HomeMy WebLinkAboutReso 1979-9659(> „f
RESOLUTION NO. 9659
RESOLUTION OF THE ~ITY COUNCIL OF THE CITY OF CHULA
VISTA ADOPTING GPA~79-7 AN OP-'INIBUS AMENDMENT TO THE
CHULA VISTA GENERATj, PLAN TEXT
u
r
The City Council o~ the City of Chula Vista does find
follows:
That in accordance ',with the attached Negative Declara-
on, IS-79-38 and the findings therein, the proposed omnibus
endment to the General Pla~ will not have a significant impact
on the environment, and th City Council does hereby certifies
at the Negative Declaration was prepared in accordance with
e California Environmental'Quality Act of 1970, as amended.
The City Council o$ the City of Chula Vista does hereby
solve as follows:
i
WHEREAS, the City ~ouncil has heretofore on May 8, 1979
h ld a public hearing to confider the adoption of an omnibus
a endment to the General Plarp text, and
WHEREAS, having herd testimony at such public hearing
a d received the recommendat~.on of the Planning Commission as
c ntained in their Resolutionp No. GPA-79-7, adopted on the 18th
d y of May, 1979, the City Council now desires to make said
r ision to the General Plana
NOW, THEREFORE, BE',IT RESOLVED that the City Council
o the City of Chula Vista des hereby amend the General Plan
o the City of Chula Vista i accordance with Resolution No.
G A-79-7 as adopted and forwarded by the Planning Commission.
P
P:
sented by Approved as to form by
~ ~ ~-~~~ ,
J. Pe on, Director of George Lindberg, City Attorney
nning
197.
ADOPTED AND APPROVED 8Y THE CITY
VISTA, CALIFORNIA, this- 28t~j day of.
.~, by the following vote, to-viii:
AYES Councilmen Mayor Hyde, Gillow, Scott, Eg dahl
NAYE : Councilmen None
ASST N: Councilmen None
ABSEN Councilmen cox
~~
L~/~/ I-
~~, I~~
~., Mayor of the City of Chula Vista
v
ATTE '~'L'n-u'~ ~~~~~~
STATE CALIFORNIA )
COUNT OF SAN DIEGO ) s s .
CITY 0 CHULA VISTA )
I, JENNIE M. FULAS2, CMC ~ CITY CLERK of the City of Chula Vista, California,
DO HE EBY CERTIFY that the above a~d foregoing is a full, true and correct copy of
,and ,that the same has not been amended or repealed.
DATE D
(seal)
y65~
City Clerk
COUNCIL OF THE CITY OF
June
CC-6
;~ v<
NE~~4~'tVE {~E~t_ARATIC?N ~ '
P OJECT TITLE. Chula Vista general Plan Text Amendment
P Oject Location: City of Chhula Vista
P Oject Proponent: City of Chula Vista Planning Dept.
C SE N0. IS-79-38 DATE: January 22, 1979
A Project Description
T e subject proposal involved several amendments to the text of
t e Chula Vista General Plan.. On the most part, these changes are
d signed to eliminate conflicts between the Plans text and diagram
a d to update demographic fo~ecasts and land-use policies. Some,
h wever, would affect projec ed patterns of growth, development and
c nservation. Brief descripltions of the proposed changes follow:
(1) Reduction in size pf a proposed regional shopping center
from 75 acres to 30-40 acres in Rice Canyon and provides a
commercial land use option for a shopping center less than
regional in scope or automotive sales and service park.
(2) A text change that'~suggests cautious implementation of
high density residential areas designated on the plan in the
Central Chula Vista community to better meet the demand for
housing. Development o,f retail trade within extablished
.commercial areas and protection of stable single family areas
are also promoted. ',
(3) Reduction of high density to medium density residential
areas on the periphery of Southwestern College to correspond
to the density policy of the El Rancho del Rey Spceific Plan.
(4) Updating of indust~~rial development on the Bayfront
relative to the uses adopted in the Bayfront Redevelopment and
Specific Plans. This amendment also deletes discussion of
Otay Ranch development !relative and including industrial parks.
(5) Updating description of freeway network by deleting Route
125 (San Miguel Freeway) from the text.
(6) Updating major roajd system description by deleting
Second Avenue as a major north-south accessway east of Third
Avenue.
(7) Addition of San r~iguel-Proctor Valley artery (formerly
125/San Miguel Freeway) as a principal north-south road of the
Lakes Community.
~ 59
.... i ~
(8)c Rei~ocation of the San Diego County Court Complex to an
independent site.
(9) Update of demograpYAic forecasts through 1990 based on
current data.
NOTE: Complete amendments as proposed are on file in the
Planning Department and ''available for public review.
B. Compatibility with zoning and plans
Th proposed amendments are dlesigned to rectify several anachronisms,
in onsistencies, and outdated, forecasts within the Plan and ensure
co patibility with related plans and legislation.
C. Findings of insignificant impact
1. The subject proposals will not adversely effect any
environmental resources nor sensitive areas, nor will any
geological hazards resullt.
2. The subject amendments will eliminate several inconsistencies
between the text of the general Plan and the associated diagram
and is not anticipated tp achieve short-term to the disadvantage
of long term environmental goals.
3. Amendments relative~!to density are anticipated to result
in less traffic generatimn and will encourage fuel evaluation
of future traffic circulation.
4. The subject proposa~Ls are not expected to result in any
impacts that could interact to create a substantial cumulative
effect on the environment.
D. Consultation '
1. Individuals and organizations
City of Chula Vista
Norman Williams, Asst. Dir. of Planning
William Ullrich, Assoc. Civil Eng.
Peggy Donovan, Env. Control Commissioner
Daniel Pass, Senior Planner
2. Documents
City of Chula Vista General Plan
IS-76-62 GPA Route 125 '
The Initial Study Application~'~and evaluation forms documenting this
fin ing of no significant impact are on file and available for public
review at the Chula Vista Planning Dept. 276 4th Ave. Chula Vista, CA.
Any ne wishing to comment on this Negative Declaration (finding of no
sig ificant environmental impact) should provide all comments
pri r to February 8, 1979.
/ .~ _
vl
EN IRONrIENT~AL REVIEW COORDINATOR
RESOLUTION N0. GPA-79-7
RESOLUTION OF THE CITY pLAPlNING COMMISSION RECOMMENDING TO
THE CITY COUNCIL THE ADQPTION OF AN OMNIBUS AMENDP~1ENT TO
TO TFIE CHULA VISTA GENEE~~"~L "~ ,,.~,, TF"T
EAHIBI)
1
WHEREAS, on September 22, 1964, the City Council adopted a General Plan
~r the City of Chula Vista, and
WHEREAS, in 1970, the General Plan was revised and various General Plan
ements were subsequently adopted, and
WHEREAS, the City Planning commission reviewed the General Pl~:n and the
~rious Elements in 1979 and set A public hearing to consider proposed changF~s
i the text of the General Plan, end
E1
Vd
i
WHEREAS, a public hearing was held at said time and place, namely 7:00 p.m.,
ril 18, 1979 in the Council Chambers before the Planning Commission and saki
wring was thereafter closed, and
WHEREAS, the Commission found that in accordance with the Negative Declara-
t
inn on IS-79-38 the proposed amendment to the General Plan will have no
s'gnificant environmental impact end adopted the Negative'DPClaration.
NOW, THEREFORE, BE IT P.ESOLY/ED that the Planning Commission approves th
o nibus amendment to the Chula Vista General Plan as contained in Exhibit A,
a tached hereto and made a part hereof.
BE IT FURTHER RESOLVED thatjthe Planning Commission recommends that the
C'ty Council adopt a revised General Plan embodying the omnibus amendment as
sit forth in Exhibit A.
ED AND APPROVED BY THE CITY PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA
t is 18th day of April, 1979, by the follovring vote, to-wit:
A ES: Commissioners Pressuttip Stevenson, O'Neill, G. Johnson, Smith,
R. Johnson and Williams'
ES: None
SENT: None
Chairman
TEST:
Secretary
a t~'~~
EXHIBIT P.
Omnibus Amendment to the Chula Vista General Plan
A. Page 25, paragraph 1 ~ Shopping Center at I-805 and East H Street.
Existing text:
A regional shoppi~hg center of about 75 acres is proposed at the
interchange of Interstate 805 and "H" Street. This center should
be designed to service the newly proposed community and expanding
region.
Proposed text:
The plan diagram ~lindicates a major shopping center at the inter-
section of I-805 and East "FI" Street. This center, which would
occupy 30 to 40 acres of land, could be regional in scope, or
accommodate a mixture of regional, community, visitor, and/or
recreational commercial uses.
$. Page 24, paragraph 3 Residential Density in the Central Community.
Existing text:
In general, the density of the residential area between the
Chula Vista Shopping Center and the Third Avenue Business
District, is proposed to increase substantially from the existing
average of 6 to lp dwelling units per net acre to over 30 as a
result of the development of high rise apartment building in the
area designated a~ very high density. This intensity of land
development is intended to provide a feasible alternative to
undesirable ribborh commercial development as well as to strengthen
the market of botfh centers. The area between the Third Avenue
Business District~'and the Montgomery Freeway, and other areas
designated high density, are expected to reach a net density
averaging as high,as 25 dwelling units per net acre. Such an
increase in density will be the result of continuing construction
of multi-family structures on remaining vacant sites as a replace-
ment for older single family units.
Proposed text:
This plan calls fpr an increase in residential density on the
periphery of the urban core (Town Centre) and the Chula Vista
Shopping Center, ~s ~~rell as the densification of much of the
territory situated to the north of H Street, between the urban
core and I-5, in the Central Chula Vista Community. This increase
would enable this',municipality to better meet the growing demand
for housing in the Planning Area and South Bay. It would also
tend to promote retail trade and services in established commercial
areas, and thereby stabilize the Central Community's land use
pattern.
Notwithstanding the need to increase residential densities in
the Central Community, an effort should be made to protect those
areas within the laid community which have developed and main-
tained an orderly and stable single family dwelling fabric. Fi.r-
thermore, the establishment of nets high density districts shou'd
be consistent with the public's interest in environmental quality
and the ma intenanCe of high townscape planning, circulation, a;~d
traffic engineerirha standards.
~bS°I
C.
Text:
Exhibit '~
Page 2
Very High Density. This density category is intended to designate
areas ~~~hich would be characterized by high rise and garden apart-
ments. Although single family units would continue to exist within
the Very High Density area in the early years of the planning period,
ultimately these areas are expected to be almost exclusively
multi-family in character. The residential densi~:y of areas
designated "Very Fligh Density" should be considered as potential
s ues for senior housing. hdhere such housin is proposed, the
standard densit '.for these areas could be increased substantially
provided that such density were compatible with surroundin land
use, bulk and he ght patterns, and would not adversel affect
ambient resident al enjoyment, traffic circulation, environmental
quality, or the general order as amenity of the community. The
senior housing e$tablished under the escalated density standard
discussed ~n this paragraph should be situated in areas which
are served by nedrby commercial, medical, public transportation,
recreational and governmental services. This policy is predicated
upon the growing need for senior housin and the reco nition that
the average population density of senior d~~~ellin units is sub-
stantially less than those occupied by families.
D.
The General Plan Map shows residential development expanding
eastward into the mesas and foothills. $~Y`~~~~~~GI~ Adjacent to
H Street, north and west of Southvrestern College, a limited area
of fX X ~t~ medium density development i s proposed ~-~ ~1~~ ~i~~~ X~~~X
~XXXi`dpi~ to encourage development of an active community center
for this new easterly area, and to meet the housing demand created
in part, by the gollege. This bSXbE~i medium density ~~X~f~~b~~db~
area i s expected '~~ ~~d~~X~ ~i` ~b(~ Xd~i ~~d ~~ ~1~~ ~~-i~~ f~~ ~~X~
2`~~~~bt~~,~ ~X ~/.,~ tc achieve a ~~~gX~~ iy • el d of about X~ 6 to ~~ 10
families per gross acre. Terrace houses, cluster development,
and X~~b~d~~X garden apartments should constitute the predominant
dwelling types irl this section of the community.
qb
E
Page 23 (near bottom) - Very High Density
Pages 23 (bottom) and 24 (top) - Residential Density in the College
area.
Text:
Pages 26 (bottom) and 27 (top) - Industrial Development in the
Bayfront Community ar~d Otay Ranch
Text:
The area proposed for industrial development in Chula Vista is
located in a creslcent shaped belt along the western, northern,
and southern sidels of the Planning Area. This belt includes
portions of the Siweetwater and Otay Valleys, the Tidelands, and
selected areas ea',st of the Tidelands and west of Broadway.
Proposed industri',al development is divided into two classes;
(1) general industry, ~~¢~t ~p~¢ ~¢~¢~, and (2) limited and
research industry ~~~~~ z~~7 ~¢~¢~,
General industriah use is ¢~~~~~~X~ proposed ~X¢~~ ~ti¢ ~~~~~~~¢~,~
~~ ~~~ ~b~~Y~~~~i ~i~d~X~rSd~ fora large Dart of the Bayfront
Redevelopment Projiect Area and in the ~~~~~/~ Otay Valley.
Expansion and devblopment of ocean shipoinq facilities by the `-
Port of San Diego; as proposed in their Tidelands Master Plan
~XXX ~~~d~X~ ~t~k ~~~ ~f ~t~~ ~~~~~~~~X~X ~5br`~Xb/ b~ ~Y~ ~~~~
ef~~~~rS~~~d ~~rS~~~~' X/d~~~~~G ~br ~~~~ ~~~~X~~~~~ ~,~d ~~~b~~~~~~
d~~~~f~~~~~X~~ ~~6>~~~~~~5~ ~~~ ~~b~~~~ could spur industrial develop-
ment in the Bayfront Community. This development would r~robably
in;,iuoe manutactur~nq, processing, warehousing, and related
commercial and commercial-office land uses. ~X~rS~Xpd ~6~ ~6i¢
f¢~~~¢ ¢~~¢Xb~;~~~~ ¢f tli~ ~~~~ Ra~¢~ ~vfb¢iXd X~¢X~bc!¢ Xri~+~~~~X~X
f~~r`K~ ~~ ~~~~X~~ ~~~~Xb~'vi~>i~ f~~ ~li~ ~~~¢~X>i~ ~a~~~~~ ~~~~.
////// proposed deletions
proposed addenda
Exhibit A
` Page 3~
It is the City of Chula Vista's policy that the Bavfront area
shall be redevelg~ed ~~~ith recreational, visitor commercial, and
residential land uses, as well as industrial uses in accordance
with the adopted Bavfront Specific and Bavfront Redevelopment
Plans.
F. Page 28 (middle) - fan Miguel Freeway & Second Avenue
Text:
The freeway network serving Chula Vista will consist of the
following elements:
a. Montgomery Free~~~ay (Interstate 5) will continue to link
Chula Vista '(and its industrial belt) with Downtown San Diego
to the north and Tijuana, Plexico to the south.
b. The Inland Freeway (Interstate 805) will provide a bypass of
the industrial belt and provide access from the heart of the
Chula Vista ',,residential area north to San Diego and south to
Tijuana.
¢,! c. The South Bay Freeway (Route 54) on the north side of
Sweetwater Valley will provide good access to and from the
northeast, LA P~esa and El Cajon. It will also be the shortest
route from the Industrial belt~to U. S. Interstate 8 and the
rapidly expanding Phoenix, Arizona area.
~/ d. The Otay Freeway (Route 75) in the Otay Valley south of
the Planning', Area will provide east-west access from the
Silver Strand to Brown Field ~~¢ ¢~¢ ~¢¢¢~¢ ~¢/~ ~¢~(~(¢~¢ ~¢~¢¢~
0. Page 29 (next to last) - North-south major road system
Text:
The north-south r1ajor Road system includes the following:
a. Tidelands Avenue which traverses from the National City
boundary thrpugh the tidelands industrial area to J Street.
b. Broadway (or National Avenue) is the old north-south hinhway.
