Chula Vista City Zoning Code
19.85 Bayfront Specific Plan
Development Criteria
19.85.001 Purpose and scope.
This chapter of the Bayfront Specific Plan provides development criteria within the Bayfront Planning Area. Special conditions are located at the end of the chapter in CVMC 19.85.012. (Ord. 3352 § 2, 2015; Ord. 3238 § 2 (Exh. B), 2012; Ord. 2613, 1994; Ord. 2532, 1992).
19.85.002 Permitted uses.
Permitted uses for each land use district are listed in Chapter 19.84 CVMC, Bayfront Specific Plan – Land Use Zones. (Ord. 3352 § 2, 2015; Ord. 3238 § 2 (Exh. B), 2012; Ord. 2613, 1994; Ord. 2532, 1992).
19.85.003 Development intensity.
The development intensity is established by using a floor area ratio (FAR) calculated as set forth in CVMC 19.04.002, definition of “floor area ratio (residential),” a specific maximum square footage allowance, or through a combination of setback and height controls, depending on the land use. Following are the applicable development intensities for each land use category:
A. Industrial Land Use.
1. Industrial – General (I-G).
a. Maximum FAR 0.5.
2. Industrial – Research and Limited Industrial (I-R).
a. Maximum FAR 0.5.
3. Limited Industrial (I-L).
a. Refer to the Chula Vista Zoning Code, CVMC 19.44.080.
B. Commercial Land Use.
1. Commercial – Visitor (C-V).
a. See CVMC 19.85.012 for Special Condition B pertaining to Parcel Area 3-a, as depicted on Exhibit 5.
b. See CVMC 19.85.012 for Special Condition D pertaining to Parcel Area 2-h, as depicted on Exhibit 5.
2. Commercial – Thoroughfare (C-T).
a. Maximum development intensity is established by the height regulations listed in Table 1 of CVMC 19.85.004 and site development standards detailed in CVMC 19.85.010.
3. Commercial – Professional and Administrative (C-P).
a. See CVMC 19.85.012, Special Conditions A and D, for commercial – professional and administrative land use special conditions.
b. Development intensity for commercial – professional and administrative Parcel Area 1-a, as depicted on Exhibit 5, is determined by height regulations and site development standards.
C. Residential Land Use.
1. Residential – Mixed Harbor District (R-MH).
a. Residential development within the R-MH zoning shall consist of a mix of mid-rise and high-rise development with a maximum development intensity of 105 dwelling units per acre.
2. Building height within the R-MH zoning shall range from four to 19 stories and a maximum of 200 feet.
a. Retail use on Parcel Area 2-f, as depicted on Exhibit 5, shall not exceed 15,000 square feet. (Ord. 3352 § 2, 2015; Ord. 3238 § 2 (Exh. B, C), 2012; Ord. 2613, 1994; Ord. 2532, 1992; Ord. 2168 § 1, 1986; Res. 11903, 1985).
19.85.004 Height regulations.
A. U.S. Fish and Wildlife Service. The U.S. Fish and Wildlife Service (USFWS) parcel in the Sweetwater District is permitted a viewing tower in the Chula Vista Nature Center of up to 45 feet in height.
B. National Wildlife Refuge Buffers. Notwithstanding the height limits described in subsection (A) of this section, the following height restrictions shall be enforced according to proximity to the USFWS property line west of the San Diego Gas and Electric (SDG&E) right-of-way (ROW):
1. Parcel Areas. Maximum building heights and associated parcel areas are summarized in Table 1 below.
Table 1. Building Height Limits by Parcel Area
*All heights as measured from finished grade. Building pads shall not be raised from existing grade more than eight feet.
Notes:
1 Parcel Area 1-g is zoned open space; therefore, the building height limit is zero feet.
2 See CVMC 19.85.012, Special Condition A.
3 See CVMC 19.85.012, Special Condition B.
4 See CVMC 19.85.012, Special Conditions D and E.
5 Height limit is a maximum of 30 feet or no higher than the elevation of I-5 from the J Street Overpass adjacent to the site to maintain existing public views toward the Bay over any structure. (Ord. 3352 § 2, 2015; Ord. 3238 § 2 (Exh. B, C), 2012; Ord. 2613, 1994; Ord. 2532, 1992; Res. 13957, 1989; Ord. 2168 § 1, 1986; Res. 11903, 1985).
19.85.005 Sign regulations.
The size, location, and design of all signs in the LCP Planning Area shall be subject to the following:
A. No freestanding sign shall be greater than eight feet in height and signs shall be subject to the regulations of Chapter 19.60 CVMC, Signs, incorporated herein by reference, unless modified by the provisions of this Bayfront Specific Plan.
B. The following regulations shall apply:
1. Public Signs.
a. Street Name Signs. Street name signs shall have special mountings and frames to identify streets as being a part of the new Bayfront community. The sign copy and construction shall reflect a unified style and colors.
b. Directional Signs. Directional signs at intersections will help establish gateways to the redevelopment area and may include such generic information as convention center, marina, special use park, wildlife refuge, etc., as necessary. Directional information for private developments may be included as part of a sign program, subject to the review and approval of the Zoning Administrator. Information will be clustered on one sign per intersection. Signs will have standardized mountings and trim. Each sign location shall include specially designed landscaped areas to create a setting.
c. Information Signs. Public information signs are designed for public facilities and services such as parks, marshes and marinas. Trim and colors are to be unified with the basic public sign theme.
d. Traffic and Parking Control Signs. Traffic control and parking signs shall be designed with standard copy faces and shall be trimmed in a manner consistent with Bayfront motif. Exact sizes and locations are required by state regulation.
2. Private Signs.
a. Hotel/Motel, RV Parks, Restaurants, and Retail-Commercial. Total copy area for all identification signs combined shall be limited to not more than 50 square feet per parcel (except additional signage for high- and mid-rise hotels is permitted per subsection (B)(3)(e) of this section). Signs may be wall signs and/or ground signs. Ground signs may be single- or double-faced but may not exceed eight feet in height. An additional changeable copy area of 25 square feet maximum shall be allowed for uses that include entertainment or convention facilities. Changeable copy area shall be single-faced only.
b. Automotive Service. Service stations shall be allowed one identification sign (nonfreeway) per lot. Signs shall be ground signs or wall signs and shall have no more than 40 square feet of copy area, six feet maximum height.
c. Industrial and Office Uses. Industrial or office uses shall be allowed one identification sign per lot, visible from the internal street. Signs shall not exceed 40 square feet in area or six feet maximum in height. Total sign area may include a directory or tenant listing if the project is multi-tenant.
