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.
3. Building setbacks shall be:
|
Location |
|
|---|---|
|
J Street (to maintain view corridor) |
65 ft. |
|
Bay Boulevard |
30 ft. |
|
Adjacent to Interstate 5 freeway |
25 ft. |
|
From intersection of J Street and Bay Boulevard (measured perpendicular to angular corner property line) |
60 ft. |
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).