It intersects the major east-west thoroughfares and gives
access to the Chula Vista Shopping Center. On this street is
located the principal thoroughfare commercial development in
the City.
c. Fourth Avenue traverses Chula Vista from fational City and
the South Ba,y Freeway on the north to the southerly terminus
of the Planning Area giving access to the Third Avenue-
Civic Center area and the Chula Vista Shopping Center.
d. Hilltop Drive f ~¢¢¢~¢ N~¢~f~¢ serves as a major north-
south thoroughfare ~¢~~~~~ for the residential area east
of Third Avenue.
a ~ ~ ////// proposed deletions
proposed addenda
'~ Exhibit' A
Page 4
e. Otay Lakes Road provides access from the South Say Freeway
on the north to the Southwestern College community center
and Telegraph'', Canyon. Its southerly extension to the Otay
Valley is reserved for use after 1980.
f. San Ptiquel-Pr ctor Valle arter formerly Route 125/San
P~1ipuel Freewa_~ located in the far eastern part of the
Planning Area, will be the principal north-south major road
of the Lakes ~ommunity.
N. Page 31 (mid-page) - youth County Civic Center
Text:
Civic Center
General Plan studies indicate that the existing Civic Center is
appropriately looted in the proximity of the Third Avenue
Business District, and other major elements of central Chula Vista.
In the future, the Civic Center will contain expanded administra-
tive facilities of the City. ~¢¢ ~¢~¢ ~1~~~¢t~ f~¢~x~~~¢~ ~¢Y`
d~¢~~ ¢f 1`b(¢ ~~~,~¢'~ ~¢~(~~~ ~~~ ~¢¢~ ~~}~~Y`A¢~X~ ~~~X~~ti¢¢/ The
South County Administrative Center - South Bay Courts Complex
will be developed at the southwesterly quadrant of H Street and
Third Avenue. This complex will be an integral part of the
Chula Vista Town Centre No. 1 Project Area.
~. Page 18 (bottom) - Population Projects
Table: ' Population Projec tion for Chula Vista
Chula Vis ta
City Popu lation Population in
of San Di!,ego San Diego
Re ion Region Chula Vista
Year J0~¢~~ii~~¢ ~~¢~ ~~~~~ii~¢¢ ~{~¢~ City Population
1960 ~/~ 4.1 ~~~,~X1~ 1,033,000 42,034
1970 ~/7 5.0 X,~z~~,~~~~ 1,358,000 68,000
1975 ~,1~/7,1~ 4.8 ~,~~~~,~pl~~ 1,557,000 ~~,~~~~f~~,~0~~ 75,000
d~~~ ~,~~~~/X X~~~~~~~~ dl~~,~~~~~X~Z,~~~~
1985 7/~~~/$ 4.8 d~~~~~~01~ 2,032,000 XZZ,~~~~A/X~~,~Pl~~ 97,000
1995 ~l,B/$,!~ 5.3 ~,~~~~,~~~~ 2_, 460_, 000 ~~~~~~~fX~~,~~~~ 131, 000
J. Page 33 (second paragraph) - Bayfront Development
Existing text:
The current Port (District Master Plan proposes the partial
reclamation of San Diego Bay by land fill. The Chula Vista
Plan proposes industrial development primarily terminal and
warehousing facilities, and a marina and a small boat launching
ramp. Strict control should be exerted to keep the amount of
land filling at a;n absolute minimum in order to preserve this
important natural asset.
~5~
Consideration should be given to reevaluating the Tidelands Plan
pursuant to providing more recreational facilities, not necessarily
for the visitor but for the citizens of the area who have supported
the bond issues which have made the Unified Port District's
programs possible. Most of the recreational facilities shown on
the Tidelands Plan are located in the northern portion of the
bay and much of this is visitor-oriented. It is believed that
the South Bay, with its rapid growth, should also be provided
with more bay-oriented recreational facilities on the Tidelands
Master Plan. As stated previously, both Plans are being reevaluated.
////// proposed deletions
proposed addenda
• F 1
Exhibit A
Page 5
Proposed text:
The Bayfront Spegific and Redevelopment Plans depict a ~•~ell-
ordered balance of industrial, commercial, residential, and
"natural" land uses. The parks promenades, and preserved
marshes of the Bayfront will provide the residents and visitors
of Chula Vista additional opportunities for active and passive
recreational pursuits.
bSH
3
..--
une 28, ~ 1979
City Council
IA: Lane F. Cole, City Mamager
ROM: D. J. Peterson, Director of Planning
UBJECT: Omnibus General Plan /~nendment
Background ',
On May 8, 1979, the City Council considered a number of amendments to the
~xt of the General Plan which welre designed primarily to bring it up to date
id reflect changes which have occurred since 1970 when the text was last updated.
~uncil expressed concurrence with the amendments set forth in Paragraphs, A, D,
(amended), F, G, H, I and J (set attached Exhibit "A") but continued Paragraphs B
d C for further study. Council': also delayed formal action on Paragraphs A, D, E,
G, H, I and J.
B~. Discussion
1. Paragraph B - Residential'Density in the Central Community
The existing text states that "....the area between the Third Avenue Business
D strict and the Montgomery Freeway and other areas designated high density are
e pected to reach a net density a~Yeraging as high as 25 DU/net acres...." This
p rtion of the text is inconsisterht with recent downzonings by Council under the
" eighborhoods in Transition" program. The proposed text (see attached exhibit)
m difies the existing language sor~ewhat to discuss the need for increased densities
o the periphery of the town centre but to also describe the need to protect the
s able single family neighborhoods which exist in the area between Third Avenue
a d I-5.
2. Paragraph C - Very High Density
This paragraph includes language which would allow housing for senior citizens
t exceed the density which may bej shown on the General Plan as "High Density"
( 3-26 DU/acre) and "Very High Density" (27-43 DU/acre) provided Council finds
t at such density is compatible wilth surrounding land use, bulk and height patterns
a d would not adversely affect adjacent areas. The purpose of this language is to
allow for the expeditious processing of proposals for senior citizen housing without
th need to process an amendment to the General Plan.
As a companion measure, Council adopted an interim ordinance on May 22, 1979
li ting senior citizen's housing as an unclassified use in the Zoning Ordinance
so that it could be considered under a modified conditional use procedure which
wo ld require review by both the Punning Commission and City Council.
C.~ Recommendation
Adopt resolution amending the text of the General Plan as shown on Exhibit "A"
~-
~~
~--,,.
D. J. Peterson
Di ector of Planning
DJ : Je Q~~~
l
EXHIBIT A
Omnibus Amendment to the Chula Vista General Plan
A. Page 25, paragraph 1 + Shopping renter at I-805 and East H Street.
Existing text:
A regional shopping center of about 75 acres is proposed at the
interchange of Inlterstate 805 and "H" Street. This center should
be designed to service the newly proposed community and expanding
region. ',
Proposed text:
The plan diagram 'lindicates a major shopping center at the inter-
section of I-805 land East "f•I" Street. This center, which would
occupy 30 to 40 acres of land, could be regional in scope, or
accommodate a mixture of regional, community, visitor, and/or
recreational commlercial uses.
B. Page 24, paragraph 3 ~ Residential Density in the Central Community.
Existing text:
In general, the density of the residential area between the
Chula Vista Shopping Center and the Third Avenue Business
District, is propesed to increase substantially from the existing
average of 6 to 1~ dwelling units per net acre to over 30 as a
result of the development of high rise apartment building in the
area designated as very high density. This intensity of land
development is intended to provide a feasible alternative to
undesirable ribboe commercial development as well as to strengthen
the market of both centers. The area between the Third Rvenue
Business District and the Montgomery Freeway, and other areas
designated high density, are expected to reach a net density
averaging as high', as 25 dwelling units per net acre. Such an
increase in density will be the result of continuing construction
of multi-family structures on remaining vacant sites as a replace-
ment for older single family units.
Proposed text: ',
This plan calls fpr an increase in residential density on the
periphery of the Urban core (Town Centre) and the Chula Vista
Shopping Center, as well as the densification of much of the
territory situated to the north of H Street, between the urban
core and I-5, in the Central Chula Vista Community. This increase
would enable this''municipality to better meet the growing demand
for housing in the Planning Area and South Bay. It would also
tend to promote retail trade and services in established commercial
areas, and thereby stabilize the Central Community's land use
pattern.
Notwithstanding the need to increase residential densities in
the Central Community, an effort should be made to protect those
areas within the laid community which have developed and main-
tained an orderly and stable single family dwelling fabric. F~,r-
thermore, the establishment of new high density districts should
be consistent with the public's interest in environmental quality
and the maintenance of high townscape planning, circulation, and
traffic engineering standards.
5
Exhibit A
Page 2
C. Page 23 (near bottom).,- Very High Density
Text:
Very High Density. This density category is intended to designate
areas which would be characterized by high rise and garden apart-
ments. Although single family units would continue to exist within
the Very High Density area in the early years of the planning periods
ultimately these a
multi-family in ch reas are expected to be almost exclusively
~racter. The residential density of areas
deli Hated "Hi h D nsit and "Ver Hi h Densit should be
considered as pote tial sites for senior housinq Where such
housing is propose , the standard density for these areas could
be increased subst antially provided that such densit were com-
pat~ble with surroy
would not adversel
circulation, envir ~ndinq land use, bulk and height patterns, and
affect ambient residential en 'o ment, traffic
nmental quality, or the general order a~ amenity
of the community. The senior housinq established under the
escalated density s tandard discussed in this paragraph sh~~uld be
situated ~n areas
public transportat hich are served b nearb commercial, medical,
on, recreational and governmental services.
This policy ~s pre
and the recog m tior icated upon the growing need for senior housing
~ that the average population density o~` .senior
dwelling units is s ubstantially less than those occupied by families
D• Pages 23 (bottom) and '24 (top) ~- Residential Density in the College
area.
~.
Text:
The General Plan Map shows residential development expanding
eastward into the mesas and foothills. ~>~1F)~~l~t~~~~~ Adjacent to
H Street, north grad west of Southwestern College, a limited area
of fi~~~4 medium dens i ty development i s proposed bb i`bb ~ibbb Xb~bX
b~X~bb~~ to encourage development of an active community center
for this new easterly area, and to meet the housing demand created,
in part, by the cgllege. This bf,~~bf medium density ~Sb~i~Yf>SbbY~bbd
~~ i s expected ~b b~d~~~b ~b i`bfb Xb~G bbb bf ~1~~ b,~b~b fbb ~~l,ib
~~bb~b~~~ ~i,l bl,~ to achieve a ~bb~~i`~i i el d of about ~,~ 6 to ~~ 10
families per gross acre. Terrace houses, cluster development,
and ~/fbbc~i~X garden apartments should constitute the predominant
dwelling types in 'this section of the community.
E. Pages 26 (bottom) and''27 (top) - Industrial Development in the
Bayfront Community and, Otay Ranch
Text:
The area proposed 'f or industrial development in Chula Vista is
located in a cresgent shaped belt along the western, northern,
and southern sidesi of the Planning Area. This belt includes
portions of the Sv~eetwater and Otay Valleys, the Tidelands, and
selected areas east of the Tidelands and west of Broadway.
Proposed industrial development is divided into two classes;
(1) general industry, ~~¢¢~ ~~~ ~¢~¢~, and (2) limited and
research industry' ~~¢~¢ Z~~7 ~¢y~¢~.
General Industrial designations are maintained in the vicinity of
the SDG&E plant, the Rohr plant, and in the following locations for
possible industrial expansion: (1) south of L Street, (2) east of
Tidelands Avenue between F and G Streets, (3) at the northeast
corner of J Street and Tidelands Avenue.
~~ I ////// proposed deletions
proposed addenda
Exhibit, A
Page 3
It is the City oflChula 1lista's policy that
shall be redevelo~e~~with recreational, vis
residential land vises, as well as industria
with the adopted ayfront Specific and Bayf
Plans.
F. Page 28 (middle) - San Miguel Freeway & Second Avenue
Text:
The freeway netwgrk serving Chula Vista will consist of t:he
following elements:
a. Montgomery Fneeway (Interstate 5) will continue to link
Chula Vista (band its industrial belt) with Downtown San Diego
to the north band Tijuana, Mexico to the south.
b. The Inland Fneeway (Interstate 805) will provide a bypass of
the industriajl belt and provide access from the heart of the
Chula Vista nesidential area north to San Diego and south to
Tijuana.
~~ XYs~ ~~~ GiX~~b X ~~~~~~.~ ~'R~~~~ dx~~ X~~~~~~ ~~ ~hf~ f~~ ~~~~~~~
~~~~ ~f ~Y~ ~X~~~X~~ ~~~~ rGXXX ~~ ~~~ ~~X~~ ~~~~~ff~~~~~
X~~~~V~~ ~bf~~~~V~ ~~~ ~X~~~X~~ ~~~~ ~~b~X~X~~ ~~~~~~ ~~ ~~~ ~X~~~
~~~ ~~~~~ ~i~ ~~~~XX~~~ ~~~~X~~~X~~~ ~~ ~~~ ~~~~~~ ~~~ ~X~~
~~~~~XX~~X~~ ~~ ~~~~A ~~X~~~ ~~~~~ ~~ ~~~X~~ ~X~ ~ ~~V4 ~~~`91~~
~/ c. The South Bay Freeway (Route 54) on the north side of
Sweetwater Valley will provide good access to and from the
northeast, Lai Mesa and E1 Cajon. It will also be the shortest
route from the Industrial belt to U. S. Interstate 8 and the
rapidly expanding Phoenix, Arizona area.
~/ d. The Otay'Freeway (Route 75) in the Otay Valley south of
the Planning'Area will provide east-west access from the
Silver Strand to Brown Field ~~i¢ ~~~ fl~~l~?~~ ~i~yG G7~~~~~~ ~ql~~~~~
~Y`Y~~~~l~~ Ali ~~~ ~,~~ Gi~~I~~X ~~~~1~~~•
0. Page 29 (next to last) - North-south major road system
Text:
The north-south ~1ajor Road system includes the following:
a. Tidelands Avenue which traverses from the National City
boundary through the tidelands industrial area to J Street.
b. Broadway (or''National Avenue) is the old north-south highway.
It intersect$ the major east-west thoroughfares and gives
access to the Chula Vista Shopping Center. On this street is
located the principal thoroughfare commercial development in
the City.
c. Fourth Avenue traverses Chula Vista from National City and
the South Bad Freeway on the north to the southerly terminus
of the Plannpng Area giving access to the Third Avenue-
Civic Center area and the Chula Vista Shopping Center.
d. Hilltop Drive f ~~~~/i~ ~4~f¢~i~~ serves as a major north-
south thoroughfare ~~~~bi~i~ for the residential area east
of Third Avenue.
the Bayfront area
for commercial, and
uses in accordance
ront Redevelopment
i~
~ ////// proposed deletions
proposed addenda
Exhibit A
Page 4
e. Otay Lakes Road provides access from the South Bay Freeway
on the north tb the Southwestern College community center
and Telegraph Canyon. Its southerly extension to the Otay
Valley is reserved for use after 1980.
f. San Mi uel-Proctor Valle arter formerly Route 125/San
Miguel Freeway located in the far eastern art of the
Plannin Area, will be the rind al north-south mayor road
of the Lakes ~ommunity.
Ft. Page 31 (mid-page) -
Text:
Civic Center
south County Civic Center
General Plan studies indicate that the existing, Civic Center is
appropriately looted in the proximity of the Third Avenue
Business !listrict',and other major elements of central Chula Vista.
In the future, the Civic Center will contain expanded administra-
tive facilities off the City. ~Gf~ ~~9~~ ~~~~¢~ f~~Xx~~~~~ ~~~
~~~ ~~'~~~ ~~~~~~,!', ~ ~i~~~ A~~~~X~~ ~X~~i f~~ ~~~ ~~~~~~ ~~~~A~~f
gh~/~~ ~~ i`~~ ~X ~X ~I, ~~~~~~ ~~~ ~~~/~ ~~~~Y`~~~X~ ~~~d X ~~~~X The
South County Admilnistrative Center - South Bay Courts Complex
will be developedLat the southwesterly quadrant of H Stree~c and
Third Avenue This complex will be an integral part of the
Chula Vista Town .Centre Ro. 1 Project Area.
