Chapter 19.87 BAYFRONT SPECIFIC PLAN – SUBAREA SPECIFIC DEVELOPMENT STANDARDS

Chapter 19.87
BAYFRONT SPECIFIC PLAN – SUBAREA SPECIFIC DEVELOPMENT STANDARDS

Sections:

19.87.001 Purpose and scope.

19.87.002 Midbayfront Subarea.

19.87.003 Industrial Subarea.

19.87.004 Inland Parcels Subarea.

19.87.005 Faivre Street Subarea.

19.87.006 Palomar/Bay Boulevard Subarea.

19.87.001 Purpose and scope.

This chapter is intended to apply specific development standards to a subarea, as identified on Exhibit 2, Planning Boundaries. The development standards herein are in addition to the areawide standards contained in other chapters of this specific plan. (Ord. 2532, 1992; Ord. 2168 § 1, 1993; Res. 11903, 1985).

19.87.002 Midbayfront Subarea.

1. Central Resort District.

a. Purpose and Intent. The purpose of the central resort district (CRD) is to provide an area within the Midbayfront Subarea for a mixture of uses intended to serve tourists, travelers, and local residents. The regulations of this district are intended to encourage innovative designs and combination of uses to create a high quality resort core for the Midbayfront Subarea.

A conceptual illustration of the central resort district is depicted on the following page. It graphically portrays one of many design solutions that would be consistent with the purpose and intent of this category. This conceptual illustration is provided herein as an example of intent, but is not intended to indicate a specific location, number, size, or configuration of buildings, parking, or other developed site features.

b. Master Plan Process. The central resort district is expected to be developed in phases. In order to insure that each phase is in compliance to an overall plan, intended to implement the LCP and local standards, a master plan shall be required to be approved.

1) When Required. The central resort master plan must be approved by the city council prior to the issuance of the first coastal development permit within the central resort district.

2) Application and Fee. Application shall be made on a form prescribed for this purpose by the city, and shall be accompanied by a fee as prescribed by the city.

3) Contents of the Master Plan. The application shall be accompanied by all information necessary to convey the ultimate design and development proposal of the central resort, including, but not limited to, the following:

a) A written report describing how the proposed development is consistent with all applicable policies of the local coastal program – land use plan.

b) Dimensioned drawing(s) of the project on a scale of sufficient size so as to readily indicate all dimensions of the various elements of the development. The required elements are as follows:

(1) Legal description, legend, scale, north arrow, vicinity map, and identification of designer;

(2) The boundary lines of subject property, fully dimensioned, together with the name and dimensions of adjoining streets;

(3) Existing topography and proposed grading plan, showing slope, retaining walls, pad elevations, and percent of slope on streets, driveways and other graded areas;

(4) Existing and proposed streets, utilities, and easements;

(5) Access: pedestrian, vehicular and service and points of ingress and egress, with driveway locations and dimensions;

(6) Loading and trash areas, walls and/or fences (including height);

(7) Proposed location, height, and dimensions of buildings, including color and materials on all elevations. The floor area, number of stories, number of units and bedrooms (when applicable) shall be given. Proposed uses shall be indicated including floor area devoted to each use. (The exact level of detail required for subsequent phases of a phase project may be deferred, subject to city approval, where the purpose and intent of this district and LCP are better served.);

(8) Parking layout, including dimensions, number of stalls and circulation flow;

(9) Location, height and size of signs proposed on the property;

(10) All Landscaped Areas. Such areas shall be defined with a written proposal outlining the landscaping concept, as well as the proposed method of irrigation. In addition, all existing trees on the site shall be identified with a note as to proposed disposition;

(11) Lighting, including the location, type and hooding devices to shield adjoining properties;

(12) Location and design of recreation areas.

c) Supporting documents as may be required, including, but not limited to, soils report, traffic report, air quality maintenance report, water conservation report, public facility financing report, sign program, environmental studies, phasing report, and reports indicating consistency with other relevant city policies and regulations.

4) Procedures for Plan Review and Approval. Shall be as provided for a precise plan in CVMC Title 19.