3. Special Private Signs.
a. Commercial Uses Adjacent to Freeway. Commercial uses with freeway exposure shall be allowed either wall signs or monument signs with name and/or logo. If the business logo is well established as an identity mark, then use of logo alone is preferable. Each lot may have two wall signs or one ground sign only. Only one wall sign shall be visible at a time. Maximum total copy area shall be 100 square feet. Ground signs may be doubled-faced or parallel to the roadway and are intended to be low-profile monument signs no greater than eight feet in height.
b. Automotive Service. Service stations with freeway exposure shall be allowed freeway identification signs. Sizes shall be as small as possible and still have freeway identity, in no case to exceed 50 square feet total sign area. Such signs shall be subject to review by the Zoning Administrator.
c. Corner Lots. The identification allowance for sign development on corner lots may be divided to provide for a sign on each frontage; however, the total allowance for both signs combined is not to exceed 50 square feet.
d. Multi-tenant Buildings or Complexes. Office, retail-commercial, and industrial uses that are multi-tenant shall be allowed additional tenant identification signs; each tenant shall be allowed a maximum of three square feet on or adjacent to the entry door. These tenant signs shall be visible from on-site parking and/or pedestrian walkways, but not intended to be readable from public streets.
e. High-Rise Hotel Building Wall Signs. Hotel name signs shall be allowed on hotel buildings greater than eight stories in height. Two signs shall be allowed per building, 300 square feet maximum for each sign. Individual letters or logo only; maximum sign height shall be seven feet. Sign design and lettering shall not permit perching by avian predators of the California least tern, light-footed clapper rail, or Belding’s savannah sparrow.
f. Directional and Information Signs. These signs shall be directional in nature and shall not be identification signs. Their maximum height shall be four feet with four square feet maximum copy area per side.
g. Special Event Signs (Temporary). Special events such as grand openings shall be allowed temporary signs. Such signs shall be allowed in accordance with Chapter 19.60 CVMC.
h. Construction Signs (Temporary). Signs for owners, contractors and subcontractors, architects, etc., for new projects under construction shall be allowed in accordance with Chapter 19.60 CVMC. (Ord. 3352 § 2, 2015; Ord. 3238 § 2 (Exh. B, C), 2012; Ord. 2665, 1996; Ord. 2613, 1994; Ord. 2532, 1992; Res. 11903, 1985).
19.85.006 Form and appearance.
A. Form and Appearance Objectives. The following objectives shall serve as guidelines for use of land and water resources to preserve a sound natural environment:
1. Preserve existing wetlands in a healthy state to ensure the aesthetic enjoyment of marshes and the wildlife that inhabits them.
2. Change the existing industrial image of the Bayfront and develop a new identity consonant with its future prominent public and commercial recreational role.
3. Improve the visual quality of the shoreline by promoting public and private uses that provide proper restoration, landscaping, and maintenance of shoreline areas.
4. Remove, or mitigate by landscaping, structures or conditions that have a blighting influence on the area.
5. Eliminate or reduce barriers to linking the Bayfront to the rest of western Chula Vista and establish a memorable relationship between the Bayfront (and the areas and elements that comprise it) and adjoining areas of Chula Vista, the freeway, and arterial approaches to the Bayfront (see Exhibit 6, Form and Appearance Map).
B. Specific Provisions. To promote these requirements, the form and appearance provisions of the LUP acknowledge three major components that comprise the physical form of the area: natural resources areas to be preserved; a public space and recreation system, including walkways, bicycle ways, and park areas; and development units having common usage and/or qualities, which should be treated as distinctive, but closely interrelated, visual entities.
1. Landscape Character and Function. Major landscape components shall establish strong visual continuity in response to varied functional needs. Landscaping will incorporate both hardscape features and softscape (planting).
2. Dense Landscape Planting. All areas designated for dense landscape planting shall include dense planting of trees and shrubs to serve three purposes: diminish the visual impact of large existing industrial structures, such as those of Goodrich and SDG&E’s power plant and transmission towers, and extensive parking areas and outdoor storage areas; define major entry points to the Bayfront and frame views; and be used in masses as visual stopping points to limit views and provide natural vertical elements. Heights of trees and shrubs may be limited by USFWS requirements in areas near the wildlife refuge.
The following standards shall guide dense landscape planting design:
Location | Representative Characteristic |
|---|---|
Bay Boulevard | 40- to 60-foot height; upright form; evergreen |
Existing pines and other trees shall be preserved to the maximum possible extent. Tree plantings shall not encroach into identified view corridors.
3. Special Area Planting. All areas zoned as public/quasi-public (landscaped parking areas) (Exhibit 5) shall include a planting program coordinated with parking improvements beneath the power lines. The Port Master Plan and the Chula Vista Bayfront Master Plan also designate this ROW as a linear greenbelt. The 150-foot-wide ROW that transects the Bayfront may include landscaped auto parking to diminish the visual impact of the power lines and strengthen the ground plane connection between both sides of the ROW. SDG&E criteria will permit planting that can be kept not more than 15 feet high, thereby maintaining sufficient clearance at the lowest point in the power line catenary. Planting in any parking areas provided shall establish a dense ground plane massing of shrubs and short trees to create a grove effect that screens cars from view and ties together in a strong horizontal line an intersecting mass of foliage on either side of the ROW. Tree plantings shall not encroach into identified view corridors.
The following standards shall guide parking area planting design for all areas outside of Subarea 1 – Sweetwater District:
Location | Representative Characteristic |
|---|---|
SDG&E ROW | 10- to 15-foot height; globular or multistem; evergreen |
4. Informal Groves. All areas designated for informal planting shall consist of groves planted with the same species in informal drifts to provide shade for recreational uses. The groves shall be sited to avoid blocking panoramic views to the wetlands and Bay. The following standards shall guide informal grove design:
5. Formal Planting. Formal planting has been designated for the major circulation spines of the Bayfront. The planting shall be in regularly spaced intervals using species with predictable form characteristics to achieve strong linear avenues that guide views and establish perspective.
Location | Representative Characteristic |
|---|---|
Marina Parkway, “E,” “F,” “H,” “J” Streets | 40- to 60-foot height; crown-shaped form; evergreen |
6. Buffer Zone Planting. Buffer zone planting has been designated for streetscapes adjacent to sensitive habitats and for transitional buffer zones between ornamental planting areas and sensitive habitats. Planting shall consist of native or naturalized noninvasive plant species. The following standards shall guide buffer zone planting design:
Location | Representative Characteristic |
|---|---|
Adjacent to sensitive habitat | Native shrubs, noninvasive species |
Transitional buffer | Native or naturalized shrubs, noninvasive species |
7. Gateways. Special consideration shall be given at gateways (Exhibit 6) to roadway design, including signing and lighting, landscaping and siting, and design of adjoining structures, to allow for design treatment that conveys an entry character.