~. Page 18 (bottom) - Population Projects
Table:
Chula Vista
City Population
of San D ego
Region
Year ld~~~~~~~~ ~~~~
1960
1970
1975
d~~~
1985
1995
J. Page
Population Projection for Chula Vista
Population in
San Diego
Region
~~~~~X~~~ R~~~
~/~ 4.1 ', ~B~,~X~~ 1,033,000
S,l1 5.0 '' XXZ~~~~~~ 1 358,000
~,l ~,~X,l jD 4.8 XX~$~X~~~ 1, 557, 000
~X~I~XX X~$~~~~~~
7X~f~X~ 4.8 ! ~X~~~X~~~ 2,032,000
Chula Vista
City Population
42,034
68,000
~~~Pl~~f~~,~0~~ 75,000
d~1~~~~~~XZ~~~~~
XZx,~~10~fX~D~91~-1 97,000
~X~f~X~ 5.3 X~~~P1X~~0 2,460000 X4~~1,~~1~~fX~~~~~1~ 131,000
33 (second parabraph) - Bayfront Development
Existing text: '
The current Porf. District Master Plan proposes the partial
reclamation of Sian Diego Bay by land fill. The Chula Vista
Plan proposes irudustrial development primarily terminal and
warehousing facilities, and a marina and a small boat launching
ramp. Strict control should be exerted to keep the amount of
land filling at 'an absolute minimum in order to preserve this
important naturail asset.
Consideration sV~ould be given to reevaluating the Tidelands Plan
pursuant to prodding more recreational facilities, not necessarily
for the visitor ',but for the citizens of the area who have supported
the bond issueswhich have made the Unified Port District's
programs possible. Most of the recreational facilities shown on
the Tidelands Plan are located in the northern portion of the
bay and much of this is visitor-oriented. It is believed that
the South Bay, with its rapid growth, should also be provided
with more bay-oriented recreational facilities on the Tidelands
Master Plan. As stated previously, both Plans are being reevaluated.
y'~
////// proposed deletions
proposed addenda
Exhibit A
Page 5
Proposed text:
The Bayfront Speccific and Redevelopment Plans depict a well-
ordered balance of industrial, commercial, residential, and
"natural" land uses. The parks promenades, and preserved
marshes of the B~yfront i~~i~l provide the residents and visitors
of Chula Vista ad~ditiona- opportunities for active and passive
recreational pursuits.
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TABLE OF CONTENTS
Page
Developmental Activity and Trends 1
Review of Planning Activi-~ies 5
The Housing Element - A Pt~eliminary Approach 7
GENERAL PLA~J SUMMARY 9
PART I - CHULA VISTA TODAY 11
PART II - FUTURE GROWTH OF CHULA VISTA 18
PART III - THE CHULA VISTA, GENERAL PLAPJ - 1990 21
PART IV -CARRYING OUT THE GENERAL PLAN 35
APPENDIX
i
LAND USE MAP Back Cover
r
INTRODUCTION
The City Council officially adopted it.he General Plan for the City of Chula
Vista on September 22, 1964.: Si.x years have elapsed since that time, and
i t i s evident that i n 1 i ght of recent deve°1 opme,~ta`1 t~e~nds ~ .and Pl ann-;i ng
j Commission and City Council decisions and actions precdp~tating many of
l these trends, a review and revision of the Plan is overdue
The Plan has held up fairhy weld, with certain exceptions, under the pressures
of the aforementioned activity, but several modifications thereto have been
proposed to accommodate the changes which have occurred during this period
These modifications are especially significant In the Circulation Element and
the residential density portion of the Land Use Element.. Numerous other changes
have been made in the Land Use Element in light or Commission and Council
rezoning decisions du~~ing the past few years,
The text of 'the Plan has been substantially revised, with the deletion of
outdated and inappropriate information comprising the ma,;or revision to the
text,
The format of the General Plan map has been altered in the fol~ow~ng ways:
1. The underlying street map has been removed to "generalize" the map- With
the City streets shown on the map, the Plan becomes a "specific" plan rather
than a "general" plan because the land use can be related to specific loca-
tions and properties Thus only the streets which constitute the Circulation
Element appear on the map..
~ 20 In mast instances, the land use designations have been placed in a more
generaa pattern rather than to adopt. them to specific streets or properties,
3. While the colors on the map remain the same, the residential designations
associated w-th the various colors have been changed because of the elminat3on
of the very low density resident~~al categor°y; the magenta color formerly used
for the very high density residential designation has been elgminated.
The bask goals and objectives of the General Plan remain constant.
``
I
L
^r
~~
DEVELOPMENTAL ACTIVITI' AND TRENDS--THE GENERAL PLAN IN REVIEW
Population
At the time the General Plan was adopted, Chula Vista had a population of
approximately 50,000 Since that time approximately 17,000 people have been
added to the City's population; an %ncrease of 34 per cent. The Plan had
foreseen a City population of X4,500 by 1970, but it is now evident that this
projection was somewhat optim-i$tic and should be revised downward Projec-
tions for the five year increments between 1970 and 1990 as well as the ultimate
1990 population would be simi1~rly revised because of the following reasons:
le Declining birth rate and accompanying declining family size The population
per household in Chula Vista determined by the 1960 Decennial Census was 329;
the 1968 special census indicated a decrease to 307, or 7%< In 1967, the
United States recorded the lowest birth rate in its history, 179 per thousand,
and the outlook is a further decline in the future,
The statewide decline in iM-migration-
~~
3. The establishment and exparnsion of sewer districts in the area--notably
Montgomery Sanitation District'~in-the southern part of the planning area and
the Spring Valley Sanitation D~st~~ict to the east--which negate a major advan-
tage to annexation, the availability of the City's sewero
Since the 1960 census, Chula Vista's population has grown at an average rate
of over 2,500 per year Whether this rate will continue, increase, or decrease
will depend on several variables but primarily upon the City's success in
annexing property within the planning area..
Residential
The most significant phenomenon concerning the residential poi°tion of the
General Plan was the breakdown 'of the residential land use densities (dwelling
units per acre) in the recently developed southeasterly areas of the City_
These densities were formulated primarily according to topography, i.e ,the
more severethe topography the lower the density projected for the area and
vice versa<
In the absence of a hillside development ordinance or policy, no attempt has
been made t.o require lower densities on steeper topography but rather, the
subdividers have merely graded 'the hills to obtain a greater lot yield.. As
a consequence, the density of development in the newly subdivided areas has
exceeded the densities projected on the Plano
It is proposed that. the very law density residential category (fewer than one
dwelling per acre) be eliminated from the General Plan, In the metropolitan
core of the County, of which mast of the Chula Vista planning area is a part,
such a density seems infeasible, The remaining residential categories have
been expanded--actually revised upward--to accommodate a more realistic range
of densities and to conform to the provisions of the new zoning ordinance..
While these densities have been revised upward, they do not necessarily imply
that every property owner is entitled to zoning which conforms to the high end
of the range--this would depend on topographical and other pertinent condi-
tions concerning the individual property.
F
During the period between the 1960 Decennial Census and November 1, 1969, ~.
4,473 single family dwellings and 4,347 apartments were constructed in Chula
Vista; demolitions and dwellings moved out of the City during that period
reduced the housing supply by 274 single-family dwellings and 224 multiple
family dwellings. From the above figures, it is evident that construction
of multiple family dwellings has nearly kept pace with single family dwellings
during the past nine years. This trend is in marked contrast to the pre-
ponderance of single dwellings constructed prior to this period
While the trend to multiples coincides with that which is occurring nation-
wide, none of these units were sold individually--all were rentals, unless
one counts the life estate arrangement used at the Frederick Manor retire-
ment project.
It will be interesting to see what effect this situation has on the apartment
market if and when some form of peace or stability occurs in the world with
the resulting cutbacks in military and defense-oriented activity in this area.
Cnmmar~ial
During the past five years, there has been a considerable increase in
commercial activity in the City. Most notable of this increase concerned
the construction of a major department store (Sears), two discount department
stores, three community shopping centers, and three neighborhood shopping
centers.
~-
The General Plan had recommended a conservative policy of adding commercial
land to the City since there was, at the time the Plan was prepared, evidence
of some overdevelopment of commercial facilities based on the average return
per square foot of commercial establishments--there is no data presently l
available with which to determine whether this condition still exists Con-
trary to this recommendation, the City has added approximately 60 acres to ~
its commercial inventory since the adoption of the General Plan; some of it,
however, was in conformance to the Plan. Over nine acres of misplaced
commercial zoning has been rezoned for high density residential use in
accordance with the General Plan.
Among the more significant additions were the commercial rezoning of the
northeast corner of "H" Street and Fifth Avenue, commercial rezonings along
"H" Street west of Broadway, and along the Third Avenue extension and the
approval of additional commercial zoning at two interchanges of the Inter-
state 805 Freeway--Telegraph Canyon and Bonita Roads, the latter of which
was the only one of these locations designated as commercial on the General
Plan (visitor commercial).
A study of the "H" Street frontage (Area Study--A portion of "H" Street,
dated 2/1/68) between Third Avenue and Broadway yndicated that the proper
designation for much of this frontage is Professional and Administrative
Commercial (office-professional uses) rather than the very high density
residential now shown.
2
i
1
i
1~~
lnc~i,~t.r~~l
Perhaps the least amount of activity in the City's growth has occurred in its
industrial development duringthe past five years_ The more noteworthy of the
City's recent ndust.r~al development inc'ude the expansions of Roh~w Aircraft
Corp, and Ratner Manufacturing Co and the location of an oceanwater desa'~n-
izat~on facility on the bay-font.
Much of the reason for this inactivity the apparent unavaTlabi~pty of laYge
plots of prime ?ndustrial land at 'this timeo The Santa Fe Ra~~~lr°oad owns more
than 400 acres of industrial land which is probably several yea~r~s away from
development readiness--a considerable amount of fill material is needed prepar-
atory to deve~opment. Except~fo~r N2~1 aces, some of which already have been
developed, the tidelands have'not as yet been created., Therefore, the area
with the greatest potential for development for the nest several years is the
Otay Valley.
The planning area, as orig na~ly prepawed by the consultants, had included
portio!~s of San Diego and National City, most of them in industrial classif-
ications; these areas have be n eliminated from the Map, thus reducing the
amount of potential industr~~a~ land in the Chula Vista portion of the planning
area by approximately 400 acres. t ~s a~so proposed that. some of the a+~eas
indicated for industrial land,use be deleted from the existing plan in favor
of other uses--specifically, the ar°ea north of "E" Street between Interstate 5
and Broadway, and the propert,~ north of Palomar Street between Interstate 5 and
the railroad tracks, areprop~sed for~high density residential uses, Based on
the existing ?and use, zoning, and the~uses in theimmediate v~~cinity, the
industrial designations theregn are not appr~opriate~
Ci mil ate nn
The Circua*ion Element of the Plan affects not only the resides+ts of the
planning area, but the entire',South Bay. AL:,~,crdingly, there has been a
considerable amount of study end effort to coordinate the circuMat~~on ele-
ments of all the cities and um}ncorporated aY°e as of the County into one
County-wide un=iform streets arhd highways plan: As a result: of this effort.,
several changes to the Circulation Element. have been made, p!ima±~ily east
of the Inland Freeway
The Otay Freeway has been removed from the Plan since its proposed route
has been relocated south of tl~e planning area by the Stage D~vMs~on of High-
way s .
Community Facilities
S~nce the General Plan was adapted a la~~ge number of additional community
facilit~~es have been pro+~~ded'for the betterment of life ;n Chu a Vista--all
such -mprovements were ~n conformance with the General Plan these facilities
are enumerated and discussed below by category.
School
One high school, or,e ~un~or high, and three elementary schools have recently
been constructed in the planning area, All but. one e~ementary school, which
was located in Bonita, were bu~~~lt within the existing City iimats<.
3
r
Recreational Facilities
There has been a considerable amount of activity concerning the acquisition
and improvement of recr°eat`ional facilities in the City. Foremost among this
activity was the acquisition of the Chula Vista Municipal-Golf Course (formerly
the Bonita Valley Country Club) in 1966.
Park sites were aiquired on Sweetwater Road adjacent to the Chula Vista
Municipal Golf Course Rohr Park); Hilltop Drive at Teleg~°aph Canyon Road
(,Hilltop Park); adjacent to Loma Verde School Loma Verde Park); adjacent to
Palomar School (Paloma~~ Park); and a 20 acre addition to Greg Rogers Parko
A program for the acquisition and development of tot lots has been initiated
and two such sites have already been acquired.
Hospitals
Two bond elections to authorize construction of a new non-profit community
hospital in Chula Vista failed to gain the two-thirds majo~•ity required for
passage However, an expansion of the Bay General Hospital has been approved
and will help alleviate the City's hospital bed sho~rtageo
4
GENERAL PLAN REVIEW
~s~
REVIEW OF PLANNING ACTIVITIES
Zoning Ordinance
After several years of work, tlhe Planning Commission and the C~lty Council
approved the f7nal draft of a mew zoning ordinance wi~eh which ?.o proper'~y
implement the General-Plan as (recommended in that document
Subdivision Ordinance
A new modernized subdivision ordinance has been prepared and will be presented
to the Planning-Commission and City Council in the near future.,
Floodplain Zoning
Floodplain zoning was established in 1967 as a response to the extensive
flood damage experienced by the planning area each wince r Two classifications
were added to the Zoning Ordinance=-the F-i Designated Floodway Zone and the
supplemental F - Flood Plain Restrictive Zone
The F-1 Zone would be what is designated as the desdgn floor as defined by
the City Council based on studies made by the United States Army Carps of
Engineerso It is basically applied to major natural water channeas and the
future location of flood contrpl channels No permanent uses or buildings
are permitted in this zone,
The F classification was established as a supplemental zone to be attached
to existing zones Thi's zone ~s applied to areas within the 1'00 year flood
area in which most uses permitted in the underlying zone must first be
approved by the Planning CommiSSlon by means of the conditional use pe~rm~~t
process:. Land fell which diverts water to the point that other properties
are adversely affected is proh~b5~t.ed
Civic Center Master Plan
Tn 1968, the City Counc?1 authorized the consu;~ting firm of Knight and
GladS.eux to develop a ma.ste'r plan for the long range development of the
City's Civic Centeno Th~~s plan supersedes the Civic Center Sket;.h Plan,
prepared by Williams, Cook and'Mo~ine, which was never adopted by the City
CoUnc ~i 1 ,
The Kn=ght and Gladieux report presented site puns and perspezt~dve illus-
trations of the Plan as well. a4 analyses of costs, recommended construction
phases and projected office space and parking requirements.
The arLh~tectural firm of John'Carl Warnecke and Assoc~;ates a so worked on
this pro~e;,t assisting in deveAopng the ccnf?guration of facil?t~es on the
site and assuming primary resppns~bii~ty fof the preparation of the s~~te
plans, ~~andscap~ng recommendations and ?Ylustrat'onG<
Sweetwater Valley 1_on~~ng Study
As a response to the numerous reguests for annexatyon ar.d prezoning ?n the
Sweetwater Val~ey durwng the past few years, the Cyty Co~anc~l directed the
Planning Commoss~on r.o prepare a prezoning plan for the Valley and to appoint
a committee of -nterested Valley residents to assist. in the formulation of
.~~
S
this piano This committee, composed of 15 Valley residents, submitted a
proposed prezoning map, covering approximately 5,000 acres, and a report
to the Commission which subsequently approved a revised plan which included
approximately x,000 acres. If adopted by the Council, this plan will serve
as a guide in considering future zoning requests in the Valleyo
Land Use Program
The City recently completed the initial phase of its
use program which is a part of a County-wide program
land use statistics in a uniform manner at a central
statistics will be stored in a computerized data ban
on a continual basis in order that accurate land use
available to the City and throughout the County.
Underground Utilities Ordinance
new comprehensive land
to gather and maintain
repository. These
< and will be updated
data will be immediately
In 1965, the City Council approved an ordinance which requires that all
utilities in new subdivisions and all service in established areas be placed
underground. The Council also established a policy for the ultimate under-
grounding of existing above-ground utility lines on a gradual basis.
Grading Ordinance
A grading ordinance which established minimum requirements for grading,
excavating and filling of land was adopted by the City Council in 1969.
These provisions are supplementary to the zoning and subdivision of the
Municipal Code.
i~
6
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~~
THE HOUSING ELEMENT - A PRELIMINARY APPROACH
In 1967, the State Legislature amended the State Planning and Zoning Law to
require that, effective July 1, 1969, no vocal general plan wily be considered
to be in conformance with stag law unless it contains a housing element> The
Federal Housing and Ur°ban Devel',opment Act of 1968 requires that all planning
carried out with federalassistance (Section 701) shall include a housing
element as part of the preparations of comprehensive land use plans.
The Housing Element, as required by the State, is to consist of "standards
and plans for the improvement of housing and for the provision of adequate
sites for housingo Thbs elemen',t of the plan shall endeavor to make adequate
provision for the housing needs; of all economic segments of the community."