5) Site Plan, Landscape and Architectural Review. A coastal development permit shall not be issued until site plan and architectural approval has been obtained for any use within the central resort district as provided for in Chapter 19.14 CVMC, except where the level of detail provided in the master plan is of sufficient detail to satisfy the requirement of site plan, landscape and architectural review.

c. Land Use Categories. Several land use categories are permitted within the central resort district. A group of uses and regulations are applicable to each category. These regulations are outlined herein by land use category. Notwithstanding the permitted uses within each category, the following limitations indicated on Table VII-1 are applicable within the central resort district:

Table VII-1
Central Resort District Building Allowance
Land Use Category	Maximum Building Sq. Ft. Reqd.	Minimum Building Sq. Ft.*	Target du/Hotel Rooms
Residential – Mixed Use	100,000	406,000	300 du
Commercial – Visitor	1,000,000	2,503,000	1,360 rm
Comm. – Prof. & Admin.	20,000	60,000	N/A
Public & Open Space	**
Maximum Building Area Permitted	2,969,000 sq. ft.

* The target building square footage in any category may be exceeded by up to 20 percent; provided, that the increase is offset by a corresponding reduction in other categories, and that the increase will not produce additional unmitigatible environmental impacts. The maximum building square footage for the entire central resort shall not be exceeded. Changes in building square footage from one category to another that lowers the level of service for arterials shall not be permitted.

** Limited by limited permitted uses.

d. Land Use Regulations.

1) Residential – Mixed Use.

a) Purpose and Intent: The purpose of the residential – mixed use category is to provide for nontransient residents within the central resort. It is the intent that these residential dwellings will be integrated into the design of the central resort as a whole, rather than considered an independent segment.

b) Permitted Uses:

(1) Dwellings, multiple;

(2) Dwellings, within buildings of another land use category; and

(3) Private, noncommercial recreational facilities or convenience facilities intended to serve residents of the dwellings only.

c) Conditionally Permitted Uses: The following uses are permitted subject to the approval of a conditional use permit:

(1) Residential:

(a) Residential units whose parking requirement will be met by a shared parking agreement;

(b) Extended stay residential;

(d) Retail sales or personal service businesses intended to primarily serve the residents of the project;

(e) Day care facilities intended to primarily serve the residents of the project;

(f) Timeshare condominium units.

d) Site Development Standards: As indicated on the approved master plan.

e) Sign Regulations: As provided for in this LCP and as may be supplemented by the approved master plan.

f) Height Regulations: As indicated on the height regulations, Exhibit 4, and as specified in CVMC 19.85.004.

g) Floor Area Per Unit: The minimum floor area per dwelling unit in the residential – mixed use category shall be as follows:

(1) Four hundred (400) square feet for each efficiency dwelling unit;

(2) Five hundred (500) square feet for each dwelling unit having one bedroom;

(3) Six hundred fifty (650) square feet for each dwelling unit having two bedrooms;

(4) Seven hundred fifty (750) square feet for each dwelling unit having three bedrooms, and an additional 100 square feet is required for each additional bedroom exceeding three.

h) Off-Street Parking: Off-site parking is required in the residential – mixed use category for all uses as provided in CVMC 19.85.008.

2) Commercial – Visitor.

a) Purpose and Intent: The purpose of the commercial – visitor category is to provide regulations of uses for the needs of tourists, travelers, and local residents.

b) Permitted Uses: The following principal uses are permitted within the following sub-categories designated on an approved master plan:

(1) Hotel – High Rise: Buildings designated as hotel – high rise are permitted to include:

(a) Hotels; and

(b) Incidental business within the hotel complex to serve the patrons including restaurants, cocktail lounges, meeting areas, recreation facilities, retail shops, conferencing facilities, communication centers, parking structures, and other similar businesses or facilities determined to be of the same general character of the primary above-permitted use.

(2) Hotel: Buildings designated as hotel are permitted the same uses as hotel – high rise.

