ri?ught tolerant trees:and largGshrtibs.
Incorporate landscaped buffer areas between
sidewalks and streets, or between the project
and sensitive areas, where such areas exist
within the proximity of the project.
Conserve natural areas, soils, vegetation, and
drainage systems where feasible and
strategically position landscaped areas and
natural drainage systems throughout the site to
fulfill both landscape and runoff treatment
requirements.
Conserve and re-use rainwater for landscape irrigation where feasible. This practice is also
known as rain harvesting.
7-88