8. Architectural Edges. The development shall comply with the following conditions in the specified areas as shown on Exhibit 6:
a. Habitat Protection. Structures shall be sited a sufficient distance from natural habitat areas to protect the natural setting and prevent direct impacts to wildlife.
b. Pedestrian and Bicycle Access. Structures shall be sited at a sufficient distance from the water’s edge or marsh edge to allow for sidewalks and bicycle paths that ensure unencumbered pedestrian and bicycle access to the waterfront and coastline.
c. Privacy. Structures shall be designed so that the uses that take place in a structure or private space adjoining the structure do not detract from, or prevent appropriate public use of, adjoining public open spaces. Reciprocally, the public areas shall be designed and their use regulated in a manner that does not diminish the intended private use of adjoining developed lands.
d. Firm Edges. Firm edges are required where a strong visual form, generally linear, is necessary to provide either for a terminus of views in certain directions or a sense of entry or arrival. These edges should be formed by buildings, but they also may be achieved by use of earth berms or mass plantings.
9. View Points. Development of the Bayfront shall ensure provision of three types of views:
a. Views from the freeway and major entry: ensure a pleasant view onto the site and establish a visual relationship with San Diego Bay, marshes, and Bay-related development.
b. Views from roadways within the Bayfront (particularly from Marina Parkway to the marshlands, San Diego Bay, parks, and other Bay-related development, street end views of the Bay from D Street, E Street, F Street, L Street, and Palomar Street, and the views of the Bay that will be created from the H Street corridor): locations shall preserve a sense of proximity to the Bay and marshlands.
c. Views from the perimeters of the Bayfront outward: views that are primarily pedestrian-oriented, stationary, and more sustained should be experienced from parts of the open space and pathway system and enable viewers to renew visual contact at close range with the Bay and marshlands.
(Ord. 3352 § 2, 2015; Ord. 3238 § 2 (Exh. B, C), 2012; Ord. 2665, 1996; Ord. 2532, 1992; Ord. 2168 § 1, 1986; Res. 11903, 1985).
19.85.007 Infrastructure.
A. Circulation Standards – Primary Vehicular Circulation. The primary vehicular routes are identified as “Circulation and Other” in Exhibit 5, Zoning Map, and in Exhibits 7a, 7b, and 7c, Circulation Maps. These consist of Interstate 5, State Route 54, Bay Boulevard, Marina Parkway, E Street, F Street, H Street, J Street, and three new proposed streets: Street A, Street B, and Street C. The filling of wetlands for primary and internal circulation roads under the control of the City is not permitted.
1. Internal Vehicular Circulation. Internal roadways shall be developed to the design and construction standards published by the Department of Engineering, City of Chula Vista.
2. Pedestrian Route. The major pedestrian routes shown in Exhibit 7b, Circulation Map, shall be a minimum of six feet in width. The filling of wetlands for pedestrian paths is not permitted.
3. Bike Routes.
a. Bike Lane. A bike lane is a lane on the paved area of a street for preferential use by bicycles. These lanes are used for regional bicycle routes. On-street parking, except for emergency stopping, will not be permitted where bike lanes are designed. Bike lanes shall be a minimum of five feet in width. The filling of wetlands for bike paths is not permitted.
b. Bike Path. A bike path is used for off-street travel by bicycles. These paths shall be a minimum of eight feet in width. All proposed bicycle routes are shown in Exhibit 7c, Circulation Map.
B. Utility Systems. Refer also to Exhibit 8.
1. General Policies.
a. Provide adequate sizing of utility systems to ensure sufficient capacity for maximum build-out potential of plan.
b. Protect existing sensitive natural resources from adverse impacts during construction.
(Ord. 3352 § 2, 2015; Ord. 3238 § 2 (Exh. B, C), 2012; Ord. 2532, 1992).
19.85.008 Parking requirements.
A. General Requirements. The provisions of Chapter 19.62 CVMC shall be applicable to off-street parking and loading areas in the Bayfront area. These provisions generally control construction and development and design standards of off-street parking areas. The number of spaces required for designated uses shall be that designated below. In the event that there is no precise correspondence in the use classifications with the common names used in this section, the Director of Development Services shall have the authority to designate the requirements, and the common names for proposed uses shall generally be deemed to control.
B. Vehicle Parking Standards.
1. Business and professional offices: one space per 300 square feet of floor area; minimum of four spaces;
2. Dance, assembly, or exhibition halls without fixed seats: one space per 50 square feet of floor area used for dancing or assembly;
3. Dwellings, multiple: one space per studio, 1.5 spaces per one-bedroom unit; two spaces per two-bedroom or larger unit;
4. Hotels, motels: one space for each living or sleeping unit, plus one space for every 25 rooms or portion thereof;
5. Manufacturing plants, research and testing laboratories: one space per 1.5 persons employed at any one time in the normal operation of the plant or one space per 800 square feet of floor area, whichever is greater;
6. Medical and dental offices and clinics: one space per 200 square feet of floor area; minimum of five spaces;
7. Public park/open space: one parking space for every 10,000 square feet of park or accessible open space;
8. Restaurants, bars, and night clubs: one space per 2.5 permanent seats, excluding any dance floor or assembly area without fixed seats, which shall be calculated separately at one space per 50 square feet of floor area;
9. Restaurants – drive-in, snack stands, or fast-food: 15 spaces minimum, or one space per 2.5 permanent seats, whichever is greater;
10. Retail stores: one space per 200 square feet of floor area;
11. Sports arenas, auditoriums, and theaters: one space per 3.5 seats of maximum seating capacity;
12. Wholesale establishments, warehouses, and service and maintenance centers: one space per 1.5 persons employed at any one time in the normal operation of the plant or one space per 1,000 square feet of floor area, whichever is greater; and
13. Uses not listed: as required by Chula Vista Zoning Code.
C. Bicycle Parking Standards. Bicycle parking facilities shall also be provided for developed uses according to the following schedule. Only those uses listed below are required to provide bicycle parking. Bicycle parking facilities shall be fixed storage racks or devices designed to secure the frame and wheel of the bicycle.
1. Business and professional offices (over 20,000 square feet of gross floor area): five spaces;
2. Shopping centers (over 50,000 square feet of gross floor area): one space per 33 automobile spaces required;
3. Fast-food restaurant, coffee shop, or delicatessen: five spaces;
4. Other eating and drinking establishments: two spaces;
5. Commercial recreation: one space per 33 automobile spaces required; and
6. Residential in harbor: bicycle racks shall be provided for five percent of visitor motorized vehicle parking capacity, with a minimum of one two-bike capacity rack.
D. Shared Parking. Where uses have predictable time cycle parking demands and where supported by appropriate traffic/parking studies, shared parking may be utilized as a means to reduce total parking lot area. The criteria and standards provided in shared parking published by the Urban Land Institute should be utilized to assess parking needs and formulate shared parking agreements. Any use that intends to meet its parking requirements using shared parking shall be subject to the approval of a conditional use permit as provided for in Chapter 19.14 CVMC and shall be further guaranteed through the execution of a deed restriction and a long-term binding agreement. The approval of the conditional use permit may, among other requirements, require a use, business, or activity to only operate within restricted hours.
