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The division of a parcel of land into two or more parcels;
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The construction, reconstruction, conversion, structural alteration,
relocation, or enlargement of any structure;
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Any excavation, landfill, or land disturbance, and any use or
expansion of the use of land.
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Is not within the scope, either expressly or implicitly, of
the land use regulations set forth in this Specific Plan that announces
the purpose, intent, permissible uses, accessory uses and prohibited
uses for the zone in which the particular use is located;
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Did comply with the zoning restrictions contained in this Specific
Plan or the zoning ordinance in effect at the time the use was created
and was lawfully created; and
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Has not been terminated in accordance with the provisions of
this Specific Plan or the zoning ordinance.
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Does not conform to the development standards contained in this
Specific Plan to include, without limitations, height, set-back, lot
area, parking, type of building, or coverage of a lot by structure;
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Did comply with the development standards in the zoning ordinance
in effect at the time the building, structure or improvement was constructed
or structurally altered and was lawfully constructed; and
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Has not been terminated in accordance with the provisions of
this Specific Plan or the zoning ordinance.
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Water – Based on future redevelopment demand, there may
be a need to replace older and smaller diameter water mains. Upgrades
to meet new crossflow/backflow standards are also to be implemented.
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The City should consider conducting a study of the potential
to tap into groundwater to meet future water demand for landscaping
and other needs.
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Storm Drain – A detailed study of the storm drain system
and its tributary areas is necessary to determine the capacity and
need for additional storm drains.
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Street Improvements – Upgrades are recommended regarding
curb/gutters, pathways, crosswalks, paving, striping, median, landscaping,
street furniture, lighting, etc
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Alley Improvements – Upgrades are recommended regarding
paving, striping, landscaping, street furniture, lighting, etc.
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1st Priority
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• Alley and drainage improvements.
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• Storm Drain Study and upgrades as necessary.
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2nd Priority
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• Pedestrian pathway linkages (missing sections of curbs &
sidewalks)
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3rd Priority
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• Prioritize streetscape design and improvement plans
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a. Intersection improvements
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b. Major gateway improvements
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• Street improvements within balance of Specific Plan area.
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