A. 
This chapter is intended to provide a method to facilitate larger, more intensive regional commercial development utilizing imaginative and innovative planning concepts exhibiting excellence in design, site planning, integration of uses and structures, and protection of the integrity of neighboring development. It is the intent to provide more efficient use of land and coordinated allocation and maintenance of high quality, usable open space.
B. 
This chapter enumerates principles and standards designed to capitalize upon the special qualities and opportunities of the area while permitting the flexibility required to consider unique and imaginative designs. Master planning concepts are encouraged to establish a pattern for the arrangement of land use, circulation, open space, and other features necessary to coordinate development on adjacent parcels of property or consolidation of smaller contiguous commercial properties into a larger master planned integrated regional commercial center. The objective is to create a functionally and visually integrated development for the entire area through the provision of special standards and development incentives.
C. 
These standards are adopted in order to establish regulations, conditions, standards, and criteria for the implementation of regional commercial "town center" development providing a wide array of retail, commercial, entertainment, office, professional, and recreational services and merchandising. The mechanisms for development incorporated within this chapter are designed to recognize that this development scenario is unique to this section of the City. The intent is to achieve a regional retail/entertainment complex with associated services, in order to encourage the viability of the area as a commercial "town center" as well as enhance urban design in association with development under a unified concept.
(Ord. 1382 § 18, 1998)
The following policies shall apply in design and implementation of development and uses.
A. 
The "town center" concept of development shall be implemented through a "master planning" concept illustrating an overall site design scheme to encourage a regional commercial mall or shopping center, utilizing a design approach which develops the entire area into a singular, comprehensive, and coordinated town center commercial/entertainment complex oriented toward the regional marketplace.
B. 
Development standard and intensity incentives may be approved in order to encourage unique, innovative, and imaginative architectural and site design and development schemes to create a heightened visual environment while providing appropriate buffering between the development areas and adjacent residential areas.
C. 
Comprehensive architectural planning shall be provided which assures complementary design with existing structures through the use of building materials, finishes and colors, as well as landscape and hardscape materials and finishes. A diversity of massing, scale, building heights, and landscape setbacks with enhanced use of lighting is encouraged. Architecture, signs, lighting, pedestrian walks, and landscaping shall achieve a harmony of all elements with an overall design concept for the entire development area.
D. 
The design and control of pedestrian and vehicular circulation shall be coordinated in order to provide safe and convenient access to all facilities within the area and provide a distinctive pedestrian and vehicular link between the development area and adjacent public facilities. Emphasis shall be given to circulation efficiency and the flow of traffic along the public streets by increasing vehicular access between adjoining properties and keeping the number of access driveways from the public street to a minimum. Safe ingress and egress points shall be established, and pedestrian traffic shall be separated from vehicular traffic to the maximum extent feasible. Provisions shall be made for public transit, as well as passenger loading and unloading within the development area. Loading and unloading of goods and refuse areas shall be shielded from public view to the maximum extent feasible.
E. 
Retention of larger parcels and further combination of smaller parcels to encourage large scale development shall be encouraged. Development associated with the master plan shall include provision for future lot consolidation, shared access, mutual easements, and coordinated maintenance of site improvements on adjacent parcels.
F. 
Pedestrian-oriented landscaped and/or public use areas shall include such elements as plazas and courtyards enhanced with architectural elements, such as gazebos, trellises, pergolas, and canopies. A high quality, well-defined public assembly and pedestrian circulation system is highly encouraged.
G. 
The master plan shall demonstrate exemplary attention to enhanced detail for all aspects of site and architectural development in order to provide total integration of the plan development, including special attention to landscaping, graphics, lighting, courtyards, buffers and linkages, as well as service and parking areas.
H. 
Except as provided within this chapter, or as approved through the master planning concept, the applicable provisions of Title 19 shall apply. Deviation from required standards may be authorized in order to maximize the potential benefits and opportunities of the regional commercial center.
I. 
Pedestrian-oriented linkages within enclosed mall areas and between tenants are considered an integral part of the town center concept. All uses within a shopping mall must have pedestrian access to the common court areas. Alternative access plans may be approved pursuant to the Conditional Use Permit process contained within Section 19.128.020 and the provisions of this chapter.
(Ord. 1382 § 18 (part), 1998; Ord. 1405 § 7, 2000)
A. 