(3) Retail: Building areas designated as retail are permitted to include:

(a) Restaurants with a cocktail lounge as an integral part;

(b) Theaters;

(d) Retail shops;

(e) Parking garages;

(f) Bona fide antique shops;

(g) Markets;

(h) Restaurants and snack bars;

(i) Ticket sales;

(j) Meeting halls;

(k) Service businesses; and

(l) Any other establishment serving visitors determined to be of the same general character of the above-permitted uses.

(4) Commercial Recreation: Building areas designated as commercial recreation are permitted to include:

(a) Ice rinks;

(b) Tennis clubs and facilities;

(d) Sports and health classes and clinics;

(e) Courts, arenas, and other sports facilities;

(f) Sports medicine facilities;

(g) Sports training facilities;

(h) Pool and swimming/diving facilities; and

(i) Any other business or facility determined to be of the same general character of the above-permitted uses.

(5) Conference/Convention: Buildings designated as conference/convention are permitted to include:

(a) Conference and convention facilities; and

(b) Incidental businesses within the conference and convention facility intended to serve the uses of the facility.

c) Conditionally Permitted Uses: The following commercial – visitor uses are permitted subject to the approval of a conditional use permit:

(1) Any establishment whose parking requirement will be met by a shared parking agreement;

(2) Any business or activity that produces noise beyond the outside of the establishment and is within 250 feet of a residential dwelling and is open between the hours of 10:00 p.m. and 6:00 a.m.;

(3) Outdoor uses including amphitheaters, vending carts, kiosks, and outdoor sales and displays;

(4) Nightclubs, except within hotels;

(5) Video arcades; and

(6) Special events and tournaments that will exceed the parking requirement of the primary permitted use.

d) Site Development Standards: As indicated on the approved master plan.

e) Sign Regulations: As provided for in this LCP and as may be supplemented by the approved master plan.

f) Height Regulations: As indicated on the height regulations, Exhibit 4, and CVMC 19.85.004.

g) Off-Street Parking: Off-street parking is required in the commercial – visitor category for all uses as provided in CVMC 19.85.008.

3) Commercial – Professional and Administrative.

a) Purpose and Intent: The purpose of the commercial – professional and administrative category is to provide regulations for the development of professional and administrative office uses.

b) Permitted Uses: Building designated as commercial – professional and administrative are permitted to include:

(1) Administrative and executive offices;

(2) Professional offices;

(3) Financial offices, including banks, real estate, and other general business offices;

(4) Medical care facilities; and

(5) Any other office use determined to be of the same general character of the above-permitted use.

c) Site Development Standards: As indicated on the approved master plan.

d) Sign Regulations: As provided for in this LCP and as may be supplemented by the approved master plan.

e) Height Regulations: As indicated on the height regulations, Exhibit 4, and CVMC 19.85.004.

f) Off-Street Parking: Off-site parking is required in the commercial – professional and administrative category for all uses as provided in CVMC 19.85.008.

4) Public and Open Space.

a) Purpose and Intent: The purpose and intent of the public and open space category is to provide regulations for the use and development of areas designated as public and open space.

b) Permitted Uses: The following uses are permitted in all areas whether designated as public and open space or not.

(1) Public and Quasi-Public: In areas designated as public and quasi-public the following uses are permitted:

(a) Parking garages, structures, and lots;

(b) Day nurseries;

(d) Places of worship;

(e) Electrical substations and gas regulators;

(f) Transit and other public transportation facilities; and

(g) Any other use determined to be of the same general character of the above-permitted uses.

(2) Parks and Recreation: In areas designated as parks and recreation the following uses are permitted:

(a) Public parks and recreation;

(b) Business and facilities intended to serve the users of the parks and recreation facilities;

(d) Any other use determined to be of the same general character of the above-permitted uses.

(3) Water Feature: In areas designated as water feature the following uses are permitted:

(a) Manmade lakes, ponds, and water features, which are available for access by the general public on the same terms and conditions as for access by customers and patrons of other businesses within the central resort district; and

(b) Businesses intended to provide recreation opportunities of the water feature such as boating rental facilities and boat storage facilities.