E. Concealed Parking. Within Parcel Areas 2-f and 2-h of the LCP Planning Area, 75 percent of the required parking shall be provided in subterranean or concealed parking structures. “Concealed parking” is when the parked vehicles cannot be seen by the public using public streets, bike lanes and paths, pedestrian walkways, public parks, and public access open spaces.
F. Landscaped Parking in SDG&E ROW. Any landscaped parking in the SDG&E ROW north of “F” Street/Lagoon Drive (hereinafter referred to as “F” Street) shall be available on weekends and evenings for use by coastal visitors. The parking needed for visitors to the Chula Vista Nature Center or for any park or public open space areas shall be provided in areas assigned and exclusively reserved for such visitors. This restriction must be enforced during the operating hours of the Chula Vista Nature Center and public parks. Parking for park and public open space use shall be provided at the rate of one space per each 10,000 square feet of park or open space area, excluding the National Wildlife Refuge. (Ord. 3352 § 2, 2015; Ord. 3238 § 2 (Exh. B, C), 2012; Ord. 2790, 1999; Ord. 2546, 1993; Ord. 2532, 1992; Ord. 2168 § 1, 1986; Res. 11903, 1985).
19.85.009 Usable open space standards.
The following site development standards apply to residential land uses on Parcel Areas 2-f and 2-h:
A. Usable open space standards shall be:
1. One hundred forty (140) square feet per dwelling unit. This standard is appropriate for a highly urbanized environment and a redevelopment area. It is similar to, but even lower than, the standard for the Chula Vista Urban Core Specific Plan. It is in keeping with similar types of cities including Santa Barbara and Granville Island (a bayfront development in British Columbia). A total of five cities were surveyed and 140 sf/du is more conservative than the standard in each of the others. The result of applying a standard of 140 square feet is the elimination of the need for sound walls at the ground plane. This will preserve view corridors.
2. Open space areas shall be any portion of a lot which has a minimum dimension of six feet, and not less than 60 square feet in area, that is landscaped and/or developed for recreational and leisure use, and is conveniently located and accessible to all the units. The following areas shall contribute to a required open space:
a. Private balconies and patios;
b. Roof areas designed and equipped to accommodate recreational and leisure activities;
c. Recreation rooms.
3. The following areas shall not contribute to required open space:
a. Driveways and parking areas;
b. Refuse storage areas;
c. Clothes-drying areas. (Ord. 3352 § 2, 2015; Ord. 3238 § 2 (Exh. B), 2012).
19.85.010 Site development standards.
The following site development standards apply to the specified land use unless a special condition has been established in CVMC 19.85.012, in which case the special condition overrides the site development standards below:
A. Commercial – Thoroughfare (C-T).
1. Minimum lot area: 5,000 square feet;
2. Front yard setback: 10 feet;
Development of land designated as commercial – thoroughfare is subject to the central commercial zone with precise plan modifying district as described in Chapters 19.36 and 19.56 CVMC, except as modified by this Specific Plan.
B. Commercial – Visitor (C-V) (Except for Parcel Area 2-h, refer to Special Condition D in CVMC 19.85.012).
1. Minimum lot area: 20,000 square feet;
2. Setbacks:
a. To all exterior boundaries: 20 feet minimum;
b. To interior boundaries that do not abut another land use: none;
3. Landscaping shall be required at a rate of 15 percent site coverage.
C. Commercial – Professional and Administrative (C-P) (Except for Parcel Area 2-b, refer to Special Condition A, and for Parcel Area 2-h refer to Special Condition D in CVMC 19.85.012).
1. Minimum lot area: 20,000 square feet;
2. Setbacks:
a. To all exterior boundaries: 20 feet minimum;
b. To interior boundaries that do not abut another land use: none;
3. Landscaping shall be required at a rate of 15 percent site coverage.
D. Industrial – General (I-G).
1. Minimum lot area: 20,000 square feet;
2. Front yard setback: 20 feet;
6. Landscaping shall be required at a minimum rate of 15 percent site coverage.
E. Industrial – Research and Limited (I-R).
1. Minimum lot area: 10,000 square feet;
2. Front yard setback: 30 feet;
6. Landscaping shall be required at a minimum rate of 15 percent site coverage.
Development of land designated as industrial general is subject to the I – general industrial zone, Chapter 19.46 CVMC, except as modified by the provisions of this Specific Plan.
F. Limited Industrial (I-L).
1. For Parcel Area 3-k refer to the Chula Vista Zoning Code, CVMC 19.44.080.
G. Residential – Mixed Harbor District (R-MH) (Except for Parcel Area 2-f, refer to Special Condition E, in CVMC 19.85.012).
1. Setbacks for residential – mixed harbor district are zero feet on all sides from the parcel boundary in order to achieve an urban street environment and provide the flexibility to maximize view corridors and public areas between buildings within the residential zone. The architectural designs shall blend with the aesthetics of surrounding structures.
2. Landscaping shall be required at a rate of 15 percent site coverage. (Ord. 3352 § 2, 2015; Ord. 3238 § 2 (Exh. B, C), 2012; Ord. 2532, 1992; Res. 11903, 1985. Formerly 19.85.009).
19.85.011 Grading and drainage.
A. Special care shall be taken in development proposals adjacent to sensitive habitat to avoid or minimize problems of silting and oil or chemical leakage. Some diversion of water is necessary and one or more desilting/retention basins may be required in development projects to protect and enhance the biological and water quality of the habitat.
B. All development for properties within the coastal zone shall comply with the following requirements:
1. A grading plan that incorporates runoff and erosion control procedures to be utilized during all phases of project development shall be prepared and submitted concurrently with subdivision improvement plans or planned unit development plans where such development is proposed to occur on lands that will be graded or filled. Such a plan shall be prepared by a registered civil engineer and shall be designed to ensure that runoff rates will be controlled to minimize the potential for siltation in wetlands. The erosion control measures and hydrology calculations shall be based on the six-hour, 10-year design storm, or on the storm intensity designated in the subdivision manual, in the event that the subdivision manual requirement is more stringent. Runoff control shall be accomplished by establishing on site, or at suitable nearby locations, catchment basins, detention basins, and siltation traps along with energy dissipating measures at the terminus of storm drains, or other similar means of equal or greater effectiveness.
2. Sediment basins (debris basins, desilting basins, or silt traps) shall be installed in conjunction with the initial grading operations and maintained through the development process as necessary to remove sediment from runoff waters draining from the land undergoing development. Areas disturbed but not completed prior to November 1st, including graded pads and stockpiles, shall be suitably prepared to prevent excessive soil loss during the late fall and winter seasons. All graded areas shall be stabilized prior to November 1st, by means of native vegetation, if feasible, or by other suitable means approved by the City.