The Master Plan shall demonstrate distinctive design in site planning, structural design, architectural treatment, landscaping, and integration into the community. Overall coordinated integrity of the properties shall be demonstrated through comprehensive landscape and hardscape plans, as well as a comprehensive architectural design plan, assuring compatibility of existing and proposed buildings, comprehensive sign program, and provisions for coordinated maintenance of site improvements on all parcels within the area.
B. 
In order to demonstrate compliance with the objectives of this chapter, master plans shall accompany the submittal of any proposed development within this zone, with the following exceptions as determined by the Director:
1. 
Interior and exterior alterations of existing structures which will not result in a change of building floor area or require additional parking, or substantially impact adjacent property.
2. 
Alteration of existing site improvements which will not substantially alter vehicular and pedestrian circulation.
3. 
Temporary uses, as permitted in Section 19.512.010 and Division 10 Temporary Use and Special Permits.
C. 
The Master Plan shall illustrate or otherwise provide the information necessary to substantiate compliance with the objectives enumerated above for all properties within one of the following areas which relate to the proposed project:
1. 
Master Plan Area North, containing all CR-zoned properties located on the north side of La Palma Ave., or
2. 
Master Plan Area South, containing all CR-zoned properties located on the south side of La Palma Ave.
D. 
The Master Plan shall provide for shared access, whether currently proposed or planned for the future, between all contiguous parcels in the area as well as the development of a comprehensive plan for parking as well as vehicular and pedestrian circulation.
E. 
The Master Plan may also be used as the conceptual plan for long-term or phased plan development. Minor alterations to the approved Master Plan may be approved by the Community Development Director if the proposed alteration does not materially affect the overall project design.
(Ord. 1382 § 18 (part), 1998)
In order to maximize project excellence, the maximum degree of flexibility shall be provided in order to encourage excellence and imagination in design.
A. 
Any proposed development requiring the preparation and submittal of a master plan or utilizing special provisions and development incentives of this section shall be reviewed in accordance with the provisions of Section 19.128.020 for a Conditional Use Permit.
B. 
Other proposed projects which would not require submittal of a master plan shall be reviewed in accordance with the applicable provisions of Title 19, except that the project shall demonstrate compliance with the criteria and intent of this chapter as to the project compatibility with existing surrounding structures and site improvements.
C. 
Any modifications to a building with public exterior mall entries or exits shall be subject to the Conditional Use Permit process contained in Section 19.128.020 and the provisions of this chapter.
D. 
The proposed use of any building with public exterior mall entries or exits where the prior use has been discontinued for longer than 4 months shall be subject to the Conditional Use Permit process contained in Section 19.128.020 and the provisions of this chapter.
(Ord. 1382 § 18 (part), 1998; Ord. 1405 § 8, 2000)
A. 
Site design. Special consideration shall be provided for mall or exterior courtyard developments arranged around internal pedestrian walkways, designed to promote shopping, entertainment, and recreation opportunities. Non-integrated "strip" commercial style of development shall be discouraged.
B. 
Site coverage. Site coverage shall be based on the usable floor area at grade level, with a maximum floor area ratio of 0.7:1.0.
C. 
Pedestrian circulation. Attractively landscaped pedestrian walkways using enhanced paving shall extend throughout the development area and within the public right-of-way areas adjoining Master Plan Areas North and South.
D. 
Architecture. Harmonious composition of massing, scale, colors, textures, materials, and forms shall be demonstrated.
E. 
Building Height and Setback. Deviation from Section 19.516.040 for allowable building height and setback standards from a public street may be permitted to allow special architectural and site features, or other elements to create added visual interest, variety, and architectural enhancement.
F. 
Required Yards along a Public Street and Permitted Encroachments. Deviation from Section 19.520.020 for required yards along a public street and permitted encroachments in such yard may be permitted in order to promote the provision of such building and site amenities as the following:
1. 
Unenclosed outdoor dining areas.
2. 
Building projections, including additional building floor area in exchange for additional landscape setbacks or other amenities in other areas, in order to provide a building facade with varying setbacks and associated architectural enhancements.
3. 
Visually interesting amenities, including freestanding decorative elements such as gazebos, trellises, pergolas, canopies, arcades, and awnings, as well as other architectural or site features. Unless specifically approved otherwise, the entire required setback area shall be fully landscaped in conjunction with this Code.
G. 
Open space. The pattern, form, and relationship of open spaces and their associated landscape and hardscape treatment shall be developed in harmony with the architecture.
H. 