(4) Other Open Space: In areas designated as other open space the following uses are permitted:

(a) Open space; and

(b) Trails, plazas, sculpture gardens, and other similar uses.

c) Site Development Standards: As indicated on the approved master plan.

d) Sign Regulations: As provided for in this LCP and as may be supplemented by the approved master plan.

e) Height Regulations: As indicated on the height regulations, Exhibit 4, and as specified in CVMC 19.85.004.

f) Off-Street Parking: Off-street parking is required in the public and open space category for all uses as provided in CVMC 19.85.008.

2. Residential – High District.

a. Purpose and Intent. The regulations of this district are intended to encourage innovative designs to create a high quality residential community for the Midbayfront Subarea.

A conceptual illustration of the residential – high district is depicted following this section. It graphically portrays one of many “design solutions” that would be consistent with the purpose and intent of this category. This conceptual illustration is provided herein as an example of intent, but is not intended to indicate a specific location, number, size, or configuration of buildings, parking, or other developed site features.

b. Master Plan Process. The residential – high district is expected to be developed in phases. In order to insure that each phase is in compliance to an overall plan, intended to implement this specific plan and local standards, a master plan shall be required to be approved.

1) When Required. The residential master plan must be approved by the city council prior to the issuance of the first coastal development permit within the residential – high district.

2) Application and Fee. Application shall be made on a form prescribed for this purpose by the city, and shall be accompanied by a fee as prescribed by the city.

3) Contents of the Master Plan. The application shall be accompanied by all information necessary to convey the ultimate design and development proposal of the residential community including, but not limited to, the following:

a) A written report describing how the proposed development is consistent with all applicable policies of the local coastal program – land use plan.

b) Dimensioned drawing(s) of the project on a scale of sufficient size so as to readily indicate all dimensions of the various elements of the development. The required elements are as follows:

(1) Legal description, legend, scale, north arrow, vicinity map, and identification of designer;

(2) The boundary lines of subject property, fully diminished, together with the name and dimensions of adjoining streets;

(3) Existing topography and proposed grading plan, showing slope, retaining walls, pad elevations, and percent of slope on streets, driveways and other graded areas;

(4) Existing and proposed streets, utilities, and easements;

(5) Access: pedestrian, vehicular and services and points of ingress and egress, with driveway locations and dimensions;

(6) Loading and trash areas, walls and/or fences (including height);

(7) Proposed location, height, and dimensions of buildings, including color and materials on all elevations. The floor area, number of stories, number of units and bedrooms (when applicable) shall be given. Proposed uses shall be indicated including floor area devoted to each use. (The level of detail required for subsequent phases of a phased project may be limited, subject to city approval, where the purpose and intent of this district and LCP are better served.);

(8) Parking layout, including dimensions, number of stalls, and circulation flow;

(9) Location, height and size of signs proposed on the property;

(10) All Landscaped Areas: Such areas shall be defined with a written proposal outlining the landscaping concept, as well as the proposed method of irrigation. In addition, all existing trees on the site shall be identified with a note as to proposed disposition;

(11) Lighting, including the location, type and hooding devices to shield adjoining properties;

(12) Location and design of recreation areas.

c) Supporting documents as may be required including, but not limited to, soils report, traffic report, air quality maintenance report, water conservation report, public facility financing report, affordable housing policy consistency report and implementation program, a report and implementation program on school facilities to serve students generated by the project, and reports indicating consistency with other relevant city policies and regulations.

4) Procedures for plan review and approval shall be as provided for a precise plan in CVMC Title 19.

5) Site Plan, Landscape and Architectural Review: A coastal development permit shall not be issued until site plan and architectural approval has been obtained for any use within the residential – high district as provided for in Chapter 19.14 CVMC, except where the level of detail provided in the master plan is of sufficient detail to satisfy the requirements of site plan, landscape and architectural review.

6) Phasing Limitation on Residential Development: The construction phasing of residential dwelling units in the residential – high district shall be limited to a maximum of 25 percent of the total number of dwelling units permitted by an approved residential master plan, until development within the central resort district has been substantially implemented, assuming the land is held by one owner. (If not held by one owner, then as directed by the city per adopted phasing plan.) “Substantially implemented” shall be achieved when 50 percent of the building square footage permitted on an approved central resort district master plan has been constructed and the completion of the master plan has been assured to the satisfaction of the city of Chula Vista.

c. Land Use Regulations.