A policy statement issued by the Cal~forn.ia Department of Housing and Community
Development states that the general structu e of the housing element should
consist of:
1. An identification of housing problems and a preliminary statement of
community housing goals
2~ An indication of probable solutions to the identified problemso
3, A deta fled work program for, pre pa ration of a complete housing plan for all
economic segments of the community, in avcor-dance with the des~~res and needs of
the community.
4 Evidence of cooNdinaton with establ~~:shed regional agencies, housing
authorities, citizens groups and producers-
In any county or region it is self-evident that r,here are not separate housing
markets coterminus w7th each of the cities; such markets are county o~ reg,onal
in scope> Pursuant to this concept., the U- So Department of Housing and Urban
Development hoc approved a financial grant to the San D~~ego Comprehensive
Planning Organi~at~on, of wh~ch'Chupa Vista ~±s a member, tc prepare a housing
element„ Adoption of the elemeht produced by the Comprehensive Planning
Organization would sat~~sfy the ~forement~oned requirement, but. ir, as proposed
that Chula Vista not. merely ado t Comp~ehers~"ve Planning Organization's product
but, in addition, adapt the prow~~isions the re~~n to our awn particular circum-
stances, if ~it is deter~m~ned ~th~t. theme ire, ~in fact, par°ticular circumstances.
applicable to the C ty alone, based on the desires and needs of Chula Vista,
As a preliminary approach to a llous~~ng element, the following are some of
the primary goals and po~icies that, ?t is felt, are paramount in the formula-
tion of such a plan:
l- The provasYOn of hou~"ing for every economic and racial segment. of the Cty_
2 The provision of a variety of housing types, des~~gns, and densities
throughout Chula Vista,
3- The encouragement of innovative methods of providing housing
7
4. The dispersion of low-and-moderate-income housing throughout the City in
small quantities rather than their segregation in large concentrations.
5~ The encouragement of research and experimental projects leading to new
construction techniques, new construction materials, and performance standards
codes.
6. The maintenance of a program of housing code enforcement for the prevention
of deterioration and blight in Chula Vista.
r
8
~t
CHUL~ VISTA GENERAL PLAN
GENERA~t P! AN SUMMARY
The General Plan is designed tp accommodate and guide the future development
of the City of Chula Vistae Many factors of growth and development are
considered in the Plane Wh~ile~~,each detail of community development is impor-
tant, certain key proposa`~s a~r~particularly influential in determining the
character of the future community, A knowledge of these key proposals wll
enable the citizens to understand better the development potentials of Chula
Vista and the ways In which they are dealt with in the Plan. The five mayor
proposals in the General Plan are as follows:
Industrial Development
Improvement and diversification of the industrial base is one of the prin-
cipal ob~ect~ves of the General P1 an- To thus end approximately 2600 acres
of land are set aside for immediate and long-range future use for industry,.
The General Plan emphasizes thle need for high standards of deve~Eopment,
zoning regulation of the per°fo~rmance standard type, and the designation of
an industrial reserve to insure the order~y programming of industrial land
development. It rs recommendeb that. Chula Vista set as its industrial expan-
sion goal 17,000 industrial jobs by 1990, a number estimated to be equal to
the number of industrial workelrs in the Chula Vista population
Central China Vista
Central Chula Vista is proposed to continue as the prlnc~ipal~ shopping,
service, cultural, and governmental center of the City.. In order to achieve
this objectve, important changes and improvements are suggested in the
General Plan, Retailing will 'lnc~~eas~ngly be attracted to the area around
the Chula Vista Center, but special retail, service, adminYst~at~on and
financial activities should be'~~centered in the Third A enue Dstrict~ Thy
wi1~l requi~r~e replann~~ng and redevelopment of the district, increases in of~-
street parking space, and a closer tie w~~~7h an expanded and i~mpr~owed C~;v~c
Center. Detailed plans for the deve~~opment of the Civ~~c Center are included
i n a sped a 1 report er;t~i l:l ed C`i vi c Center Master P1 an prepared by the consul -
ting firm of Knight and Glad~eiux in conjunction with the arch+tectura' farm
of John Carl Warnecke and Asso~~ates,.
The Easterly Exaans~on Area
By 1990, it is expected that nearly half the popu~atlon, of Chula Vista will
be living in new c.ommun~~;t~es lpcat;ed on the mesas and foothi~l~~s easterly of
the Inlar~d Freeway. The sound'deve~lopment cf this presently undeveloped area
is therefore or extreme importance to the Gity: The prirc'~pa~ GEnera`. Plan
recommendat~~~~ons for= this area are as fol~~ows:
A wide range of carefully-planned +e~;dential areas inc+ud~ng smal'
suburban estates, medium'dens~ty s~ng~e-family de4epopments, and
higher density areas of town houses, cluster houses, and garden
apartments.
Development; of a community center for the area r.entered around
Southwestern College and including a community commercial center
a high schoc~, a junior high schoo~~, and elementary schools
Cr~ea~r~on of a network of open spa~:es ~nclud~ng gcl~ cuuN~ses and
agricultuy°e ''n the Sweet.wate.r Vali!ey, an ag~'acu~ture p~°e serve south
of Telegraph Canyon Road, recreational developments around ithe
lakes, and reservation of several impor°tant ~~anyons throughout the
area..
Essentially the rerentNy adopted land use plan for the Ep RanLho
de l Rey ~:om;r~ani ty has been substituted for land usQ as pr°o;~ec*:ed
on the cup-entry adopted plan.
Regional and Internal C~~r~cu'ation
For China Vista to attract its share of the growth of population and commerclal~
ar.d °ndustria~ ?n~~estment of the San Diego metropo~±tan a~egion, 7t wiM~~~ be
necessary to ,mprove Beth regiona~ access routes to the Cjty and the sy°stem o~°
ma~o~ st~~~eets weth~n the Cory Among *he men°e ~°mpo~rtant p°ra;~ned imp~c~~eme~nrs
foM the planning aYea ace the fo+lrawing;
A regiona~~" freeway network including Montg:,mery, Inland and Sar, MAguel
freeways ~ n a north-so+~th d i re~r:t ~ on and ? he South Bay F~~eeway and the
Otay Freeway, wh~~ch i~s ju,t. south cf she plann-ing area, running from
east to wept
Extension of H Street as a major thoro~ryhfa~e ldnkrg the ~ndustx~ial
district, Chu~~a Vista Cent-er, the Third Avenue D~~~tricr,, and the
Southwestern Colaege ar°ea~
DeveFopment of a new set: of major and secondary roads to serve the
growth areas to the east-
tour~Ct and Rer~~ea7io~? Dew~elopment.
Chu~9a V~~sta's ~ocatPon on the San Diego Bay and c~~~!ose f:o MexFco should ~!r~su+e
a str=ong tourist potent~~a~~ ~o turn this poten~t~a" ~~ir;*.~~a rc^^al~ty, the General
Plan proposes the designation of~ ample a+eas *'i;~f` h~+gh quality tourist a~~~rim-
modat~ons, ~~nclud~ng motels, ~°estau:~ants, and seFvice ~~~at~~ons con,ve~iier;t }-o
the Inland and Sar M~~gue freeways.. P~fivate a--~~d pub'~~~i~ gcjl~ wourses, a new
ma r3na on the waterf+~ont, and ~ecreat~oraai~ deveiiopment. of t;he +ake shore`
would pro~~~de ~~mportant tu~urist attra.t.ions, the Port D~9<~;r~~cr.. Master Plan
~s currently being reevaluated t.o determine whether o,"' not moµe wate,frcnt
area fihould be~ de~ro~ed to tc^Jr~NS~ ~ar~d rec~rea~.~~~on us~~e.
i_
l0
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PART I
ChiULA VISTA TODAY
THE PLANNING AREA
Chula Vista is located on San Diego Bay between the Sweetwater and Otay
rivers about eight miles south', of San Diego and ten m-+les north of the
Mexican border, The City occupies an attractive and varied physical site<.
Its older areas are on the caa5tal plain adjacent to San Diego Bay and
its expansion areas lie in the',vallEys and mesas to the easte The
expansion areas consist of an pld plateau, broken up by a number of
canyons, rising steeply at f"first and then more gently toward the eastern
mountains, The climate of the', coastal plain ~~s uniformly temperate and
quite arid, with mean temperatures rang~~ing from about 56' in January to
about ~0` in July, and rainfall averaging about nine inches a yeare
Elevations within the Plann~~~ng~Area range from sea level to over 600
feet, though the adjacent mounttains on the east rise abruptly ~to eleva-
tions of several thousand feet, The Planning Area is generally bordered
by the San Diego Bay to the we t; 'the Sweetwater Valley and South Bay
Freeway on the north; the Sweetwater and Otay reservoirs, and mountains
to the east; the Otay Valley on the south It encompasses an area roughly
5 miles by 12 miles or about 35,000 a~,res: the incorporated area, located
in the northwest po~°ton of the Planning Area, is approximately 212 miles
by 2%2 miles with many extensions east and south into the balan~.e o~ the
Planning Area, and comprises about 9,900 acres,
Accessibility
The Chula Vista area ~s readily accessible by highway, water, railroad,
and airplane- Interstate Hlghlway #5, and ot:her~ existing and planned
highways in the San Diego Metrppolitay highway network, provide d~~~re~t
access to the Planning Area; ISan Diego Bay constitutes a wate~° route
to Chu'i~ Vista.. Ocean-going v~esse=ds will have access to the China Vista
tidelands when the planned deejpwater channel and second entran~:.e are
constructed in the Bayo The ~r`nz~ona and Eastern Railway, a subsidiary of
the Southern Pac~f~ic Railroad ,j pruv~des freT~ght service to Chula Vista
Lindbergh Field, the major passenger air terminal in the San Diego area,
is located about ten miles to ''the north, and Brown Field, a general
aviation faci y i ty, i s ~ oca ted ~labout l0 m~N~ l es to the sout.heas~±:,
HISTORICAL DEVELOPMENT
Settlement of Chula Vista began tin X886 when the towns~te was laid out. by
the San Diego Land and Town Company, The town occupied part of the 42-square-
mile National Ranch, an original Mexican Land grant which had been bought by
the Kimball Brothers in 1868,
(off/
Coincident with the establishment of the City, two railroads were developed ~~
permitting economical shipment of the lemons and ether fruit which were
the principal products of the City at that time, These railroads and the
presence of ample rich agricultural land brought rapid initial growth to
the new community immediately after its founding,
The boom of 1886 to 1888 was short-lived, however-, and thereafter until the
time of the first World War, the population of the area did not increase
significantly, Production of citrus fruits--mainstay of Chula Vista economy--
was subject to the vagaries of the weather, such as the 7-year drought of
1897 to 1904 which caused great economic distress in Chula Vista,
When the City of Chula Vista was incorporated in 1911, its population was
only 650 (1910 Census figure). By 1920, however, the population had almost
tripled to 1,718, and despite the disastrous flood of 1916 in which both
the Sweetwater and the Otay dams failed, the peak of the lemon industry
was reached in the-early 1920'x. Steady production of lemons and celery,
the second largest crop, continued until the mid-1930'x. This economic
strength was reflected in the growth of the town's population which
increased to 3,869 in 1930 and 5,138 in 1940,
After 1936, however, the lemon industry began to falter and it was further
hurt as an indirect effect of the war effort. During the war the Japanese -
farmers of the area were relocated and pressure to build housing for war l
industries became intense. In 1941, the Rohr Aircraft plant moved to
Chula Vista from San Diego and immediately became the major employer in ~
the City. At this time the Chula Vista economy changed rapidly from pre-
dominately agriculture to manufacturing and defense-oriented industries.
While tomatoes, celery and cucumbers replaced lemons as the major crops
of the area, total farm acreage in Chula Vista was more and more supplanted
during the 1940's and particularly during the 1950's by housing development
as the San Diego metropolitan area expanded.. The result was that 'the
population more than tripled between 1940 and 1950 and almost tripled again
between 1950 and 1960, rising from ?5,927 to x2,034. By 1969, the population
had increased another 65% since 1960 to 67,000,
METROPOLITAN SETTING
Chula Vista is part of the San Diego Metropolitan area which occupies the b
extreme southwest comer of the United Statesa The San Diego area enjoys
an exceptionally att>°active climate; it has striking physical character-
istics in its coastline, beaches, mountains, and desert resorts; adjacent
Mexico offers further recreational advantages. The area has a long history
as a tourist and ret~~rement center, and a reputation as a pleasant place
for year-round iiving.
In the San Diego economy, which supports a population of about 1,400,000
people, manufacturing (.primarily a~rc:raft and ordnance industries) is by
far the largest and most important element; military employment is second;
and tourism is third, Also of significance are the activities of the Port
of San Diego, which have ~nc:r~eased in importance in recent years through
grow7ng foreign ~mports~
12
The main east-west Tr~anscontin~enta~ Rai'ways and highways are located about.
125 miles to the north at. Los jAnge'es~ However, Interstate Highway #8 gives
the San Diego area a decided aklvantage in serving rapid"Vy expanding central
Ar~izor~a~ The distance to Phoeh~x, Arizona,-via Highway #8 ~~s only 359 miles,
34 miles shorter than U~ S, Highway 60-70 between Los Angeles and Phoen~x~
Chula Vista is the second lar'gle~t. city 'n the San Diego area and ,constitutes
a striking mic~~ocosm of the ~a~~~ge~ metropolitan 'area. The entire Chula Vesta
Planning Area comprises some 3~a,000 acres, or about ten per cent of the land
within 20 miles of downtown San Diego,
PHYSICAL CHARACTERISTICS
Existing Land Use Pattern
Chula Vista. has lower than averrage der,•s%ty in residentia~~~ de~relopment; an
above-average proportion used by commer°ce; a below-average proportion used
by industry and railroads; and'a below-average propo~°tion of land devoted to
parks and recreation--when compat~ed with other cities sim~~lar~~+n sze and
function
Traffi c and Circulation
Two principal highways se rue Chula Vista Tnterstate Highway #5, or Mont-
gomery Freeway, is the ma.!n trHtfcway extending north to downtown San Diego
and Los Angeles, and south to the Mexican border at Ti~uana~ Most of this
route -~s developed as a freeway and a'ready the principai interchanges serving
the City at. E and H streets ark inadequate for the traffic voqume, causing
congestion and delay..
San Diego County S17 extends n~~theast. to El Capon. i~t w~~Vll be replaced as
an important route with the connpletion of the South Bay f=reeway The street
system in the older sections o~ China Vista is basica.l~ly a gr~~d=ron system
with through streets at quartep° mlVe inter~~uals~ Yn the newer se.;i.ions to the
east the sheet pattern is ~~~~~-~:~gul;~+-, ~~~nf~?~~~enced by the~~r rough t.opography~
The traffic problems tin Chu~?a ~lista are those of a g±~~~d~~ron system ~n wh~ch
one street tends to be as avai~abVe as another tour tr~aftice Though tKaftir;
in ressdential areas 'is dif~i=icUlt to contx~;l and presents safety and nuisance
problems-
The growth and development of the commer~iaN center:. rn Chula Vista pose prob-
lems of traffic circulation su+rh aS means of bypass, ease of access and
circulat'on, as well as adeq~;ate park-ng xac'sit?es~ The Third Avenue Business
District needs special consider~at~~~on ar,d should be provided w'~]th an °;mproved
circulat°ion pattern to Tel+eve'the presen* tor!gest~on and conf~,ct of shopper
and though traffic on Third A~enue~ ?he Chula Vista Shopping Cente°~, because
of its size and regional impo~-tance, needs ^mpyoved d~re::t access, rot. only
from the present developed areas, but a'so from ant~c~pated de~eNopment to
the east and, in particular, 4he new ~n'and Freeway,
The most sign?f~cant traffic problems, haweaer, are those of fa;.ilitatng
traffic movement to and from Cl^u'a V~sta Mather than with~:n the City-.
Capacity of ma,;or routes ,s nadequate as 's access to them. The proposed
Inland Freeway ilnterstate 805 w~~'.~ ailev~ate this s~~tuat~on somewhat
~S~
3
Public Facilities
The Civic Center - The present Civic Center site is sufficiently large to
permit needed expansion of facilities to accommodate Chula Vista's govern-
mental func~ions~ The "Civic Center Master Plan," an element of the General
Plan, has been prepared to properly guide the orderly development of the Civic
Center.