Fence Height in a Required Yard. For an outdoor dining area located within a required yard along a public street, a greater fence height may be allowed than otherwise permitted under Section 19.528.020. Such fence shall be predominantly non view-obscuring, with the fence design and height to be determined through a Site Plan Review by the Planning Commission.
I. 
Parking lot landscaping. In addition to the requirements of Sections 19.532.010 and 19.536.070 of this division, one tree shall be planted for every 15 parking spaces within the interior of all surface parking areas for all parking lots. For existing, non-conforming parking lots, compliance with this requirement shall be determined pursuant to the provisions of Section 19.204.240 of Chapter 19.204 for non-conformities as to vehicular provisions.
J. 
Required Parking. Minimum required parking standards other than those listed in Table 19.536.040 of Section 19.536.040 may be considered and granted based upon parking traffic studies reflecting current transportation patterns relating to auto usage, occupancy, and public transit. An application for such consideration shall be reviewed through the conditional permit procedure and must meet the following requirements:
1. 
A parking study prepared by a traffic engineer shall be submitted by the applicant demonstrating that there will not exist substantial conflict in the peak hours of parking demand between the proposed parking standard and the existing parking standards for those uses currently existing and/or permitted within the development.
2. 
Alternative parking standards may be considered in conjunction with the provision for shared parking facilities of Section 19.536.040 or may be considered solely for a specific use(s) whereby shared parking agreements may not be required.
K. 
Service and loading areas. All loading/unloading and refuse areas shall be screened from public view to the maximum extent feasible.
L. 
Utility equipment. All exterior equipment shall be appropriately screened or enclosed by dense landscaping or other methods as approved.
M. 
Sign Provisions. In addition to the general sign provisions and definitions of Chapter 19.904, the following additional sign criteria are established as special provisions for a master-planned regional retail center in the CR zone.
1. 
Definitions. For the purpose of this section, the following definitions shall apply:
a. 
Shopping mall.
"Shopping Mall" shall be defined as a commercial retail center where the majority of tenants are oriented around a pedestrian mall and rely predominantly on public access through a common entrance. A shopping mall may contain some tenants with separate public entrances as well as other peripheral tenants within the development who are located and oriented away from the main pedestrian area.
b. 
Shopping center.
"Shopping Center" shall be defined as a commercial retail center where each tenant has an exclusive public entrance, usually within direct view, with direct access from an adjacent parking area.
c. 
Entertainment promenade.
"Entertainment Promenade" shall be defined as a special outdoor pedestrian courtyard or mall centered around an entertainment-related activity area whereby such area is devoted exclusively to pedestrians and is substantially surrounded by other ancillary retail / restaurant uses. An entertainment promenade shall be delineated on plans as to specific activity areas, location, area boundaries, and associated enhanced pedestrian-scaled building, landscape and other hardscape details and features which will promote a sense of place. For the purpose of this Section, an approved entertainment promenade shall allow the consideration through a master sign program for an additional number of wall and ground signs and allowable sign area than would be otherwise permitted through the strict applicable of this ordinance.
d. 
Major theater complex.
"Major Theater Complex" shall be defined as an integrated indoor theater complex with 15 or more screens.
e. 
Major anchor tenant.
"Major Anchor Tenant" shall be defined as a single tenant in a shopping mall which occupies 75,000 square feet of minimum gross leasable floor area, or a Major Theater Complex.
f. 
Sub-major tenant.
"Sub-Major Tenant" shall be defined as a single tenant in a regional mall which occupies 5,000 square feet of minimum gross leasable area.
g. 
Master sign program.
"Master Sign Program" shall be defined as a comprehensive sign plan illustrating wall and ground signs proposed including specific design, area, height and location.
2. 
No sign shall be permitted in the CR Zone except as provided in Chapter 19.904 and this section. Furthermore, no sign shall be permitted unless authorized as part of a comprehensive sign program which shall be submitted to the Planning Commission for review and approval.
3. 
Total Allowable Sign Area. Except for signs exempted within this section and the general sign provisions of Chapter 19.904, the total sign area of all signs within a regional retail center shall not exceed the following:
a. 
For a shopping mall, two square feet per foot of total building frontages.
b. 
For a shopping center, two square feet per foot of total business frontages.
c. 
For an entertainment promenade approved under the provisions of this Chapter, additional allowable sign area shall be permitted pursuant to subsection M.6 of this section.
d. 
Additional allowable sign area may be considered under the master sign program to accommodate unique design features of the master plan area, subject to the conditional use permit procedure.