1) Permitted Uses.

a) Dwellings, duplexes;

b) Dwellings, townhouses;

c) Dwellings, multiple;

d) Apartments;

e) Incidental service, such as restaurants and retail sales to serve residents;

f) Recreation facilities and amenities such as private clubhouses, tennis courts, pools and uses of a similar nature;

g) Parking garages, structures, and lots;

h) Transit and other public transportation facilities;

i) Parks and recreation:

j) Open space, trails, plazas, sculpture gardens, and other similar uses;

k) Manmade lakes, ponds, and water features;

l) Electrical substations and gas regulations;

m) Any other use determined by the city to be of the same general character of the above-permitted uses.

2) Conditionally Permitted Uses.

a) Restaurants and retail shops;

b) Any use whose parking requirement will be met by shared parking;

c) Day nurseries/child care facilities;

d) Places of worship; and

e) Timeshare condominium units.

d. Site Development Standards. As indicated on the approved master plan.

e. Sign Regulations. As provided for in this LCP and as may be supplemented by the approved master plan; except, that no building identification signing is permitted above the second story, or 30 feet, whichever is less, of any building in this district.

f. Height Regulations. As indicated on the height regulations, Exhibit 4, and as specified in CVMC 19.85.004.

g. Off-Street Parking. Off-street parking shall be as provided for in CVMC 19.85.008.

h. Development Intensity. The maximum number of dwelling units permitted in this land use district is 700, totalling no more than 949,000 square feet of building area.

3. Commercial – Visitor.

a. Purpose and Intent. The purpose of the commercial – visitor category is to provide regulations of uses for the needs of tourists, travelers, and local residents.

b. Permitted Uses. The following principal uses are permitted:

1) Hotels and inns (within height limits specified on the building heights exhibit);

2) Retail, including:

(a) Restaurants with a cocktail lounge as an integral part;

(b) Art galleries;

(d) Parking garages;

(e) Bona fide antique shops;

(f) Markets;

(g) Restaurants and snack bars;

(h) Service businesses; and

(i) Any other establishment serving visitors determined to be of the same general character of the above-permitted uses.

3) Commercial recreation, including:

(a) Tennis clubs and facilities;

(b) Health clubs;

(d) Courts, arenas, and other sports facilities;

(e) Sports medicine facilities;

(f) Sports training facilities;

(g) Swimming and diving facilities; and

(h) Any other business or facility determined to be of the same general character of the above-permitted uses.

4) Public-quasi public, including:

(a) Public parks, recreation, open space, trails, and other similar uses;

(b) Places of worship;

(d) Transit and other public transportation facilities; and

(e) Electrical substations and gas regulators.

c. Conditionally Permitted Uses. Any use whose parking requirement will be met by shared parking.

d. Prohibited Uses. Any business or activity that produces noise above 60 CNEL at the exterior boundaries of this land use district.

e. Site Development Standards.

1) Minimum lot area: 20,000 square feet;

2) Setbacks:

(a) To Marina Parkway: 25 feet minimum;

(b) To other exterior boundaries of this land use district: 20 feet minimum;

f. Sign Regulations. As provided for in this LCP and as may be supplemented by an approved sign program.

g. Height Regulations. As indicated on the height regulations, Exhibit 4, herein.

h. Off-Street Parking. Off-street parking is required in the commercial – visitor category for all uses as provided in CVMC 19.85.008.

i. Development Intensity.

1) Maximum number of hotel rooms: 500 rooms;

2) Maximum building square footage of all uses in this district: 403,000 square feet.

4. Parks and Recreation.

a. Purpose and Intent. These regulations are intended to provide for the regulation of uses and activities designated as park and recreation on the Land Use Districts, Exhibit 3, within the Midbayfront Subarea.

b. Land Use Regulations.