Fire Stations - Chula Vista has four fire stations to serve its presently
developed area, The balance of the Planning Area is protected by two addi-
tional stations in the Bonita-Sunnyside and Montgomery fire districts.
Schools
The Chula Vista Planning Area is served by two school districts: The Chula
Vista City School District serves students from the kindergarten through the
sixth grade; the Sweetwater Union High School District includes junior high
grades 7-9, and high school grades 10--I2. In addition, the Sweetwater Com-
munity College District offers two years of college for area residents, All
three districts have expanded by annexation at rates equal to or greater
than those of the City of Chula Vista There is every indication that this
trend will continue,
In 1968 the number of school-age children per family in Chula Vista was quite
high but has reduced since 1964 as shown on the following table:
School Age Population (~
Per Family
K-6 7-12 Total
1964 a53 .38 091
1968 ~47 e37 084
Reduction o06 ,O1 a07
Parks and Recreation
The Chula Vista Planning Area presently has approximately 107 acres of land,
all of which are located within the present City limits, devoted to neighbor-
hood and community parks and recreation facilities. An additional 400 acres
are developed in the Chula Vista Municipal Golf Course and two privately-owed
18 hole golf courses.
Chula Vista enjoys easy access to several major recreation areas and facilities
which are a strong attraction for vacationers and tourists. Mexico and
tourist-oriented Tijuana are only about 10 moles to the south. The Silver
Strand beaches are just a few miles west. San Diego Bay gives Chula Vista a
waterfront and the potential of a protected boating area. The Sweetwater and
Otay Reservoirs provide fresh water recreation at the east side of the Planning
Are a• The Califcrn~a Rid±ng and Hiking Trail begins at' the Otay Reservoir. A
mountainous expanse providing a?mosi; unl~~mited recreational opportunity extends
from the San Miguel and Jamul mountains on the eastern border of the Planning
Area to the eastern border of San Diego County including the immense Anza
Borrego Desert State Park
A separate RecNeation and Park Element. of the General Plan is presently under
preparation.
14
Publ ~ c Uti ~ ~ t'+es
Water. The Chula Vista P1ann~ing Area~~is wirhin the sere~ce areas of the
California Water and Telephone's Company and the Otay Municlipa~ Water Distr-u~,t~
Water mains are extended throughout the Incorporated area from the Sweetwater
Reservoir 7n the unincorporated area, service is prow-lded ~~n the OtaY afiea,
though the mans appear tnadeq'.uate in size; much of the Planning Area lacks
service altogether.
Sanitary Sewers.. Chula Vista 'is part of the Metropolvtan Sewerage District
which processes sewage ~in a ceintral d~sposa_y plant. Collection fac~l~lties
extend throughout the o'ld section of town; mains ha~~e been laid in Telegraph
Canyon to the new Southwestern': College site and in >!"he Sweetwater Valley to
Spring Valley
A special sewer district has beenformed in the Otay area to the south of~
Chula Vlsta~ This district ha~~~scontr~acted with Chula. Vista for trunk and
disposal plant capacity fan the, metropo'itan system.. Thus, two agencies will
provide sewerage in the Chula ''Vista Planning Area.,
Storm Dr~ai n.age ~. Much of the sto°~m dra i n system ~ n the o'~ der, western, pai~~ts
of the City was constructed whim ,he C9*y was i~ndevepoped~ As the areas
upstream developed, the agr~cuit:uraa lands with re~lat~,ve~~y ~icw runoff were
converted to houses and to pa vied sheets wlt,h a high rate of runoff which
resulted n overtoadng of the' d+-ains. To potr;t out these inadequate drains
and to provide information from which future drams may be sized for ultimate
development conditions, a comp~rehens~ve drainage study has been prepared as
a supplement. to the General Plan
Power and Telephone Service. The San Diego Gas and Electric Company p~'ov~de
both natural gas and electric ipower ?n the Plannl;ng Areao Te'~~ephone service
is provided by Pacific Telephoine Company
POPULATION
After a short boom fol~ow~ng plt_ found~ng, Chu~~~a Vista gYew slowly during the
early years of the tweratheth cientury; however, the growth gate has increased
considerably dur-,ng the past two decades_
This rap~ld rate of i ncrease can be att.r°~ bused to the fo r! l owe ng ,rar tor<
l The accelerated manufac.t~ar~ng aTt~v~t_~es zn the San Oiego area
tpart~cu~arly aircraft,ard ordnan,:e) and increased employment
at Rohr Corporation in Chula Vista.
2 The attractiveness of the general arEa for retirement, recreat'on,
and tourism.
~~
3. The return of many r~rmer service me r, and war workers who raked
the living environment of the San Diego, area-
4 The movement of growth to the suburbs
96sr
~S
r
During the eight year period between the 1960 decennial census and'the special
census conducted in early 1968, Chula Vista°s population increased by nearly ~~
20,000 persons, and it is estimated that an additional 5700 people were added
to the City's population between March, 1968 and November 1969.
In 1960, 42 per cent of the City's population was under 21 years of age (7%
more than in 1950 and the median age was 28 years (2 years younger than in
1950). The 1968 special census revealed that the population under 21 remained
the same, but the median age dropped to 26 yearso The above statistics indicate
a trend toward a mope youthful populationo
The average family size has decreased to 3.07 in 1968 from 3.29 in 1960 and
3..09 in 1950.
EMPLOYMENT - March, 1968
Occupations
Craftsmen, foremen, and kindred workers
Military
Professional and technical
Managers, officials, and proprietors
Clerical and kindred workers
Service workers
Operatives and kindred workers
Sales workers
Laborers
Retired.
Unemployed
Employment Location
San Diego
Chula Vista
Coronado - Silver Strand
National City
South County (including Imperial Beach)
East Country
Out of County (excluding Mexico)
North County
Mexico
ECONOMIC CHARAC?ERISTICS OF CHULA VISTA
Industr°i al Trends
267
13e6
12.6
6.4
6 0
5.1
4.7
3.9
2.3
15.9
2,8
37,6
351
119
5~9
4,6
1~4
1:4
1~3
0~8
The economy of Chula Vista has shifted from a dependence on agriculture to
manufacturing during the past several decades. In 1950 the U. S. Census
showed 23.1 per cent of the abo~ force engaged in manufacturing and 3.8
per cent in agriculture; the x960 figures showed manufacturing had ~;ncreased
to 34..4 per cent while agriculture had decreased to l02 per cent In 1968,
the agricultural work force was not discernible.
~-
t
16
Of the 6,300 industrial workers employed in Chula Vista according to a
Chamber of Commerce survey of IMarch~l963, 5,400 workers were employed ~n
one manufacturing company (aircraft and building components) and an addi-
tional 300in other companies 'in related air-craft and o~~dnance a~cr:v~~ty~
Thus, much of the industrial employment of Chula Vista is °n *he ~e°~~atively
unpredictable defense-oriented' aviation ~?nd~ast~ry„
^,
~i
Thesefacts point to the need to ~.mp~ow~e and diversify the ~irid~astria' base
of Chula Vista:. This objeetiv~ becomes one of the printiipal goals of the
Chula Vista Plan
Commercial Trends
Commerce constitutes the other~,principa~ element of the Chula Vista economy.
The recent opening of two new shopping centers to augment the existing Chula
Vista Shopping Center and the commercial complex in the vicinity of Fourth
Avenue and C Street helped China Vista capture much of the area's new growth
in retail sales.
The average return per square l=oot for all retail commercial sales area in
the City appears to be low and seems to indicate some premature development.
of commercial property in Chu+~ Vista at p~°esent- This sugge=ts a :,onserva-
tive policy governing future cpmme~cia~ zoning and development, to pfotect
and increase the potential of existing <.ommercial centers,
Chula Vista's location on San piego Bay, close to old Me x3 co and the o:ean
beaches should result in a substan±laa tourist business potential. Present.
experience in the mote, restaurant-bar and automotive sectors of the economy
indicate that th~~s potential i~ not being realized Capture of a laYge~ share
of this valuable economic acti~,~ty is the objective of several recommendations
of the General Pan such as the creation of special tourist commercial areas
in the easterly parts of Chula Vista adjacent ro the Ini~and and San Miguel
freeways and the establishment of an attractive marina on the waterfront,
i~
PART II
FUTURE GROWTH OF CHULA VISTA
CHULA VISTA POPULATION PROJECTIONS
The Chula Vista population projections reflect an expected gradual increase
in Chula Vista's share of the total San Diego area population from the 1960
level of 5 per cent to a level which may ultimately approach 10 per cent in
the future beyond the time span of this Plana This projected steady ?ncrease
will continue the trend of the past 30 years, during which Chula Vista's share
of total San Diego a~°ea population rose from 2.9 per cent in the Thirties and
Forties to 3~7 per cent in 1950 and 5,0 per cent in 1960. The long-range
estimate assigning 10 per cent of the population of the San Diego urban area to
Chula Vista would give it a share of population roughly equal to its percent-
age of the land area within a 20-mile radius of San Diego. These trends are
shown graphically on the following page.
The rate of Chula Vista's growth and, in fa.t, whether it ever achieves the
growth potential of 10 per cent of the metropolitan area, will depend on such
factors as rate and quality of land development, quality of civic development,
and relative convenience to both shopping and work centers, Chula Vista will
continue to be tributary to San Diego but will depend increasingly, for its
employment, on its own indust+~ies and commercial activitieso
Past Population Increases
San Diego
Chula Vista County California United States
1920 1,718 112,248 3,426,861 105,710,620
1930 3,869 209,659 5,677,251 122,775,046
1940 5,138 289,348 6,097,387 131,669,275
1950 15,927 556,808 10,586,223 150,697,361
1960 42,034 1,033,011 15,717,204 178,464,236
1969 67,400 1,356,600 20,154,000 202,882,000
The projected population of the Chula Vista portion of the Planning Area to
1990 is set forth in the following table:
Population Pro.iection for Chula Vista
Chula Vista
City Population Populaticn in
of San Diego San Diego Chula Vista
Year Urbanized AYea Urbanized Area City Population
2960 5~0 836,175 42,034
~i970 5,7 1,200,000 68,000
1975 6.4-7~0 1,350,000 86,000-95,000
1980 6.9-8.1 1,500,000 104,000-122,000
1985 7~4-8,5 1,650,000 122,000-140,000
1990 7.8-8,9 1,800,000 140,000-160,000
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POPULATION TRENDS AND PROJECTIONS
UNITED ~TAT~S
i' ~ I 1
CALIFORNIA
SAN DIEGO CDUN Y ~_
CHULAI VIST
300 .
MILLION
40 .
MILLION
2.3 ,
MILLION
160,000
(HIGH)
140,000
(LOW)
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L
In discussing population projections in the General Plan, one must first
differentiate between the Chula Vista city limits a~~d the extent of the
Uista Planning Area. To deter~ine the extent of the city's boundaries
next twenty years is virtually impossible, Projecting populations, a very
inexact science in itself--especially in California, is simplified somewhat
when the area for which projections are made remains constant as in the case of
a planning area. The boundar~~s of the City, however, are and will be in a
constant state of flux, which ~s ext,remely unpredictable.
It can only be assumed that the consultants, in making their population
projections for the original plan, surmised that the boundary and limits of
the Planning .Area would be cot~rminus in 1990. Indications are, however, that
this will not occur in so short a time and, therefore, projections must be made
for both the Planning Area and''the area within the City boundaries. It is a
fact that the population projections made in 3964 by the consultants were very
conservative in that, if the kind use assigned were actually developed in the
manner proposed by 1990, the Planning Area could have nearly a quarter of a
million people. With the incr~as? in density for various density categories
shown on the revision of the Plan, this figure could be considerably increased.
the San Diego County Planning gepartment,
The Plan designates about 15,Op0 acres as r°esidential land. It is not believed,
however, that the residential portion of the Planning Area will be entirely
developed by 1990, In projecting population fo•r the various communities within
the Plan, it was assumed that the Central Chula Vista, Castle Park, and Telegraph
Canyon communities would be developed to about 83 per cent of capacity, while
Bonita and the Lakes community would be developed to 43 per cent. These
percentages were derived from ~s~~imates prepared by the demographic section of
19
~~~
Chula
for the
FUTURE AGE DISTRIBUTION IN CHULA VISTA
Age distribution in the future is expected to
l 950-1960 i n-rrri grati on trend, the matur~ ng of
mendous increase in the formation of young far
children. People born in the Tate 1940's and
marriageable age and form new families during
the 19~0's.
i-
reflect the continuation of the
present residents, and the tie-
nilies fr°orn the post-World War II
du~~=ing the 1950's will reach
the remainder of the i960's and
Large numbers of children from new young fam-±~ies ar°e expected to maintain
the present prcpo!-•tion of pre-s~:hool children, The in-migration of families
with schoo' age children will probably maintain the 5-17 age group at almost
the present proportion. These young families w±11 also result in a higher
proportion of persons 18-24 years old The relative proportion of the popula-
tion in the 25-49 age group will probably drop because of the ryarge increases
of persons in other age groups.. There is expected to be an increase in the
proportion of the 50-64 age group and, even more, of the 65 and older group,
reflecting the maturing of the present population and the attractiveness of
Chula Vista as a residential and retirement area.
COMMUNITY AREAS
For statistical and planning purposes, the Chula Vista P"fanning Area has been
divided into six sub-areas or communities: Central Chula Vista, Castle Park, _
Telegraph Canyon, Bonita, Lake Area, and Tidelands Industrial belt,
1. Central Chula Vista is bounded by the Monigomer°y, South Bay, and
Inland freeways and LStr~eeta It is the o~lder° originalay
deve? oped portion of the Chul a Vista P ! ar?n~+ rig Area
2, The Castle Park area is bounded by L Street, the In ?'and and Montgomery
freeways, and the Otay Rtlvor. It in~.~:udes the smaal original
community of Otay and much of the southerly expansion of Ghu~a Vista.
3, The Teleg~~aph Canyon section ~ompr~ses the a.Nea between the Inland
and San Miguel #reeways and sou?h of the pr~:~posed externs ion of
H Street 'an the Rice Canyon area
4. Bonito 'n?udes the area north of '~he Ris:e Canyon Road and bounded
by the Inland, South Bay and San Miguel freeways,
5. The Lakes Area include= the area east {~.f the San Mguel Freeway., i
6, The Tide ands Industrial Belt c:ompr~ises The waterfront. of Chula
Vista west of the Mortgomery Freeway ar,d a"so includes areas north
of the South Bay Freeway and so:ath of Main StY~eet. ~
20
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A
PART ITI
THE CHULjA VISTA GEf~ERAL PLAN ~ X990
GOALS OP THE CHUI,A VISTA PLAN~~,
Before a community can plan - athere must be agreement on what i t ~ s p' an-~i ng
form that i s ~, on the pri nc i pia? goa s which the community bel i e~Wes ~a mpor±a.n t
t.o achieve over the next two idecadeso The following five goals are considered
important objectives in the future development of Chula Vista
Following each general goal i~ a list of more specific actions or policies
designed to achieve that. goa?',~ This 12st attempts to identify the principal
steps which should be taken tb implemeni; the Plan but daes not p~ret;end to be
e.x.haustive~
?e Improve and ex and the P onomic based
as En'arge and divers~t~y 'ndustry,
b, Maxi mi ~e comme~~ci a ± I potenti a.l o
ca Fxplo+- tou~ist~ pot~rt~.a? ~ parti :ula.r~ly the p'-oximity to Mexi ~o
and the beaches,
?.s Preserve and enhance thelresiden*iai quality of Chu?a V;sta~
ao Establish a high qu~.?ity fo~~ new de~relopment~ both single a~,nd multir
fa.milya
b, Preserve existing sound areas.
c~ Promote orderly expansion of multiple ~~ousing in appr~op~iate a~easo
da Promote a d~ver~ity~of dwell.ng types throughout the C`~ty while
mai~ntain?ng the den$ities designated on the Pane
eo Promote ar~h~tect~~~~~1 and env~r~onmental compat~~~~~ity of neighborhoods
of m~~ xed dwelling t,~pes,
f, Avoid undesirable e~on~;~m~:c ar ether segregatio±~ rn Ch~.~la Vista
g~ Annex all un~~incc~pomated afieati to the east of Chula Vista ^.n order
t.o assure that deUe~opment Wr"l~~ meet City standa~~rdso
3~ Provide adequate and con~'enient~ub3,c f~c?lities to serve~ant~~i~ated
a, Bring neighboyho~od end community ~r~e:reaton areas up to a~c.epted
standards,
b, Pro~aide one or more~lar~ge parks in areas best suited to this use
c, Provide fog rec~eatilonai use of a portion of the wate'~f~onto
d, Continue to develop ''and ~mp~o~'e the Civic CPnte~r as a ma,or fa~,us
and se^-vice center flo~ the community,
e~ Provide for adequatq storm drainage, particularly though pfPser-
nation of natural channe~s~
f., Encourage development of South,wet#ern Co?lege as a mayor community
cultural and educationa? ~enter~
21
96
4~ Oevelo~ a circulation s,~stem within the City of Chula Vista and lin~a~
to the ~eq on and. to Mex~~ ~o ~ whi ~h w2 ~~ ~ b~ ~ obra~fir~~~en~s ~ effi c~ ent ~ and
harmo~ ~ ous w? f.h an o~mum patt~erh of acid deve ~ op~net~t,_
ao Determine best. lov.ation for freeways and freeway connectionsa
bo Provide adequate internal circulation system serving major destina~
ti ons and pr~~tecti ng ne~~~ ghbo~°hoods and principal activity areas o
~c, Provide an e~~~fi ci ent ra.i 1 and highway syste~i to serve the ti del ands
industrial areao
5o Preserve .and enhance the beauty of Ch:~?a Vistae
ao Provide for appropriate and attfactive development of the bay shored
bo Establ?sh controls to prevent ug°y srarr~i~?g and grading in developm
meat Qf eastern landso
ce Provide for street trees and adequate planting of all available
public areas to relieve acid environment
d, Identify ar_d preserve strategic areas such as lookout areasfl lane
shores, deep and ~.nteresting ca~?yons etc.
eo Encourage and protect, crop and orchard uses whereve~r° and for as long
as econo~mica?ly ~`easibleo
PRINCIPA! PROPOSAIaS OE TyE P~~.A~!