4. 
Ground Signs.
a. 
Master Plan Area North. For Master Plan Area North, containing all CR-zoned properties located on the north side of La Palma Avenue, the following sign criteria for ground signs shall apply
(i) 
Allowable Ground Sign Area. The allowable amount of ground sign area shall be established as part of the master sign program, such that the total sign area for all wall and ground signs will not exceed the total allowable sign area for the development. In absence of any established criteria, the allowable ground sign area shall not exceed 30 percent of the total allowable sign area.
(ii) 
Number of Ground Signs and Allowable Heights.
(aa) 
One primary ground sign shall be permitted, with a maximum 30 foot height.
(bb) 
Two secondary ground signs shall be permitted, with a maximum 20 foot height. Additional secondary ground signs, with a maximum 10 foot height, may be reviewed under the sign plan review procedure of Section 19.904.060.
(cc) 
One additional monument sign may be permitted for each use which solely occupies a separate structure abutting a public street and containing a minimum 3,000 square feet in floor area.
(dd) 
Ground sign heights exceeding the criteria of this section may be considered pursuant to the Conditional Use Permit procedure of Section 19.128.020.
b. 
Master Plan Area South. For Master Plan Area South, containing all CR-zoned properties located on the south side of La Palma Avenue, the following sign criteria for ground signs shall apply. Deviations shall be subject to the review and approval of a Master Sign Program by the Planning Commission, unless noted otherwise.
(i) 
Allowable Ground Sign Area. The allowable amount of ground sign area shall be established as part of the master sign program, such that the total sign area for all wall and ground signs will not exceed the total allowable sign area for the development. In absence of any established criteria, the allowable ground sign area shall not exceed 30 percent of the total allowable sign area.
(ii) 
Number of Ground Signs and Allowable Heights.
(aa) 
One primary ground sign along the La Palma Ave. frontage shall be permitted with a maximum 50 foot height, and one secondary ground sign each shall be permitted along Stanton Ave. and Dale Street frontages with a maximum 30 foot height.
(bb) 
Two additional secondary ground signs with a maximum height of 30 feet shall be permitted along the La Palma Avenue frontage.
(cc) 
One monument sign, not exceeding a height of 8 feet, shall be permitted for each free-standing building located within the development.
(dd) 
Ground sign heights exceeding the criteria of this section may be considered pursuant to the Conditional Use Permit procedure of Section 19.128.020.
c. 
Decorative monument markers, with a 6 foot maximum height, may be provided at primary entry/exit drives to identify the name of a retail center. Such entry markers, subject to zoning compliance review by the Planning Division, shall be considered exempt from the total allowable sign area for the development.
5. 
Wall Signs.
a. 
Shopping Center. For a shopping center in the CR Zone, the following sign criteria for wall signs shall apply.
(i) 
Allowable Wall Sign Area. The allowable amount of wall sign area for a shopping center shall be established as part of the master sign program, such that the total sign area for all wall and ground signs will not exceed the total allowable sign area for the development. Unless specified otherwise in an approved sign program, the allowable amount of wall sign area per tenant space shall be limited to the following formula:
Sign Area = 2 ft. x 70% of width (in feet) of the tenant business frontage, except, for a business frontage of less that 15 feet, a minimum of 20 square feet shall be permitted.
(ii) 
Number of Wall Signs. Each tenant within a shopping center in the CR zone shall be permitted one wall sign and one logo per business. Additionally, tenant spaces meeting specified criteria shall be permitted the following:
(aa) 
Upon a sign program approval, one wall sign may be permitted for each additional tenant wall facing a parking lot or street. Total sign area of all such wall signs shall be within the allowable wall sign area for that tenant space.
(bb) 
For a tenant space exceeding 30,000 square feet in floor area, up to four additional wall signs may be permitted for the purpose of advertising goods or services offered. The area of all wall signs for such tenant shall be within the total allowable wall sign area for the tenant space. Furthermore, the additional signs permitted within this section shall be subordinate in area and size to a primary wall sign.
(iii) 
Materials and Design.
(aa) 
A wall sign shall not extend in length beyond 70 percent of any business frontage. For a business frontage of less than 15 feet, the wall sign may extend beyond this point, if a minimum 5 foot separation is provided from any other wall sign.
(bb) 
All wall signs within a shopping center in the CR zone shall be complementary in size, shape, proportion and construction to the overall architectural design and/or theme for the center.
b. 