The use of vegetation as a means to control site erosion shall be accomplished pursuant to plans and specifications prepared by a licensed landscape architect or other qualified professional. Erosion control utilizing vegetation may include, but is not limited to, seeding, mulching, fertilization, and irrigation within sufficient time prior to November 1st to provide landscape coverage that is adequate to achieve the provisions of this policy. Temporary erosion control measures shall include the use of berms, interceptor ditches, filtered inlets, debris basins, silt traps, or other similar means of equal or greater effectiveness.
From November 1st to March 31st, grading may be permitted, provided the applicant conforms to the requirements of subsection (B)(3) of this section and submits monthly documentation within two weeks following the end of the preceding month to the City Engineer of the condition of the erosion control procedures for graded pads, slopes, and stockpiles whenever precipitation during the month exceeds two inches.
3. From November 1st to March 31st, grading may occur in phased increments as determined by the City Engineer, provided all of the following requirements have been met. Grading from April 1st through October 31st shall be subject to standard practices.
a. The increments shall be limited to those areas that have been prepared to control the effects of soil erosion. Control measures, such as sedimentation basins, detention basins and other facilities, shall be scheduled and placed in a sequence that shall minimize and control the off-site transportation of sediments. Such erosion control measures shall be installed for such increments prior to commencing any grading that would be performed during the period between November 1st and March 31st.
b. The applicant shall post a deposit for such areas to be graded, which shall remain in force and effect for one year after final inspection approval of grading by the City. The deposit shall be sufficient to cover the costs of any remedial grading and replanting of vegetation, including any restoration of wetlands, or other environmentally sensitive habitat areas adversely affected by the failure of the erosion control measures required herein, as determined by the City Engineer. The deposit will inure to the benefit of the City in case of noncompliance as determined by the City Engineer.
c. The applicant agrees to provide daily documentation to the City Engineer of the condition of the erosion control procedures for any 24-hour period in which precipitation exceeds 0.25 inches. Such documentation shall be provided within five working days of said 24-hour period. Failure to provide such documentation of the occurrence of any significant discharge of sediments or silts in violation of this policy shall constitute grounds for suspension of the applicant’s grading permit(s) during the period of November 1st to March 31st.
4. The following additional safeguards shall be required for grading between November 1st and March 31st:
a. A 100-foot buffer is required between permanent open space wetlands associated with the nature reserves and grading activities.
b. A silt fence (or equal) shall be installed between graded areas and all wetlands. A distance of 10 feet is required between the silt fence and the toe of any manufactured slope.
c. The maximum slope permitted is 3:1.
C. Erosion Control Monitoring Program for Chula Vista Coastal Zone Areas.
1. Overall field review of grading operations will be performed by the City on each grading project in the coastal zone.
2. Field review of erosion control devices, sedimentation basins, detention basins, and landscaping will be made by the City Engineer prior to the advent of the rainy season, and throughout the rainy season as necessary to monitor grading operations phased between November 1st and March 31st. The City Engineer shall document noncompliance of projects with the grading and erosion control requirements and correct problems with funds from the deposit posted by the applicant.
3. The City Engineer will periodically review and prepare a report on the effectiveness of the runoff and erosion control measures for areas within the Chula Vista coastal zone. The initial report shall be completed within two years following February 1989 and thereafter six months prior to any scheduled review by the California Coastal Commission of the LCP for the City. A copy of the report shall be submitted to the Chula Vista City Council and to the Executive Director of the Coastal Commission.
D. All areas disturbed by grading shall be planted within 60 days of the initial disturbance and prior to November 1st with temporary or permanent (in the case of finished slopes) erosion control methods. Such planting shall be accomplished under the supervision of a licensed landscape architect and shall consist of seeding, mulching, fertilization, and irrigation adequate to provide 90 percent coverage within 90 days. Planting shall be repeated if the required level of coverage is not established. This requirement shall apply to all distributed soils including stockpiles.
E. Refer also to Chapter 19.86 CVMC, Bayfront Specific Plan – Environmental Management Program, for additional requirements concerning grading. (Ord. 3352 § 2, 2015; Ord. 3238 § 2 (Exh. B), 2012; Ord. 2532, 1992; Res. 13957, 1989; Res. 11903, 1985. Formerly 19.85.010).
Appendix B Bayfront sign program.
GOAL AND OBJECTIVES
Goal
The goal of the Chula Vista Bayfront Sign Program is to control signs – eliminating those which are obtrusive and encouraging those that are creative and interesting while establishing a sense of place for the area.
Objectives
1. To establish guidelines and criteria for all signs within the Chula Vista Bayfront Redevelopment Project area.
2. To establish a Planning Commission charged with the following tasks:
(a) to make decisions regarding appropriateness of private signs;
(b) to preserve the integrity of the Bayfront; and
(c) to encourage creative sign design.
3. To encourage vitality within a development through the use of sign design.
4. To avoid the proliferation of private business signs along the freeway.
5. To incorporate into the design of public signs the elements of the bayfront logo.
6. To promote bayfront development progress, special events, and to identify, discreetly but effectively, new businesses coming into the area.
7. To assure equality in sign impact.
8. To establish “Bayfront” identity through a cooperative program with Caltrans.
DESIGN REVIEW
The City of Chula Vista’s Planning Commission shall review all parts of the bayfront project – the architecture, landscaping proposals, and each sign proposed for the area. This mechanism will ensure the regulation and control needed to create a distinctive atmosphere for the bayfront.
Chula Vista Planning Commission – Appointed
The Chula Vista Planning Commission has been appointed to function as the Planning Commission herein described and has been charged with the responsibility of interpreting and applying sign design guidelines contained in this document. The board is specifically directed to encourage creative sign design and diversity. The City Council shall retain ultimate authority for fair and equitable application.
Submittal and Review Procedures
Submittal of a complete program of all desired signs shall be required for every development proposed within the bayfront. Sign plans should be submitted coincidentally with development plans scheduled for architectural review.
The minimum submittal shall include a plot plan with property lines, building footprints, curb and center lines of adjacent streets, building and sign elevations, and location of each proposed sign. Each sign will be drawn to scale indicating colors, materials, typestyles, dimensions of lettering, copy areas, sign height and width, methods and intensity of lighting, and means of installation.
The Planning Commission has established its own requirements and procedures for submittals and has the discretion to change these from time to time as it deems necessary.
The Planning Commission also has the authority to allow an individual project to deviate from established guidelines if the character of the bayfront will be enhanced by its action.
GUIDELINES: IN GENERAL
Design Intent and Rationale
This sign program strives to ensure that graphics in general, and each sign in particular, becomes a viable, integral part of the concept of Chula Vista bayfront redevelopment. The intent of this program is to establish a format for imaginative sign design which is appropriate for the bayfront.