Residential Development
General Principles Re?at'~ to Residential Develo mento The Planning of the
future res ~ dents a ~~' opnent ~ n C~~a ~i s to wi b ae ~~l uenced by the
following considerations°
o The character and value o~= existing desirable neighborhoods should be
main*.ainedo Redevelopment and rehabilitation should be employed to
correct def~'~cien~~,es of blighted or det~erao~r~ating areas when they
occuro
o Reside~?t?a' a.~r~ea should be planked with centraAly boated schools
and pa.~rks. a uteri a1 traffic shoal d be routed around rather t~?an
thro~~gh the ne~ghborhoods~
..! Object%onab~le haza~r-~d~o~~s~ danger~o~as and othe!~ incompatible uses of
land should be prevented from int'r~.cding upon residential neighborhoodso
New concepts ~n the design of residential areas should be encouraged
such as pro~w~~sion ~f communal cp?n spas? compensating for seduced lot
sizes; and the in.~~-oduc*on of pl~~nned mixtures of dwelling types,
o The highest densities sk?ou~~~d be located a".. the points of greatest
se~v~ ce 3nd arcess? b> > i ty near tl~e :..entral d~ st.ri et and the mo+~e
;mpo~tant ~out~y~ng conmerc~ial areaso The most diff~~;ult topography
should be developed at the lower densitieso
o Caere should be taken in the design of fiutu~e ~esidental areas to pre=
ser~~e the na±uYa~'~ amen~+iQs which make Chula Vista a desirable place
t.o live tcdayo
f
2
Density Categories. The Genera!1 Plan is intended to form a basis for the con-
servation and improvement of the existing residential neighborhoods of Chula
Vista, and to guide the development of the new residential areas to the east.
The residential development in ',Chula Vista is divided for purposes of planning
into four categories of density',,. The density categories as indicated on the
General Plan Map are not intended to suggest uniform patterns of either single
or mufti-family development. T''hey are intended, rather, to indicate the general
range within which a harmonious. but varied combination of different housing
types will fall for any given area of %he City.
General Plan Residential Densi~Categories
~_
9
1990 Population
Total Acres Estsmated to be
Dwelling Units Within Planning Accommodated
Desi nation Per Gross Acre Area by Category Population % of Total
Low Density Up to 3 4,717 13,543 6~9
Medium Density 4 to 12 8,106 120,848 61.5
High Density 13 to 26 1,730 53,022 27.0
Very High Density 27 to 43 182 9,091 4.6
These density categories may be'described as follows:
Low Density. A predominantly single-family development on building sites
ranging from about one-third of'an ac{e to over one acre Much of the present
suburban area easterly of Chula Vista is characteristic of the type of develop-
ment anticipated in the Low Density a~°eas,
Medium Densit ~ This density catego~°y combines single-family dwellings on
average city lots with limited members of duplex dwellings. and small apartments-
It is characteristic of the development of much of the older level port?on of
Chula Vista where single-family residence is the pfiedom-nant land use, but where
limited numbers of multi-family units exist in appropr~Gate lo:ations, Selective
and appropriate mixing of building types on new sites should be encouraged in
this and the following density dist~~+icts~
High Density Single-family and smdil apartment units ~n this density
category would be combined with',1a~~ger garden apartments and auso with town-
house and cluster developments'
Very High Density. This density category is inrer~ded to designate areas
which would be characterized by'h~gh-rise and garden apartments Although single-
family units would continue to exist within the Very High Der;sity area in the
ear°ly years of the planning period, uit7mately these areas are expected to be
almost exclusively multi-family in charafter~
Distribution of Residential Den~it~+es, The General Plan Map shows residential
development expanding eastward yin o the mesas and foothil7s~ Surrounding
Southwestern College, a limited area of high density development s proposed on
the more level hilltops to encourage the mixing of housing types ~+n this area
and to encourage development of an active community center for this new
easterly area.
23
This high density neighborhood is expected to remain at the low end of the
range~for-this~catego~y, ioe., to achieve a density of about 13 to 20 families
per acre. Terrace houses, cluster development, and informal garden apartments ~
should constitute the predominant dwelling types~~n this section of the
community.
Future development in this foothill area will be formed into neighborhoods free
of through traffic and served by centrally-located schools and playgrounds.
Small convenience shopping centers will be situated to serve each two or three
neighborhoods, In general, development should be confined ~to the most suitable
topographic areas, avoiding the steepest slopes and narrow canyons. The density
of development 'in this area will vary with the topography, ranging from the high
density development described above, to medium and low densities in the more
rolling and steeper slopes. Where land is very broken and rough, density should
be considerably reduced.
In general, the density of the residential area between the Chula Vista Shopping
Center and the Third Avenue Business District, and that surrounding the Third
Avenue Business District, is proposed to increase substantially from the exist-
ing average of 6 to 10 dwelling units per net acre to over 30 as a result of the
development of high rise apartment buildings in the area designated as very high
density. This intensity of land development is intended to provide a feasible
alternative to undesirable ribbon commercial development as well as to streng-
then'the market of both centers. The area between the Third Avenue Business
District and the Montgomery Freeway, and other areas designated high density,
are expected to reach a net density averaging as high as 25 dwelling units per
net acreo Such an increase in density will be the result of continuing construc-
tion of multi-family structures on remaining vacant sites as a replacement ~
for older single-family units.
In the remaining portion of presently developed Chula Vista, the densities
are not expected to change substantially from the present range of 4 or 5
dwelling units per net acre.
It should be noted that because a particular area has a density range rather
than one specific density, it does not necessarily signify that all land must
be zoned at the high end of that range--each proposal must be judged by its
own particular circumstances. •
Commercial Development
The General P1 an considers commercial development in four categories: j
(1) retail centers; (2) thoroughfare-commercial areas, providing for auto- l
mobile-oriented services and wholesaling activities; (3) visitor-commercial
uses and; (4) professional-administrative uses. There is evidence of some
overdevelopment of commercial facilities at present based on the average
return per square foot of commercial establishments.•~A conservative policy
is recommended in adding new land to the commercial land supply. It is further
recommended that every effort be made to increase the efficient use of existing
commercial uses.
Retail Commercial Areas. The City's principal retail centers are the Third
Avenue Business District, on Third Avenue between E and G Streets; the Unimart
Center, on Fourth Avenue at C Street, the Chula Vista Shopping Center complex on
H Street between Broadway and Fig Avenue and the Fedmart center on Third Avenue
between Palomar and Quintard Streets.
24
Tleighborhood shopping centers C~-8 acres in size) are proposed or are already
existing. The scale and location of new centers should be carefu~ly related
to their appropriate markets. The same care should be exercised in behalf of
existing centers. A regional shopping center or about 75 ac!-es is proposed
at the interchange of Interstate 805 and "H" Street= This center should be
designed to serve the newly proposed community and expanding region,
It should be noted that while this General Plan indicates neighborhood and
comrunity shopping centers at various locations throughout the planning area,
~ it is not intended that these b~ exact locations nor is it intended that r.hese
be the only sites for this use;'rather, these designations as shown on the
General Plan map are very schemi~tic as to location and number Thus, if by
market analyses, it can be proven that commercial sites rn addition to those
shown on the Plan are necessary 'and desirable, the Piannir~g Commfission and City
Council have the prerogative of ',approving supplementary sites while retaining
conformity to this Plan.
Thorou hhare Commercial Areas. !Thoroughfare uses are now largely concentrating
along Broadway as well as in certain locations along Third Avenue and "E" Street.
It is proposed that this trend be continued and the clustering of thoroughfare
commercial uses be encouraged in',order to overcome the undesirable scattering
now in evidence. Broadway is the most appropriate location for t;he thoroughfare
uses already concentrating along, its frontage. Third Avenue ~s not an appropri-
ate location for extensive thoroughfare commercial uses which should be restricted
to the several compact locations, shown in the General Plan, "E" Street, like Third
venue, should be restricted for',thoroughfare commercial development except for
r~ he frontage between Broadway anid the Montgomery Freeway, and the area north of
he Third Avenue Business Distriict between Fourth Avenue and Church Avenue as
hown in the General Plan. "H" Street between Broadway and Interstate 5 is another
ike1y thoroughfare commercial area:
isitor-Commercial Areas, With tits great advantages of climate, beaches, boating
~aci 7ties an t e pr~oxirnity of Old Mexico, tourist activity should be an impor-
ant and growing component of the economy of the San Diego region It now appears
hat Chula Vista is not attracting its share of than valuable resource. A sub-
tantial step in the direction of achieving the basic General Plan goal of a
tronger and more diversified ecenomc base far Chula Vista would be taken if the
ity were to develop the facilities to enable it to attract a larger share of
he tourist dollar. With this obJective in mind, visitor-commercial development
s proposed on the waterfront ~n',conjunct~on with a new marina, and near the
ollowing freeway interchanges: 'Cl) Inland and South Bay freEways; (2) Inland
reeway and Bonita Road; C3) San Miguel Freeway and San Maguel Road; C4) San
iguel Freeway and Telegraph Can,~on Road, Adequate areas are shown in the Plan
t these locations to permit the development of complexes of high quality
ourist facilities including motels with meeting and convention facilities,
estaurants, service stations, arnd relatea faLil~ties to serve the visitor or
raveler,
rofessional and Administrative Areas. Many profess~onai ar~d admen~strative
ffices ~n Chula Uista are in or near the Third Avenue-C~~v7c Center Area. It
s proposed to continue this concentration of offices, thus helping the Third
venue-Civic Center Area attract new activity to replace retail volume appro-
riated by other shopping centers,
~~~7
Industrial Development
In accordance with the objective of improving the industrial base of Chula Vista,
2600 acres of land are designated in the Plan for future industrial usee
The amount of industrial land is based upon the following assumpt-yons:
1. That the Planning Area by 1990 will have a total labor force of
about 69,000 (35 per Dent of the projected population).
2 That the manufacturing labor force will constitute about 25
per cent of the total labor force or about 17,000 workers.
3. That the average density of 20 workers per acre will be employed in
the areas designated for industry, ar+d will require about 850 acres.
4. That the amount. of land designated for industr°i al use in the General
Plan should be more than the estimated need in order to:
a. Assure the free functioning of the real estate market and
avoid creation of an industrial land monopolyo
b. Permit. prospective developers a wide choice of sitesa
c. Provide a factor of safefy in the provision of this resource
which is so important to the economic future of the City.
5. That much of the Tidelands industrial will be used for terminal and
warehouse facilities which require a very low worker-per-acre ratio.
A study of the Tidelands area is in progress and as a result, the
industrial use may be diminished
Industrial Development Principles
The following principles are proposed for irdustral development in Chula Vista:
1. Reserve an adequate supply of land for ~lndustrial development which
is properly located in relation to other land uses in Chula Vista.
2. Encourage industrial park development in appropriate locations.
3. Schedule development of industrial land, insofar as possible to assure
compact and orderly use of industrial districts in accordance with
the absorption rate of the ndust?°i al land market.
4. Establish industrial classifications based upon performance standards.
5. Locate the most compatible industrial uses close to residential areas
and less compatible ones away from residential. areas,
Industrial Locations and Uses
The area proposed for- industrial development ~~n Chula Vista is located in a
crescent shaped belt along the western side of the Planning Area. This belt
includes portions of the Sweetwater and Otay Valleys, the Tidelands, and
selected areas east of the Tidelands and west of Broadway, Proposed industrial
development is divided into two classes: (l) general industry, about 906 acres,
and (2) limited and research industry, about 1657 acres:
26
.\
General industrial use os curr,ienr.ly p•~~N~sed along the waterfvor~t «n the southe~n
t-ideiarids and in the nea•by Otay Va7~oy. Expansion and' development of ocean
shipping fa~.ilities by the Porr'~ of San Diego as p~~ruposed in thE~r Tidelands Master
Plan will permit the use of tht, subtarrtial portion of t:he a~w~ea designated gerer~l
industry for port faci1-ties ar3d associa~tea manur`actut~ing, prcte~s~ng and storage
Planning *or future developmenic of the Otay Ranch should ~~nclude ~r=d;~st~~~al parks
to produce employment for° the growing eastern area:
Tidelands and Waterfront
The tideland: in Chula Vista cpnstitute a unique and valuable asset for the long-
range development of the City, Newly one-half of the Chu°la Vista tidelands has
been granted to the San Diego 'vJn? f led Port D stn°i ct by the C a ty which Y°ece ^ ved
them from the State, Santa Fe~~Ra~~;road owns in excess of~ 400 acres Thus, this
valuable industrial land is di~~ided between private and public ownership. 1t ~s
important to note that the development plans fo-~ this area prepared by the Un~f7ed
Port District. are in harmony with the ;~~~c;posar,; of the first Chu?a Vista General
Plan, The Po~~~t District Maste>" Plan ~I_~ o;~rre~~r~r~;iy bung revised
A more restricted industrial act-~;vit~y emphasizing ?~e<ear;~h, development, i ~ght
mar:ufacturiny and warehousing is proposed -in r,he Sweetwa*er and Otay Valleys, on
a portion of the tidelands, and in the areas showrr east o.' the Mor,i.gomery t~reeway.
Industrial parks, high~ry rontrglled ~ndusta~~~ai development and warehousing, shou~~d
be encour-aged within th7s lights industrial ar°ea.
Freeway, railroad and water a:~c~ss to the industrial belt, combined w°?th an
attractive urban environment anal progressive municipal government should insure
a sound, competitive situation for development of the ant~c~paved diversified
industrial comple x
Agriculture
Agriculture '.n Chula Visa has largely been repl,zced by urban development,
i.e., housing, commerce, industry and pubi~~: ~t.YSL~-'i_ fhe~ rema~~n~;r±g agr~;.u~'r.ura~"
land in the Chula Vista coastal!pla~n,s a~iso being steadily taker? out of
produotio~~ in favor of urban derreloprnent
Nonetheless , agriculture rema i n~ a s ~ gn ~ f _:an t seg~norrt of the Chin a V, sta
Planning Area Farm land a~'so ~rovrdes va':~uable open; space fcr the community
and cor,st~tutes a produc;t~ve intier~,m use of land pending its ultimate :.onvers?on
to more intensive development..