Shopping Mall. For a shopping mall in the CR Zone, the following sign criteria for wall signs shall apply.
(i) 
Allowable Wall Sign Area. The allowable amount of wall sign area for a shopping mall shall be established as part of the master sign program, such that the total sign area for all wall and ground signs will not exceed the total allowable sign area for the development.
(ii) 
One wall sign and one additional wall sign containing a logo identifying the name of the center shall be permitted for each customer entry into the interior common areas of the mall, which may be mounted on a wall or on a separate structure which is architecturally integrated with the adjacent buildings and considered part of the public entrance. For the purposes of this section only, such signs shall not be considered "roof" signs if they project above or are mounted on top of such a structure. Special lighting or architectural graphics and features shall not be considered as sign area.
(iii) 
For a major anchor tenant, one wall sign identifying the name of the business and one logo shall be permitted for each building wall.
(iv) 
For each sub-major tenant, one additional wall sign shall be permitted, subject to sign program review for proposed location, size, design and appearance.
(v) 
Additional wall signs within the development may be allowed pursuant to the review and approval of a master sign program.
(vi) 
With the exception of the provisions of subsection 2.m of this section for common area entry signs, wall signs may be mounted only on walls and parapets or on fascias and penthouses which have a slope of 25 degrees or more from horizontal. These signs shall not extend above the top edge of any of these features.
(vii) 
One wall sign which provides street level identification of a customer entry into a major anchor tenant store or of a service bay entry for automotive-related uses shall be permitted for each customer entry or service bay. Each sign must not exceed 6 square feet in area for an entry, nor 3 square feet in area for a service bay.
6. 
Entertainment Promenade. For an approved entertainment promenade, an additional number of wall and ground signs as well as additional allowable sign area may be permitted through the review and approval of a master sign program for this area pursuant to Section 19.904.060.
a. 
As part of the sign plan review, the application shall include information regarding the following.
(i) 
Development plans for the entertainment promenade which clearly depict pedestrian-scaled building, landscape and other hardscape details and features which will promote a strong sense of a special place or activity area.
(ii) 
Precise delineation of the location and area boundaries as well as the proposed uses for the entertainment promenade. One wall sign and one additional wall sign containing a logo identifying the name of the center shall be permitted for each building frontage.
(iii) 
Detailed sign criteria, including design, precise locations, and dimensioned sign face areas and heights.
b. 
Additional Permitted Wall Signs and Wall Sign Area. For each tenant with a business frontage located on an approved entertainment promenade, one additional wall sign per tenant may be permitted, with an additional allowable wall sign area of two square feet per foot of business frontage along the promenade. For an entertainment promenade with a major theater complex as an anchor, an additional number of wall signs and wall sign area may be considered pursuant to a conditional use permit.
c. 
Wall signs within an entertainment promenade may be mounted on a wall or on a separate sign structure which is architecturally integrated with the adjacent buildings and considered an architectural feature. For the purposes of this section only, a wall sign may be mounted to a wall, fascia, or similar sign structure as a "projecting sign" with a projection greater than one foot as defined under the sign regulations of Division 9 of Title 19. Furthermore, such a sign shall not be considered a "roof" sign if it projects above or is mounted on top of such a structure.
d. 
For an entertainment promenade with a major theater complex as an anchor, one monument sign, not exceeding a height of 20 feet, shall be permitted adjacent to a street frontage in addition to the number of ground signs permitted elsewhere in this chapter.
7. 
Building Graphics and Murals. Building graphics and/or murals shall be subject to the review and approval of the Director when, in the view of the Director, the proposed graphics and/or murals are compatible with their proposed location and with the design and architecture of the structure. Such graphics and murals are intended to promote general community interest, however, business and product names may appear on the graphics and murals in a subordinate manner which is considered appropriate to the particular type and scale of graphic and/or mural. Graphics and murals may be changeable in design, including such examples as seasonal events and holidays, special activities and community events, and may include movie posters and similar artwork, as well as running electronic message signs. Authorization of building graphics and murals under this section exempts such building graphics and murals from allowable sign area calculations.
8. 
The provisions of Section 19.912.010 E, F, and H for canopy signs, display board signs, and pennants and banners, shall also apply for all development in the CR zone. Likewise, the provisions of Chapter 19.904 shall apply to any such development except that notwithstanding the provisions of Section 19.912.010, electronic message word display ground signs may be permitted with a conditional use permit review and approval.
(Ord. 1382 § 18 (part), 1998)