Every effort must be made to create graphic identifications that are integral and consistent with the bayfront theme and with the architecture of each particular project. Graphic identifications which are symbolic of the business or service rather than standard “letter copy” are encouraged, i.e., logo. The design of signing for a project within this area should consider using pictorial imagery in combination with well-considered typefaces, spacing, colors, and material. (Refer to Exhibit Two for rule of good sign design.)
Two-Phase Program
Because the needs of businesses in the bayfront will be different in its early stages and in the final development, guidelines have been adopted to accommodate their needs during both these phases. During the interim phase (early in bayfront development), developments will receive liberal signing.
Once the bayfront is sufficiently developed, the need for abundant signing will be lessened because the bayfront’s identity will be established and will help to attract business traffic. A more “low-key” sign program has been adopted for the final development phase.
The Influence of Bayfront Topography
The general topography of the bayfront is flat and open. The natural color of the area is muted. Therefore, signing must be discreet in order to avoid an overwhelming impact.
A. Low-Key Sign Program
These guidelines establish a sign program which is “low-key.” Signs are intended to be adequate for identification, but not for advertising. Harmony of materials, textures, forms, colors, scale, and feeling is intended for the Chula Vista Bayfront Redevelopment Project.
The Necessity for Size Regulation
Uniform sign parameters are created to ease competition among private interests. This assures more equal distribution of the right to identify a place of activity.
Height Limitation
The eight-foot height limitation proposed in this criteria is in accordance with the intent of the California Coastal Commission’s guidelines, and also maintains a sense of scale to bayfront topography and the intent of achieving a “low-key” sign program.
Roof Signs
Signs mounted on the roofs or mechanical penthouses of any building are prohibited. Such signs violate the intended bayfront scale and are not in keeping with a distinctive bayfront sign program.
Ground Signs Encouraged
Low ground signs are encouraged. They should be integrated with the landscape, complementary to the architecture, incorporated into retaining walls or other landscape features. The objective is to reduce visual clutter.
Wall Signs
Wall signs must be compatible with and proportionate to the architecture, and maintain harmony of materials and form. The purpose of these signs is to identify the business or private development; whole wall areas are not intended to be “read” as sign structures or sign backgrounds. Only one wall sign shall be visible at one time.
Support Structure
Support structures should be integral parts of entire sign design and have aesthetic as well as structural importance.
Lighting
Lighting methods should be considered a part of each sign. The intensity and color of light should be harmonious with the building architecture and sign design. In any lighted sign, the intensity should be no more than that required for nighttime reading, flashing/strobe light shall not be used. Signs must be modified after installation if lighting proves too intense.
Guideline Jurisdiction
The guidelines specified herein shall govern signs within the Chula Vista Bayfront Redevelopment Project. Since every possibility cannot be anticipated by this report, details which might be omitted shall be governed by the Chula Vista Zoning Ordinance. Where there is a conflict between the Bayfront Redevelopment Sign Program and the Chula Vista Zoning Ordinance, the more restrictive regulation shall govern.
Restrictions and Prohibited Signs
The following signs shall be prohibited or restricted as noted:
a. Pole signs.
b. Flashing, oscillating, animated or moving signs, or signs with moving parts shall be prohibited.
c. The use of fluorescent-type paints is prohibited.
d. Signs advertising goods shall be prohibited.
e. All billboard signs shall be prohibited.
f. Temporary signs, banners, sale notices, etc., shall be displayed behind the glass of the structure.
The Planning Commission shall establish requirements and procedures for submittals.
New Signs
The sign owner shall be responsible for the fulfillment of all requirements of these criteria. Conformance will be strictly enforced and nonconforming or unapproved signs or any part thereof shall be brought into conformance at the expense of the owner.
Existing Signs
Existing (nonconforming) signs shall be brought into conformance either:
(1) when any change of land use occurs, or
(2) by the final development phase, or
whichever occurs first.
Approvals for signs and their installation shall be obtained by the owner or his representative prior to installation. All signs shall be constructed, installed, and maintained in as-new condition at the owner’s expense. All current building and electrical codes shall govern the construction of signs.
GUIDELINES: SPECIFIC
Public Signs
Public signs are those built and maintained by the city or other public agency through an adopted financial plan. They are divided into subsections according to function and location.
Freeway-Oriented Signs
The signs are located in the freeway right-of-way or on private property. All signs in the freeway right-of-way must be approved by Caltrans.
a. Caltrans Signs: Caltrans signs, designed and maintained by the state, include all signs identifying exits and general directions. These signs will be designed by Caltrans per state regulations.
b. Caltrans Signs with Bayfront Identity: The City of Chula Vista is considering a joint project with Caltrans to develop a bayfront identity sign to supplement the standard Caltrans signs which give generic service information (i.e., “FUEL, FOOD, LODGING,” etc.). Costs will be borne by the City, and installation coordinated with Caltrans. (Refer to Exhibit Three for example.)
Internal Signs
Signs within the bayfront, not oriented to the freeway.
a. Street Name Signs: Street name signs shall have special mountings and frames to identify streets as being a part of the new bayfront community. The sign copy will be the bayfront letter style (Bookman Bold, upper and lower case) and colors. The support will be constructed of wood. (Refer to Exhibit Six for example.)
b. Directional Signs: Directional signs at intersections will help establish gateways to the redevelopment area and may include such generic information as convention center, marina, special-use park, wildlife refuge, etc., as necessary. Directional information for private developments may be included also at the discretion of the Planning Commission, but for the interim development phase only. Information will be clustered on one sign per intersection. Signs will have standardized mountings and trim. (Refer to Exhibit Seven for example.)
A minimum of six directional signs will be necessary for adequate information. Each shall include specially designed landscaped areas to create a setting.
c. Information Signs: Public information signs are designed for public facilities and services such as parks, marshes and marinas. Trim and colors are to be unified with the basic public sign theme. (Refer to Exhibit Eight for example.)
d. Traffic and Parking Control Signs: Traffic control and parking signs shall be designed with standard copy faces, and shall be trimmed with the wood frames and supports of the bayfront motif. Exact sizes and locations are required by state regulation. It is suggested that the minimal number of signs necessary for effectiveness be used. (Refer to Exhibit Eight for example.)
To help establish the new bayfront identity, natural-signed (olympic semitransparent 901) cedar frames shall enclose all public signs. The bayfront logo and Bookman bold typestyle shall be used throughout. Specific reds, yellows, and browns are the principal logo colors (Frazee Z57-23, 3, 29).
Private Signs
Guidelines for private signs are organized according to location and project type. A somewhat more liberal criteria is established to serve business needs during the bayfront’s initial development phase. The signs approved in this phase are called “interim signs.”
When the bayfront is substantially built out, interim signs must be replaced, modified, or removed entirely to comply with the more restrictive sign criteria established for the final development phase.
The redevelopment agency shall determine when this changeover will occur based on their appraisal of the bayfront’s progress. Developers submitting signs for approval for projects to be built close to the changeover date will be given the notice of complying with the final-phase criteria or building interim signs which would be removed or modified at their expense in the near future.