1) Permitted Uses.

a) Public parks and recreation;

b) Open space trails, plazas, sculpture gardens, amphitheaters, and other similar uses;

c) Manmade lakes, ponds, and water features;

d) Restaurants, snack bars, restroom facilities, and minor retail shops primarily intended to serve the visitors of a public park;

e) Public parking lots;

f) Recreation facilities, including ball fields, courts, and playgrounds; and

g) Electrical substations and gas regulators.

2) Conditionally Permitted Uses.

a) Cultural arts facilities, including integral meeting areas, art display areas, restaurants, retail sales facilities relating to cultural arts activities, and theaters;

b) Parking garages;

c) Any use whose parking requirement will be met by shared parking;

d) Retail uses intended to serve the users of park and recreation areas.

3) Prohibited Uses. Any use which is inconsistent with the environmental management program described in Chapter 19.86 CVMC.

c. Site Development Standards.

1) Master Plan Requirements. Master plans for the parks and recreation areas abutting the San Diego Bay and the Sweetwater marsh national wildlife preserve as follows:

a) For the parks and recreation area west of the central resort district abutting San Diego Bay and south of the access road to the nature interpretive center, this master plan for parks and recreation uses shall be prepared and approved by the city prior to, or concurrently with, the master plan required for the central resort district.

b) For the parks and recreation area west and north of the residential – high land use district, this master plan shall be prepared and approved by the city prior to, or concurrently with, the master plan required for the residential – high district. The master plan for this parks and recreation area may not be approved prior to the approval of the master plan for 1) a) above.

c) Level of Detail: The level of detail of the parks and recreation master plan(s) shall be as described for the master plan requirement for the central resort district.

2) Development Standards: All development within the parks and recreation district shall be consistent with the standards adopted in the master plan.

d. Sign Regulations. As provided for in this LCP and as may be supplemented by an approved sign program.

e. Height Regulations. As indicated on the height regulations, Exhibit 4, and CVMC 19.85.004.

f. Off-Street Parking, Off-street parking in the parks and recreation category for all uses as provided for in CVMC 19.85.008.

5. Open Space. The regulation of uses and activities designated as open space on the land use district, Exhibit 3, within the Midbayfront shall be as described in Chapter 19.86 CVMC, Environmental Management Program.

6. Public – Quasi-Public.

a. Purpose and Intent. These regulations are intended to provide for the regulation of uses and activities designated as public – quasi-public on the land use district, Exhibit 3, within the Midbayfront Subarea.

b. Land Use Regulations.

1) Permitted Uses.

a) Landscaped parking;

b) Open space and trail facilities;

c) Tennis courts;

d) Electric transmission towers;

e) Parks and recreation;

f) Entry monumentation; and

g) Transit and other public transportation facilities.

2) Conditionally Permitted Uses. Parking facilities to meet the off-street parking requirements of uses other than those permitted in this land use district and the parks and recreation land use district.

7. Water.

a. Purpose and Intent. The purpose of these regulations is to provide for those uses and activities designated on the land use districts, Exhibit 3, for the Midbayfront Subarea.

b. Permitted Uses.

1) Manmade lakes, ponds, swimming lagoons, and water features;

2) Public park and recreational uses as defined in CVMC 19.87.002(4).

3) Businesses to serve the public access and use of manmade water features, such as docks, boat rental and maintenance facilities, and other similar uses. (Ord. 2546, 1993; Ord. 2532, 1992; Res. 13957, 1989; Ord. 2168 § 1, 1986; Res. 11903, 1985).

19.87.003 Industrial Subarea.

The following special conditions shall apply to the specified sites within Subarea 2 – Industrial Subarea.

1. Special Condition “C”. Specific development plans for the development of property located south of Lagoon Drive (F Street) and west of the SDG&E ROW shall be subject to design review committee review and redevelopment agency approval based on the following guidelines:

a. Building setbacks shall be:

1) For buildings 44 feet or less in height, as specified in CVMC 19.85.009.