The economic feasibility of fa~rn~ing ~in the Chula Vista area :.an be substan-
tiaiiy affected by publicy regar`d~~ng road deveToprnent, utility extensions,
public services, and zoning. The GFnera! Pan designate; substart~al areas of
land for continued agr~curtural use durrr,g the planni;~g per~iod~ This agr~cui-
tural ?and is ?oc::a~ed n the eastern past o` the Planning A~~ea generally south
of Te~iegr:~ph Canyon Road. Pub-~ sic po' icy a~; suggested above should be d rested
to the support o* agr~r.ultu~ral alctv~iry ~,n these louar„ors through the d~scour-
~gement of premature development.
~l 27
Traffic and Circulation '
Three classes of vehicular trafficways are shown in the General Plan:
(1) Freeways; (2) Major roads; and (3) Collector roads. The function of each
type of route in the traffic circulation network for Chula Vista is explained
below:
1. Freewa s. A freeway network is an important part of the overall
circulation network, serving as a means of bypassing regional through
traffic, as well as supplementing the local thoroughfare system Free-
ways make good boundaries between different types of land use such as
between residential and industrial development. Freeways are less
obtrusive when heavily landscaped and depressed below grade This is
particularly true when they cut through built-up residential areas
as is the case with the Inland Freeway, New freeways should complement
the City's thoroughfare system with respect to right-of-way, location,
siting and spacing of interchanges,
The freeway network serving Chula Vista will consist of the following
elements:
a. The Montgomery Freeway (Interstate 5) will continue to link
Chula Vista (and its industrial belt) with Downtown San Diego
to the north and Tijuana, Mexico to the south.
b. The Inland Freeway (Interstate 805) will provide a bypass of
the industrial belt and provide access from the heart of the
Chula Vista residential area north to San Diego and south to
Tijuana.
c. The San Miguel Freeway (Route 125) located in the far eastern part
of the Planning Area will be the third north-south freeway through
the Planning Area providing access to San Diego and other metro-
politan destinations to the north, and also establish~:r~g a third
inland route to Mexico via a new border crossing
d, The South Bay Freeway (Rout.e 54) on the north side of Sweetwater
Va11e-y will provde,ggood access to and from the northeast, La Mesa
and El Cajon. Inc w711 also be the shortest route from the indus-
trial belt to U. S. Interstate 8 and the rapidly expanding Phoenix,
Arizona area.
e~ The Otay Freeway (Route 75) in °~.he Otay Valley south of the
Planning Area will provide east-west access from the Silver Strand
to Brown Field and the future new Mexican border crossing on the
San Miguel Freeway.
2. Major Roads provide fore local high volume needs and serve as distrib-
utors for the freeway system. The Major Road system proposed in the
General Plan consists of improved existing routes and new routes needed
to handle four to fn ve times the traffic volumes existing today. New
routes are needed to serve the eastern parts of the Planning Area
Major Roads are placed one to two miles apart in the new outlying areas
and lj2 to 1 mile apart in the older more concentrated areas, reflecting
the increased traffic volume near the central part of the City< Major
roads extend out of the Planning Area to connect with roads serving
other parts of the County.
z8
The east west systems of Major Roads includes the following
ao E Street Bonita Road =San Miguel Road ea~tends from the industrial
area on the tidelands through central China Vista passing to the
north of the Third AvenuesCivic Centefi areao It, uonti~Ues along
the south side o~ the Sweetavater River and terminates at the Sweet=
water Reservoiro It has interchanges with the three north south
freeways and intersects mjcr north=sout.h thoroughfareso
b. H Street ~ Rice Qanyon ~= P~-oc for Valley Road beg ~~ ns on the ±? de ~ ands
traverses centrali China Vista passing adjacent and to the no*th
of the Chula Vista. Shopping Center and 114 mile south of the
Third Avenue=Civic Center° Areas It generally follows Rice
Canyon past Southwestern Co?legea and thence around upper Otay
Reservoir and eas~,tward„ It has interchanges with the north=south
freeways and intdrsects the major north-south thoroughfareso
co L Street ~ Telegr~,aph. Canyon Road commences at the Montgomery Freeway,
passes to the north or` the San Diego Country Club and to the south
of Southwestern College on tc the Otay Lakes afea~ It has inter=
changes with the three north=south f*eeways and intersects the major
north=south thorolugi?f,a~res o
d. Orange Avenue z Poggi Canyon Road begins at the Montgomery Freeway
and goes to Procter Valley Road via Poggi Cr.nyon, though the eastern
half is designated for future development when the agricultural land
is converted to riesidential use which is expected to take plane
after 1990
The north=south Major Road system includes the fol+owing;
a. Ti del ands Avenue ~vh i ch t'ra°,?erses from the Nati ona 1 City bounds ~y
through the tidelands industrial area to J Stree?;.~,
b, Broadway for NatiAnal Avenue) is the old north south highway., It
intersects the ma,~o~ east =west. thoroughfares and g ,ies a~,.;ess to
the China Vista S~rpping Center. On this street ,'::a located the
principal thor:augfhfare ;omme~c_ial development ~~~t the C;ty~
c. Fourth A'den~le tr~a~erses Chula. Vista from National City and ±.he
mouth Fay Freeway'on the north t.o the souther?y te~~r+~nus of the
P~ann~~ng Area giving ac Mess to the Third Avenue~=C~~vic Center aY~ea
and the Chula Vista Shopping Centel^o
da Hi'Itop Drive S~ccnd Avenue serge as a major ne~th-south tho~ough=
fare serv~~ng the ~esident~~.al area east of Th1•rd Avenueo
eo Otay Lakes Rd, provides a~,.e;s from the South Ray Freeway cn the
north to the Sout~west.ern Co:?ege commun?ty center and Te'eg~aph
Canyon, Its soiatiaer?y extension to the Otay Va~ley is reserved
fog u~_e aft;e~ I99Qo
~"
~/6
3. Col?ector Roads complete the thoroughfare network, by providing traffic
dirtribut~~on a~. closerh interva~s and will relieve traf~~c pressure or
Major Roads by providing alterrati~,e routeso Where Major Roads c.re
spaced widely Co~a2ctor Reads are provided between them for eff~c~er±
dis±ribut.ion, B?cause the Cal?ec¢or. Roads seldom haven -nterchanges
with freeways f%eeway frontage roads in appropriate vocations are
p±~ovided to conne;~t the Co~~QGtor Roads to the interchanges of Mayor
Roads and freewayso
~4
In addition to the principal traffic network described above, there are two
classes of streets necessary to complete the system: residential collector
streets and residential streets. Although these essentially local streets
are not designated on the General Plan Map, their proper design and location
are important to the development of the City.. The following functional and
design standards are part of the policy of the General Plan:
1. Residential Collector Streets distribute locally destined traffic
from Mayor and Coy ector Roads to residential streets These streets
should. be designed to be discontinuous so as not to function as thorough-
fares attracting unnecessary through traffic to local areas or resi~den-
tial,neghborhoods,
2. Residential Streets provide access to the great majority of residences
and other parcels of propertyo These streets should be designed to be
as discontinuous as possible ar~d be accessible from Residential Collector
Streets This design policy will promote the desirable quiet atmosphere
of a street without through traffic and serving only the property
fronting on it~
Development Standards- Rights-of-way for roads and streets are based on the
number of lanes needed to handle anticipated traffic volumes, combined with
other requirements such as: (1) median dividers sufficiently wide to accommodate
left turn refuge lanes; (2) on-street parking, if desirable; (3) sidewalks and ~
planting space. Protection of future rights-of-way against adverse development
is important "Official Plan Line" legislation should be adopted for this
purposed Wherever possible, Major Roads should be developed for maximum traffic
flow rather than access to individual. properties. This can be accomplished
through the use of frontage roads or subdivisions designed with lots backing
rather than facing Major Roadso Right-of-way and land standards of the General
Plan are as follows:
Right-of -Wa Wy i dth
Major Roads
Collector Roads
Number of Lands
100" 4
80' 4
Residential Collector Streets 55'
Residential Streets
51'
Public Transit. Public transit, in the future as at present, is expected to
play a minor yet significantly necessary role in the movement of people in
Chula Vista. Public transit should be encouraged to improve and expand service
into the new outlying areas, particularly the Southwestern College area, linking
all parts of the Planning Area with central Chula Vista.
The expected increase in the number of retired people, who may be unable or
unwilling to drive, also suggests increasing demand for public transit linking
the various parts of the Planning Area to central Chula Vista and other
destinations in metropolitan San Diego, such as the airport, railroad depot,
bus station, recreation areas, etc
30
f- he efficiency of public trans?t suggests its aew~;r~ab,"a-ity from an economic
Dint of view The cost of a h~j~h level cf tr"ans~Jt se~r°v ice ~cmpares fa~~orab?y
ith the cost or prov?ding the a~d~t~conal trat?;c lanes, downtown parking spaces,
nd policing of a traffic c7r°cul~t_on systom based exclusi°/oly on the use of
r~vate automobiles
ublic Facilit+es
fundamental responsibility of loc:a+ gave°r;ment is the pr::,~v~son of adequate
ub i i c tacry i t i es and serv-~ ces . :Cons tru.~t ; ors or e;~pa.n~.~ on of the Ci vi c Center,
lib~~aries, hospitals, fire statiens, schco~is, par°ks, ut~i~tles, e*c~, must
woceed in concert with the growth of the c~mmunit.y toinsure the cor~tnued
ealth, safety and enjoyment of its ctarens.
ite and building standards fo~° piub~lc fa~,~'+,;tios and -the extons?on o*
t~lities should be based t;por thle dstr+b;;t~~on ar~d density of popu'~~ation
nd the type of land use to be se~~ryed~ N:~tu~"a? and scenic sues ~~in par"t~cu~ar
should be developed for publ~r, purposes ~r~ harmony with surroundng pri/ate
uses,
vic Center, General Plan studiles indicate that. the e~cd~tang Civic Center is
propriately located ~in the proxhmity tc the Third Avenue Bus~~iness District and
her mayor elements of central Chula Vista.. In the i=utt~re, the Civic Center
ll contain expanded administrative f,:G~;hies for the Cty and some branch
cilities fur San Diego County. A more detailed plan for the future develop-
nt of the Civic Center has been'separately pubiished_
N s ita~is. The Planning Area presently hay two hospitals--Community and Bay
G neral. The former has 88 beds while the ?artier has 52 beds with plans
a proved for an additional 96 beds, As a general colic of Lhramb, t.wo hospital
b ds are presently required for e$:~h i,000 popuiatior; a'it,houyh for various
r asons the hospital service area~~~n wh~;,h China Vista is :~ocat-ed has a bed
u e of 1.32 per 1,000 papu zr.;on,,the lowest in San Diego County (th~; fig+~re
d es not include m~~~tary per"sonn~i and the;r fami~pes who utilze m;~,;tary
h spitals), Breakt.hrouyhs in the, tr~eatrneni. and preven~or~ of suC"h maladies
a cancer and heart disease st~mi,~r to the near erad~car,ion of %uber~+~ios~s
a d po?io c:cu9d cause a le~..sening'!in the number o± beds x°er.~uired fog the
P tinning Area.
W lie the General Plan shows two ~ommur;ty gor~era~' hospitals, the Planning Area
w old benefit most by one centra?~y-located hosp}tal on grounds large enough
t expand to the ultpmate cumber ~f beds Yequrred ~on the future- Ne+ther
o the existing hospitals meets these ritcria..
F re Stations, As Chula Vista expands and includes Marge ~nd~st;ria' areas as
w it as commercial centers and ~e~rdent,ai commundties, addrtior~al fire stations
w li be needed. Assum,ng that ncrle ui' the present five f~~e st:at°or:~ located
i the Planning Area could be e::urj~.;mral~y reioLated, live addrtit;na, sites
a e proposed to Dump i ere the r" i ~"e 'p~ otoct r on coveragE c± r'r~e expected de re 1 op-
m nt. The fire station locations aye based on the following pr•~nc.pies:
1, No structurally occup.ed area should be u~!er three males running
distance from the nea~est fire station w-th runn+ng d~'stance measured
along actual ~Lcess streets.
3,
2. All parts of commercial districts should be within l~l/2 miles from the _
nearest station and 2 ~ 2u1/2 miles from the second nearest fire company.
3o Industrial districts should be within one mile of the nearest stationA
approximately two miles of the second station and from 2 to 31/2 miles
from the third and fourth station or fire companies.
4. Residential and apartment districts should meet approximately the
same standards as for commercial areas.
5~ Stations should be located close to arterial street intersections
giving running routes in all directionso
Schools
By 1990, based on the projected population 47 elementary (grades Kc6), 8 junior
high schoolsg and 6 high schools will be needed. These numbers are based on an
average enrollment per school of 650 in elementary9 19500 in junior high9 and
1;,800 in high schools. The following ratios9 based on the 1968 Census statistics,
were used for estimating public school attendanceo children per household at the
elementary school level 0.,479 at the junior high school level Oo199 and at the
senior high level 0.18.
The actual number of schools shown on the General Plan are 43 elementary, 8 junior
high9 and 6 high schools3 and except for the schools which are existing and sites
which have been purchased, the locations of these schools are schematic rather
than precise. The locations of additional schools will depend upon the density
and mode of development of the individual areas involved. If the trend to smaller
family sizes continues as expectedd the need for the additional schools will be
negated
The following table shows the projected 1990 distribution of students and school
facilities by community area
Projected Schools by Community Areas m 1990
Dwelling Elementary Junior High Senior High
Community Population Units _ Existo New Existe New Existo New
Central Chula
Vista 54,826 25,639 6 0 2 0 2 0
Castle Park 549196 1 7 492 9 1 1 0 1 0
Telegraph
Canyon Area 58,413 179432 4 10 0 2 0 1
Bonita Area 20,537 6,240 3 7 1 1 1 0
Lakes Area 8,532 2,,.245 0 3 0 1 0 1
Southwestern College will provide two years of higher education for many of the
college age students in Chula Vista.
It is assumed that private or parochial schools will attract about the same
proportion of students during the planning period.
32
Parks and Recreation
Fine beaches, mountain and desert areas, resorts, and attractiveness of
adventur°e in Mexico offer much regional recreation to the Chula Vista area.
The "Silver Strand" forming the west shore of San Diego Bay, with its excel-
lent and extensive sandy beaches, has become the major recreational area of the
South Bay. Shallow waters and ;pollution have militated against recreational
development on the east shore 4f the bay. With the elimination of pollution
now substantially complete, and the provision of a deep-water channel, it
I appears that boating activities could be attractive on the Chula Vista water-
1 front. A marina with associatt~d boat sales, motel, restaur°ants, and yacht
c]ub would form a valuable addition to the recreational facilities of Chula
Vista and would also provide arr attractive, character-setting entrance to the
tidelands, encouraging a higher quality of industrial development.
The current Port District Mastelr Plan proposes the partial reclamation of San
Diego Bay by land fill. The Chula Vista Plan proposes industrial development
primarily terminal and warehous'~ing facilities, and a marina and a small boat
launching ramps. Strict control should be exerted to keep the amount of land
filling at an absolute minimum ~n order to preserve this important natural asset.
Consideration should be given taa reevaluating the Tidelands Plan pursuant to
. providing more recreational facilities, not necessarily for the visitor but
i for the citizens of the area whq have supported the bond issues which have
made the Unified Por°t District'$ programs possible. Most of the recreational
facilities shown on the Tidelands Plan are located in the northern portion of
the bay and much of this is visitor-oriented. It is believed that the South
Bay, with its rapid growth, should also be provided with more bay-oriented
recreational facilities on the Tidelands Master Plan. As stated previously,
both -Plans are being reevaluated.
P~la_ygrounds and local park facillities mrjst be located, designed and built to
complete the recreation program'~,with opportunities close to home and school.
Numerous neighborhood parks and ''playgrounds are shown on the General Plan
prrmarily in conjunction with anid complementing school sites,. Eight larger
parks, playfyelds and large opens areas are shown, including a large park in
the Sweetwater Valley, two large! par°ks and reservations 'in the Rice Canyon
- rea, and an expanded park in conjunction with the Civic Center. The pro-
osed small craft marina and wateer-oriented recreation area on the tidelands
ill permit and encourage recr~ea~ional use of San Diego Bay ._ The San Diego
as & Electric right-of-way crosses the Planning Area as an open space
orridor and can provide pedestrnan access to many schools, parks, the lakes
nd the California Riding and Biking Trail in the mountains to the east-
he proposed neighborhood and community parks shown in the General Plan will
ully meet the standards suggested by the California Committee on P°Yann~ng for
ecreation, Park Areas, and Facilities but represents a substantial increase
ver the areas now devoted to these uses The total area designated fior parks,
laygrounds, marina, golf courses and open space preserves in the General Plan
s approximately 4300 acres, This acreage includes large areas of canyons and
illsides suggested for greenbelts, drainage areas and natural open space.