The rationale for this phased system is that when the bayfront development is beginning and a bayfront identity is being established, certain private projects will need additional signs to attract business.
When the area nears completion and a bayfront identity is clearly established, the bayfront itself will attract business traffic. At this time, more restrictive sign criteria can be implemented.
FINAL PHASE: ULTIMATE BAYFRONT DEVELOPMENT STATE
Freeway Signs: Private signs which are oriented to the freeway shall not be allowed, except as provided during the interim phase.
Corner Lots: The identification allowance for sign development on corner lots may be divided to provide for a sign on each frontage; however, the total allowance for both signs combined is not to exceed 50 square feet.
Multitenant Buildings or Complexes: Office, retail-commercial, and industrial uses which are multitenant shall be allowed additional tenant identification signs: each tenant shall be allowed a maximum of three square feet on or adjacent to the entry door. These tenants signs shall be visible from on-site parking and/or pedestrian walkways, but not intended to be readable from public streets.
Directional and Information Signs: These signs shall be allowed on a need basis. They shall be directional in nature and not intended as identification signs. Their maximum height shall be four feet with four square feet maximum copy area per side.
Special Event Signs (Temporary): Special events such as grand openings shall be allowed temporary signs. Such signs shall have a limited life as determined by the Planning Commission.
Construction Signs (Temporary): Signs for owners, contractors and subcontractors, architects, etc. for new projects under construction shall be subject to Planning Commission approval.
Allowable Copy Area
1. Hotel/Motel, RV Parks, Restaurants, and Retail-Commercial: Total copy area for all identification signs combined shall be limited to not more than 50 square feet per parcel. Signs may be wall signs and/or ground signs. Ground signs may be single- or double-faced but may not exceed 8 feet in height. An additional changeable copy area of 25 square feet maximum shall be allowed for uses which include entertainment or convention facilities. Changeable copy area shall be single-faced only.
2. Automotive Service: Service stations shall be allowed one identification sign per lot. Signs shall be ground signs or wall signs and shall have no more than 40 square feet of copy area, six feet maximum height.
3. Industrial and Office Uses: Industrial and office uses shall be allowed one identification sign per lot, visible from the internal street. Signs shall not exceed 40 square feet in area or six feet maximum in height. Total sign area may include a directory or tenant listing if the project is multitenant.
INTERIM PHASE: BAYFRONT DEVELOPMENT STAGE
1. Commercial Uses Adjacent to Freeway: Commercial businesses will require some identification from the freeway during the bayfront development period. Such uses with freeway exposure shall be allowed either wall or low-profile monument signs with name and/or logo only during the bayfront development phase, and such signs shall have a specific date by which they must be removed. If the business logo is well-established as an identity mark, then use of logo alone is preferable. Each lot may have two wall signs or one ground sign only. No pole signs or roof signs are permitted. One wall sign shall be visible at a time. Maximum total copy area shall be 100 square feet. Ground signs may be double-faced or parallel to the roadway and are intended to be low-profile monument signs.
2. Automotive Service: Service stations with freeway exposure shall be allowed freeway identification during the initial redevelopment of the bayfront. Sizes shall be as small as possible and still have freeway identity, in no case to exceed 50 square feet total sign area. Such signs shall be subject to strict review and shall have a limited and specific retirement date at the discretion of the Planning Commission.
DEFINITIONS
Background Area of Sign
The background of the sign shall be considered the entire area in which copy can be placed. In computing the area of sign background, only the face or faces which can be seen from any one direction at one time shall be counted.
Billboard
A billboard is any sign usually designed for use with changing advertisement copy, which is normally used for the advertisement of goods or services rendered at locations other than the premises on which the sign is located.
Changeable Copy Sign
A changeable copy sign is one that is characterized by changeable copy regardless of method of attachment.
Copy Area
Copy area is that portion of the total sign area devoted to lettering and/or symbolic communication. The copy area shall be determined by circumscribing the smallest possible rectangle around the copy, letters or symbol.
Directional Signs
A directional sign is one that contains directional information for pedestrian or vehicular traffic or location.
Directory Signs
Directory signs are signs that list businesses, services, room numbers, or employees.
Externally Illuminated Signs
An externally illuminated sign is a sign whose face is artificially illuminated by an external light source.
Flashing, Animated, or Moving Signs
Flashing, animated or moving signs are defined as signs that:
a. Intermittently reflect light from either an artificial source or from the sun; or
b. Have an illumination which is intermittent, flashing, oscillating, or of varying intensity; or
c. Have any visible portion in motion, either constantly or at intervals, which motion may be caused by either artificial or nature sources; or
d. Utilize whirligigs or any similar item which uses wind as its source of power.
Freeway Signs or Freeway-Oriented Signs
Freeway signs or freeway-oriented signs are those signs that have copy directed for freeway visibility either in the freeway right-of-way or on a property adjacent to the freeway.
Freestanding Sign
A freestanding sign is one which is supported by one or more columns, uprights, or braces in or upon the ground.
Ground Sign
A ground sign is supported by the ground, by a continuous base (monument sign), or by poles or posts.
Height of Sign
The height of a sign is the distance measured from finished grade to the highest projection of the sign. On sloping ground, finished grade is defined as the average elevation between the high and low points of adjacent grade.
Identification Sign
An identification sign is one that identifies a business name or principal service only. The sign should not serve as an advertisement device.
Information Sign
An information sign provides information for public and private facilities or services, and the use thereof.
Internally Illuminated Signs
Internally illuminated signs are signs that have characters, letters, figures, design, or outline illuminated by electrical lights contained behind the sign face.
Monument Sign
A monument sign is a ground sign which is supported by a visually continuous base.
Multiple Copy Sign
A multiple copy sign is one that advertises other than the name of the business and the principal product or service.
Pole Sign
A pole sign is a sign supported by the use of one or multiple poles or columns.
Public Sign
A public sign is any sign that is owned by government. Examples: bike routes, bus stop, or speed limit signs, or park or public facility identifications.
Sign
A sign is defined as any structure or device, logo, electric or non-electric, and all parts thereof which are used for advertising purposes upon or within which any poster, bill, bulletin, printing, lettering, painting, device, or other advertising of any kind whatsoever is placed. A sign shall not include any support frame or standard used exclusively for displaying the flag of the United States of America, the state, or the city, nor shall these flags be considered signs.
Sign Area
Sign area shall include the background area of the copy. In the case of individual cut-out letters, sign area will include the exposed surface of the panel on which the letters are mounted.
Temporary Sign
A temporary sign is intended to advertise community or civic projects, construction projects, real estate for sale or lease, other special events on a temporary basis.
Traffic Control Sign
Traffic control signs are directional signs which direct traffic flow including pavement arrows and signs. Examples: loading zone, handicapped parking, no parking.