2) For buildings 44 to 95 feet in height:

a) From Lagoon Drive: 200 feet;

b) From USF&WS property (“F-G” Street marsh): 200 feet;

c) From SDG&E ROW: 50 feet.

b. Building FAR. A maximum FAR of 0.75 (including SDG&E landscaped parking area bonus) on the subject site is allowed with one new building permitted on such site to exceed the 44-foot height limit; provided, that (i) a reduction in the total gross square footage of structures presently located on the Rohr campus south of the subject site is effected through the demolition or removal of such existing structures selected by Rohr totalling 125,000 square feet (which is commensurate with the additional allowed FAR on the subject site), (ii) such demolition or removal is completed within one year following occupancy of such new building, (iii) 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 right-of-way adjacent to the subject site), and (iv) the setbacks on the subject site specified above are met.

c. Development plans shall include a comprehensive landscaping plan which indicates enhanced landscaping at the project edges and within the SDG&E landscaped parking area.

d. Pedestrian or other off-street circulation connections to adjacent industrial and business park uses shall be provided.

e. Project shall comply with all city-wide threshold standards for infrastructure improvements and public services; specifically, associated traffic impacts will be mitigated to a level-of-service “D” or better at the Bay Boulevard/E Street/I-5 interchange.

f. All buildings on-site shall reflect a common, high quality architectural design and construction standard.

2. Special Condition “F”. Specific development plans for the development of property located at the northeast and southeast corners of Bay Boulevard and J Street shall be subject to design review committee recommendation and agency approval based on the following guidelines:

a. Building setbacks shall be:


		Parcel 2 (Northeast Corner)	Parcels 3/4 (Southeast Corner)
1)	J Street (to maintain view corridor)	50 ft.	30 ft.*
2)	Bay Boulevard	30 ft.	30 ft.
3)	Adjacent to I-5 freeway	50 ft.	25 ft.
4)	From intersection of J Street and Bay Boulevard (measured perpendicular to angular corner property line)	60 ft.	60 ft.
* 50-foot setback required for construction exceeding a building height of 28 feet.

b. Maximum building height shall be 45 feet.

c. Architectural features, such as a tower, with floor areas not exceeding 10 percent of the ground floor area, may exceed the 45-foot height limit by 15 feet. (Note: For calculation of the tower area, land over the drainage channel between Lots 3 and 4 and on Lot 2 shall be included in ground floor calculations to the extent the second floor spans the channel.) One architectural tower shall be allowed on Parcel 2 and one on the combined Parcels 3/4.

d. Landscaping of the site shall be 15 to 20 percent of the total lot area.

e. Minimum landscaping depths along street frontages shall be 15 feet in width.

f. Elevations facing the freeway shall be articulated in massing or architectural treatment.

g. Pedestrian linkages shall be provided to connect both sides of J Street as well as linking the projects to the Bayfront development.

h. The maximum FAR for Lot 2 and the adjoining lot to the east (“the channel”) when combined shall be 0.55.

i. The maximum FAR for Lots 3 and 4 (the southeast parcel) when combined with the adjoining parcel (“the channel”) shall be 0.50.

j. Compact parking stalls shall be permitted with dimensions of 7.5 feet wide by 16 feet in length. The number of these stalls may be authorized to a maximum of 20 percent of the required parking. (Ord. 2532, 1992; Res. 11903, 1985).

19.87.004 Inland Parcels Subarea.

Development of land designated as industrial general in this subarea is subject to the I – general industrial zone, Chapter 19.46 CVMC, except as modified by the provisions of this specific plan.

Development of land designated as commercial – thoroughfare in this subarea 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. (Ord. 2613, 1994; Ord. 2532, 1992; Res. 11903, 1985).

19.87.005 Faivre Street Subarea.

Development in this subarea is subject to the regulations of the San Diego County zoning code for general impact industrial use, zoned M-54 (FP), manufacturing industrial zone with floodplain overlay zone, except as modified by this specific plan. (Ord. 2532, 1992).

19.87.006 Palomar/Bay Boulevard Subarea.

Development in this subarea is subject to the I-L-P, limited industrial zone with precise plan modifying district, as described in Chapters 19.44 and 19.56 CVMC, except as modified by this specific plan. (Ord. 2532, 1992).