~, ome of these areas are quite well-adapted for golf course and other more
ntensive uses in the future. Their reservation at this time will provide an
invaluable land resource for the community as well as enhancing the residential
uality of the developing area to the east,
/ ~sy' 33
A separate more comprehensive Parks and Recreation Element of the General Plan
is under preparation.
Air Terminals
A heliport is proposed on the tidelands between E and F Streets, to serve the
increasing need for a fast efficient means of travel between Chula Vista's
industrial and business areas and Lindbergh Field, the major air terminal in
San Diego, and the various military establishments. The proposed location is
in the heart of the industrial complex and will be within easy reach of other
parts of the Planning Area.
No other airports are proposed. Thus, except for helicopter service, the only
civilian aircraft facilities envisioned to serve the. Chula Vista area during the
planning period are Brown Field about 10 miles to the southeast and Lindbergh
Field 10 miles to the northwest.
A regional airport system study is being prepared by the ten county Southern
California Region by the Southern California Association of Governments (SCAG).
A plan of development for a system of airports to serve commercial, general, and
military aviation needs will result from the study. The study includes
consideration of the movement of all passengers and commodities within the
region until 1985.
The Airport Advisory Committee, appointed by the Mayor in 1968, determined that
an airport to serve Chula Vista would be advantageous, This committee is
awaiting the outcome of the aforementioned study before making recommendations
concerning the location of an airport site.
7t is hoped that the problem of air travel and facilities will be studied on
a regional basis resulting in a regional master plan of airports for the entire
San Diego area.
Public Utilities
The City and Planning area are served by San Diego Gas & Electric Co. and
Pacific Telephone Co. It is now required that their service lines be placed
underground initially in newly developing subdivisions and gradually be moved
underground in already developed sections of the City.
34
PART I V
CARRYING',OUT THE GEfJERAL PLAN
All the effort put into this Pl n will be meaningless unless the Plan is used.
Citizens, developers, and inves~ors will turn to the General Plan for answers
to their questions about the Cry's future Developers and investors are
likely to accept theGeneralPlan and follow it if i~t is logical and persuasive,
and pa rticula~~ly if the Cit:y itself gives evidence of ~~°espectGng the Plan ~n
its own development activities. Each development decision made in accordance
with the principles and policies of the Plan becomes a reason f'or making the
next decision in the same direcirion, Thus a ma,;or function o#' the Plan is to
serve as a source of pub i i e i nfo~rma"t~+on ar~d education
There are also legal and adminrs',trative tools to aid the City in ach-iev?ng its
planned objectives. Among these'; are zoning, the regulation of land subdivision,
urban renewal, and a capital improvement program. Each of these is disvussed
Below.
'he strength of a General Plan d~perds on mutual recognition by citizens and
~ffic,ials alike that the Plan doffs, in fact, present the most desirable pattern
nor future development. Conditipns change and so do the desires and aspirations
~f the citizens. A Pfan must, therefore, be able to be adapted to new develop-
ients and changing needs. The General Plan, which represents so much hard work
n the part of all sectors of the community, will soon be out of date ~,nless at.
s carefully and systematically reviewed. It is recommended that the City
ount,il establish a regular annul ~"eview of the General Plan and instruct the
fanning Commission to report each year on needed changes and e.xtensions.~ This
ssue of the Plan is its first r~vision~ It ~~s contemplated that a subsequent
eview and revision, if necessary, should commence shortly afte;~ receipt of tl-~e
esults of the 1970 Decennial Cernsus. Reviews will be accomplished on an annu m
asis thereafter,
O~fING
he Chula V-dsta General Plan ser+~es as a comprehensive Tong range, gene~fal
uide, By contrast a zoning ordinance is spec~dfic, immediate, and llmated
rimarily to control of private Band development Because it provddes controls
ver land use, heights and wolumds of buildings, and open spaces around
uildings, the zoning ordinance i''s the single most important tool to carry out:
he General Plan. It must insure high standards of land development without.
nduay restricting private "en~t-ialt.ive or causing excessive development costs
In recent years, the scope of zoning ~egislatlcn has been widened to include
any phases of community developmjent previously regarded as beyond the scope
f the police power. The courts Ihave reasoned, for example, that. the external
d sign and appearance of buildangjs may be controi~ed by zoning o~dinances~ Ir.
i now recognized to be important that some distracts be zoned exc~us~vely for
• s ecific types of uses., Industrial and ma~ur commercial uses aye protected
f om encroachment by residences as firm~y at res;~derr,ial areas are protected
f om industrial uses, As a result, zoning ordinances have become more compete
a d effective, and in some respects (such as jn the procedures for the design
o integrated residential and ccmmerc,ial developments), more flexbje~ To do
t is ,job properly, they have alto become ~onger and somewhat more complex.
~~~~ 35
Chula Vista's zoning ordinance has been rewritten in order to carry out many
of the provisions of the General Plan and was recently adopted by the City
Council after approval by the Planning Commission.
Zoning Principles
The new zoning ordinance, in order to obtain the greatest benefits from the
opportunities which exist in the City of Chula Vista, reflects the following
principles:
1. Its pattern of land uses are based on the Chula Vista General Plan.
2, The importance to the community of all legitimate uses of land are
recognized--residential, commercial and industrialo Thus, each
district is quite exclusive in respect to every other zoning district,
i.e., industrial uses are protected from encroachment by residential
uses as firmly as residential uses are protected from industrial
encroachment
3. The importance to the .public welfare of beauty and order is emphasized.
This principle is implemented by provision for site plan review,
architectural review,-and landscaping requirements> Such provisions
do not stifle individual initiative or force adherence to any partic- `
ular style of design, but provide the minimum amount of direction !{
necessary to promote orderliness of appearance throughout the City.
4. Area, yard, off-street parking, and other standards are based on the
best accepted contemporary practices, in order that the ordinance may
exercise positive control over future development. Variance from the
strict application of-such standards is available where hardship
conditions can be clearly demonstrated.. Use of the variance process
must not be abused, however, or the effectiveness of the zoning ordin-
ance will be destroyed and mistrust in the minds of the citizens
will be created.
5. Uses, which if improperly planned or located might adversely affect
adjoining uses, are "conditional uses," subject to review by the
Planning Commission. Wherever possible, special requirements for
conditional uses are specified in the ordinance,
6. Industrial uses are controlled by "performance standards," rather
than through the use of long lists of permitted industries. This
enables potential industrial nuisances to be measured factually and
objectively, thus protecting industries from arbitrary exclusion
based solely on past performance, and at the same time protecting the
community against unsatisfactory performance of any industry.
7. An agriculture zone is used in areas where change from open land to
intensive development is expected at an undetermined future time.
This zone is designed to permit the proposed new subdivision regula-
tions together with the planned community district provisions of the
zoning ordinance to be effective in bringing about a type and quality
of land development consistent with the Chula Vista General Plan.
36
i
Zone Designations
A total of 17 zones are used inithe new zoning ordinance. These zones are
tailored closely to anticipated types of new development in Chula Vista, such
as tourist-serving and automobile-oriented commercial uses, and being less
all-inclusive, give the City mo~•e precise control of new development These
zones are described briefly below:
1, An agriculture zone wild protect existing agriculture and preserve
an open use land suited'to eventual development for other uses if and
when needed.
2. Four residential zones,'subdivided into a wide range of density
categories, provide fora variety of dwelling types and a gradual
increase in density fror~ one family per gross acre to 40 families
per gross acre. ',
3. Six commercial zones ark proposed to accommodate a wide range of
commercial activity sys~.ems including three retail zones central
commerce, central bus~~n~ss district, and neighborhood shopping),
a thoroughfare commercial (automobile-oriented) zone, a visitor
commercial (visito~• and~,transient services) zone, and a professional-
administrative (offices )I zone
4. Three industrial zones afire proposed to fur-Wish flexibility and a
high standard of developlment: one oriented toward a non-nuisance
type of light manufacturing and warehousing, one for• processing and
heavy manufacturing ~±ncluding po`'t activities, and one for- research
or restricted parks
5, A zone which establishes zoning restrictions for use in areas subject
to flood and inundation>'
6: A zone which establishes'provis~ons for the regu~ation of uses in the
tidelands
In unclassified uses section has~also been established to provide for uses which
possess characteristics of such ~;nique and special form as to make impractical
.heir being automatically included in any particular zone Such uses are
'e viewed by the Planning Commission under the conditional use permit p~ocess~
~ther Provisions
fanned residential, or commercial and industrial development projects and
rojects combining various uses are permitted subject to development plan
pprova7 in accordance with a prgcedure outlined in the zoning ordinance.
igid adherence to otherwise appllacable provisions of the zoning ordnance
ili then not be necessary or required:
tmprovemenr. of the appearance of Chula Vista is an important ob,ect~+"ve of the
oning ordinance, Architectural review of developments in critical areas
nd strict regulation of signs is provided. E3illboards are unnecessary in
hula Vista and are essentjally prohibited.
96s8
Highly inappropriate non-conforming uses--such as industrial or heavy commercial
uses in residential areas or residential uses in an industrial area--will be
gradually eliminated through provisions for amortization and removal of such
non-conforming uses.
Prezoning Program
A program of prezoning of~the unincorporated portions of the Planning Area, in
conformance with the General Plan, is appropriate as part~of the long range
planning program for Chula Vista. This prezoning puts prospective annexes on
notice as to the zoning they might expect if annexation occurs, and relieves
the City of the burden of separate prezoning hearings each time a parcel of
land is proposed for annexation. Prezoning does not affect unincorporated
property; the prezoning becomes effective automatically upon annexation.
PLANNED COMMUNITY DEVELOPMENT
The largest area of privately owned land in the eastern part of the Planning
Area is controlled by four principal land owners--United Enterprises, Inc.,
Western Salt Co., Bonita Ranch Investment Co., and Otay Land Co. This small
number of owners suggests an opportunity for the City and land owners to
plan jointly for location and staging of development to their mutual advan-
tage. Such cooperation can mean better commuhity design, more usable private
and public open space, a satisfactory range of housing types and values, lower
costs for the installation and maintenance of utilities, and more attractive
saleable properties. These potential economies and advantages are great enough
to justify every effort on the part of the City to foster cooperation with
the County and the land owners in the development of the Planning ,Area.
A Planned Community procedure has been established in the new zoning ordinance
which will permit large scale development controlled by performance standards,
over-all density requirements and effective aesthetical controls. This type
of flexibility will be attractive to the developer and will facilitate the
planning and construction of balanced communities.
SUBDIVISION CONTROL
New subdivisions will be developed in the now undeveloped portions of the
Chula Vista Planning Area. The character of the future City will be greatly
affected by the quality of the subdivision ordinance and the attention given
to careful administration of the ordinance A new subdivision ordinance has
been written for adoption in the near future.
CAPITAL IMPROVEMENT PROGRAM
Purpose of Capital Improvement Program
The mayor purpose of capital improvement programming is to obtain an orderly
scheduling and assignment of priorities for the capital investments which
Chula Vista will undertake, in any case, within the next few years. Most
communities project the capital improvement program for six yearso The first
38
5.
1: It requires an annual t~eview of community needs and an estimate
of resources avail able !to satisfy them, with the General Plan
serving as a guide.
2< It provides a forecast'of long-term demands on the City's tax
revenues and borrowing ;power::
6e
7.
year of the program becomes the current .year's capital budget Capital
improvement programming GOOrdi~rates public p~°ojeo~s and is a powerful too]
for carrying out the General Phan, It closes the gap between fiscal and
physical planning. Among the specific ad~e°antages of the capital improvement
program are the following:
8. It can perrnit the City ~o secure the maximum value from its capital
investments; e.g,, allow the use of City capita? investments to mat~.h
federal and state funds for urban renewal, open space, and other
programs.
Protects Recommended for Capita~~ Improvement Considera*on in the General Plan
A preliminary analysis should b~ made by the City to evaluate capital improve-
ments proposed in the General Pr an and indicate those projects which will first
need detail planning and coste5timation, The following projects are believed
to be-the most important to ChuPa Vista:
3. It can result in a mo~r~gstabl~e tax rate.
4. It can facilitate effigient use of municipal manpower and equipment
both in the planning aril construct~~on stages of projects.
It can make possible thle purchase of public sites at substantially
lower cost in advance of subdivision or improvement.
It can afford an opportjun~ty for private investors, public ut.ilitie::,,
business and industry do coordinate their development programs with
those of the City.
It can protect the City'... Council from the pressure of special interest
groups, and insure that public facil~dties are provided where needs are
greatest and justification is strongesto
1. Detailed planning, official plan line=, land acquisition, or
improvement of the follpw~ng thoroughfares:
a, Extension of H Strut to Proctor Valley Road via the proposed
Rice Canyon Road ror~te_
b~ Extension of OrangejAvenue into Poggi Canyon,
c~ Extension of J Strut east to proposed secondary thoroughfare
between Inland FreevVay and Otay Lakes Road.
d. Extension of Naples east to proposed secondary thoroughfare
between Inland Fr4eeway and Otay Lakes Road.
e: Extension of Palomar east to proposed secondary thoroughfare
between Inland Freeway and Otay Lakes Road,
f~ Extension of J Street west to T2delands thoYoughfare~
~6 ~S
39
g. Tidelands thoroughfare from J Street to National City. _
h~ Fourth Avenue extension south to Third Avenue
i. Secondary thoroughfare between Inland Freeway and Otay Lakes Road.
j. Other thoroughfares proposed in General Plan.
2. Planning, cost analysis, or construction of the following public works:
a. Implementation of Civic Center Master Plane
b. Storm drainage system.
c. New Parks and Recreation facilitiese
The first comprehensive Capital Improvements Program was adopted by the City
Council in July 1970 and will be reviewed-each year prior to budget adoption,
l
40
i
~_
^1
R
APPENDIX
STATISTICAL TABLES
I - Projected'Land Use -- 1990
II - Projected Chula Vista Population and Housing
Densitieslby Sub-Planning Areas
III - Population Characteristics -- March, 1968
IV - Housing Chharacteristics -- March, 1968
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TABLE III
~V
POPI~~ATION CHARACTE RISTICS
March, 1968
AGE MALE FEMALE UNKNOWN
0-4 2,873 ',2,773 g
I 5-9 3,433 3,298 g
10-14 3,370 3,214 g
15-19 2,735 2,934 6
20-24 2,266 2,684 1
25-29 1,930 2,233
1
30-34 1,816 1,995 g
35-39 1,943 2,126 p
40-44 2,069 2,330 1
45-49 2,155 2'..,145 0
50-54 1,631 1,669 2
55-59 1,132 1',089 3
60-64 803 '933 1
65-69 673 875 3
70-74 473 '704 2
75-79 298 '494 3
80-84 157 '308 4
85+ 71 ,204 1
Unknown 17 11 2
TOTAL 29,865 32,p19 62
• Under 18 11,517 11,049 28
~ Under 21 12,896 12,816 30
65 and over 1,672 2,585 13
Median Age 25 26
n
TOTAL
5,674
6,739
6,592
5,675
4,951
4,164
3,819
4,069
4,400
4,300
3,302
2,224
1,737
1,551
1 ,179
795
469
276
30
61,946
22,594
25,742
4,270
26
TABLE IV ~
HOUSING CHARACTERISTICS
March, 1968
Population and Dwelling Units
Single Family
Dwellings
Housing units 12,512 (60.2%)
Vacant. units 320
Per cent vacant 2.56
Households 12,192
Household population 45,011
Population per household 3.69
Group quarters
2 - 4 5 Units Mobile
Units or More Homes Totals
2,876 3,496 1,917 20,801
(13.8%) (16.8%) (902%)
l17 243 680
407 695 3.27
2,759 3,253 1,917 20,121
6,914 6,331 3,527 61,783
2051 1.95 1,84 3x07
163
Occupancy Arrangements
60% Own
37% Rent
2% Other arrangements
1~5% Vacant - for sale
1,5% Vacant - for rent
Number of Motor Vehicles* per household
51% One
36% Two
7% Three
1% Four or more
5% None
~ excludes motorcycles
r