Wall Sign
A wall sign is one that is in any manner affixed to any wall of a building or structure.
(Ord. 3352 § 2, 2015; Ord. 3238 § 2 (Exh. B, C), 2012; Ord. 2665 Appx. B, 1996).
19.85.012 Special conditions.
A. Special Condition “A.” Specific development plans for the development of Parcel Area 2-b property located south of “F” Street and west of the SDG&E ROW shall be subject to Planning Commission review and City Council approval based on the following guidelines:
1. Building setbacks shall be:
a. For buildings 44 feet or less in height, as specified in CVMC 19.85.010.
b. For buildings 44 to 95 feet in height:
i. From “F” Street: 200 feet;
iii. From SDG&E ROW: 50 feet.
2. Building FAR. A maximum FAR of 0.75 (including SDG&E landscaped parking area bonus) on the subject site is allowed with one new building permitted on such site to exceed the 44-foot height limit; provided, that (a) a reduction in the total gross square footage of structures presently located on the Goodrich campus south of the subject site is effected through the demolition or removal of such existing structures selected by Goodrich totaling 125,000 square feet (which is commensurate with the additional allowed FAR on the subject site), (b) such demolition or removal is completed within one year following occupancy of such new building, (c) the footprint of such new building does not exceed five percent of the total area of the subject site (excluding the area encompassed within that portion of the SDG&E ROW adjacent to the subject site), and (d) the setbacks on the subject site specified above are met.
3. Development plans shall include a comprehensive landscaping plan that indicates enhanced landscaping at the project edges and within the SDG&E landscaped parking area.
4. Pedestrian or other off-street circulation connections to adjacent industrial and business park uses shall be provided.
5. Project shall comply with all City-wide threshold standards for infrastructure improvements and public services; specifically, associated traffic impacts will be mitigated to a level-of-service (LOS) “D” or better at the Bay Boulevard/E Street/Interstate 5 interchange.
6. All buildings on site shall reflect a common, high-quality architectural design and construction standard.
B. Special Condition “B.” Specific development plans for the development of Parcel Areas 2-g and 3-a properties located at the northeast and southeast corners of Bay Boulevard and J Street shall be subject to Planning Commission review and City Council approval based on the following guidelines:
1. The maximum FAR shall be 0.50.
2. Maximum building height shall be 30 feet.
4. Landscaping of the site shall be 15 to 20 percent of the total lot area.
5. Minimum landscaping depths along street frontages shall be 15 feet in width.
6. Elevations facing the freeway shall be articulated in massing or architectural treatment.
7. Pedestrian linkages shall be provided to connect both sides of J Street as well as linking the projects to the Bayfront development.
8. Compact parking stalls shall be permitted with dimensions of 7.5 feet wide by 16 feet in length. The number of these stalls may be authorized to a maximum of 20 percent of the required parking.
C. Special Condition “C.” Sweetwater Marsh National Wildlife Refuge: Development intensity is limited to the existing Chula Vista Nature Center facilities and other structures that are approved by the USFWS.
D. Special Condition “D.” The following special conditions shall apply to commercial – visitor and commercial – administrative and professional land uses on Parcel Area 2-h:
1. Building setbacks for office shall be:
a. To all exterior boundaries: none. At a podium height of 35 feet, building stepback shall be 10 feet minimum.
b. To interior boundaries that do not abut another land use: none.
2. Building setbacks for hotel shall be:
a. To all exterior boundaries: zero feet minimum, except at ground level on the south side of the building along J Street between the I-5 corridor and A Street where it shall be 65 feet measured from the north curb of J Street. Uses such as a hotel pool will be permitted in the setback so long as the view from the J Street I-5 overpass to the Bay is not impeded.
3. The following standards shall apply to all uses within Parcel Area 2-h:
a. Public View Corridors.
i. Setbacks and stepbacks shall generally result in a 70-foot-wide minimum public view corridor width at podium level and 95-foot-wide minimum public view corridor width at tower level.
ii. The public view corridors identified in Exhibit 8a of the LUP shall align with the existing corridors between the buildings that are currently located east of 2-h and west of Bay Boulevard (630 Bay Boulevard, 660 Bay Boulevard, and from 660 Bay Boulevard to the hotel). From north to south, these existing buildings are currently occupied by Pacific Trust Bank, Fresenius Medical Care/JP Motor Sports, and National University/Intuitive Innovations.
4. Site Coverage. The total building coverage on Parcel 2-h shall not exceed 65 percent of the total site area.
5. Building FAR. A maximum FAR of 3.0 (excluding structured parking) on the subject site is allowed; provided, that (a) the setbacks on the subject site specified above are met and (b) the buildings are stepped back to preserve public view corridors.
6. Development plans shall include a comprehensive landscaping plan.
7. Pedestrian or other off-street circulation connections to the residential buildings in Parcel Area 2-f and other adjacent Bayfront areas shall be provided.
8. Project shall comply with all City-wide threshold standards for infrastructure improvements and public services.
9. All buildings on site shall reflect a common, high-quality architectural design and construction standard.
10. Height Limitation. Buildings on the commercial – visitor site shall not exceed 140 feet.
a. Buildings on the commercial – administrative and professional site shall not exceed 106 feet.
b. For specific building heights refer to Exhibit 8a of the LUP.
c. Maximum podium heights shall not exceed 30 feet.
E. Special Condition “E.” The following special conditions shall apply to residential – mixed harbor district land uses on Parcel Area 2-f:
1. Building setbacks for residential shall be:
a. To all exterior boundaries: zero feet minimum except at ground level on the south side of the development along J Street where it shall be 65 feet measured from the north curb of J Street.
b. Building stepbacks for residential shall be: towers shall be sited to gradually step downward in height from north to south reflecting the more intensive proposed land uses to the north and the environmental preserve to the south.
2. Public View Corridors.
a. Setbacks and stepbacks shall generally result in a 70-foot-wide minimum public view corridor width at podium level and 95-foot-wide minimum public view corridor width at tower level.
b. The public view corridors identified in Exhibit 8a of the LUP shall align with the existing corridors between the buildings that are currently located east of 2-h and west of Bay Boulevard (630 Bay Boulevard, 660 Bay Boulevard, and from 660 Bay Boulevard to the hotel). From north to south, these existing buildings are currently occupied by Pacific Trust Bank, Fresenius Medical Care/JP Motor Sports, and National University/Intuitive Innovations.
3. Site Coverage. The total building coverage shall not exceed 62 percent of the total site area.
4. Height Limitation.
a. The residential buildings shall not exceed 200 feet.
b. For specific building heights refer to Exhibit 8a of the LUP.
c. The podiums shall not exceed 35 feet.
d. Row housing along Marina Parkway shall not exceed 45 feet. (Ord. 3352 § 2, 2015; Ord. 3238 § 2 (Exh. B, C), 2012).