A. Purpose.
This section is intended to supplement the regulations of the underlying
zone and establish overlay zoning regulations, which will ensure the
optimal utilization of each of the eight special treatment areas designated
in the Lemon Grove general plan, in terms of unity of development,
open space preservation and enhancement, expanded housing opportunities,
and support for community aesthetic and economic goals.
B. General
Provisions.
1. All development occurring in the special treatment areas shall comply with the planned development permit procedure specified in Section
17.28.030.
2. All
development occurring in the special treatment areas shall comply
with the standards of the underlying zoning designation, the general
regulations of this title, and the provisions of this section. Where
conflict occurs between any regulations affecting development within
the special treatment areas, the more restrictive of any such regulations
shall apply, unless the planning staff or city council have exercised
specific discretionary authority to establish special requirements
to ensure that a development project or other land use complies with
the vision, goals, policies and objectives of the general plan.
3. Direct
vehicular access from private property in the special treatment areas
on to arterial roadways shall be restricted, unless the planning commission
or city council finds that such direct vehicular access can be accomplished
in a manner, which does not adversely affect traffic flow or create
a hazard to vehicular or pedestrian safety.
4. No
development shall occur within any special treatment area unless adequate
provision has been made for flood control.
C. Park
Dedication. Within the residential special treatment areas, the following
provisions shall apply:
1. A developer of property shall offer to dedicate to the city and improve land for public recreation, of a shape and location judged by the city to be suitable for public use, and of a size in accordance with the formula established in Chapter
18.36. If the city deems it desirable to enlarge the area to be used for public park land, the developer shall cooperate and negotiate with the city regarding matters of compensation and transfer of ownership.
2. If the city council determines that the purposes and intent of the general plan and the recreation needs of the neighborhood can be better satisfied by development or enhancement of recreational facilities elsewhere in the community, the developer shall be required to pay an in-lieu fee in accordance with the formula established in Chapter
18.36.
3. Where the city does require the developer to dedicate and improve public park land, then the city may allow the developer to reduce the amount of common open space otherwise required in accordance with Section
17.24.070, in the manner to be negotiated.
D. Special
Treatment Area I, Downtown Village. The downtown village contains
the traditional downtown commercial district located around the intersection
of Broadway and Lemon Grove Avenue. Properties within special treatment
area I (STA I) shall be governed by the regulations of the zoning
categories currently in place until such time as the city prepares
and adopts a specific plan for the area. The specific plan shall incorporate
the elements set forth in the city's general plan.
1. Minimum
Area Required for Development. No subdivision of land shall be permitted
which causes fragmentation of land ownership prior to development
pursuant to the proposed specific plan. The smallest unit of land
to be developed shall be an individual lot of record as of the effective
date of this title. No parcel shall be subdivided for the purpose
of developing portions of it independently, unless a development and
phasing plan, consistent with the proposed specific plan, is prepared
and approved for the entire STA.
2. Properties
located within special treatment area I (STA I) are subject to the
requirements of the city of Lemon Grove downtown village specific
plan.
E. Special
Treatment Area II, Massachusetts Station. The Massachusetts Station
STA encompasses the existing commercial site on the north side of
Massachusetts Avenue across from the Massachusetts Avenue Trolley
Station. Redevelopment of the site with a mix of residential and neighborhood
commercial is planned to increase the number of residents that can
walk to the trolley station and use the trolley to commute, and to
establish neighborhood shopping opportunities to reduce driving and
encourage walking and bicycling.
1. Minimum
Area Required for Development. No subdivision of land shall be permitted
which causes fragmentation of land ownership prior to development
pursuant to a specific plan prepared and submitted by or for the owner
or owners of land within the STA and approved and adopted by the city.
The specific plan shall incorporate the elements set forth in the
city's general plan. The smallest unit of land to be developed shall
be an individual lot of record as of the effective date of the ordinance
codified in this title. No parcel shall be subdivided for the purpose
of developing portions of it independently, unless a development plan,
consistent with the proposed specific plan, is prepared and approved
for the entire parcel.
F. Special Treatment Area III, Regional Commercial. The regional commercial STA is planned for continued redevelopment with large retail stores. Uses within this STA shall serve both local residents and attract shoppers from adjacent communities. Until new land use regulations are developed to implement the regional commercial policies of the general plan, land use will be governed by the regulations of the zoning categories currently in place as well as requirements in subsections
(F)(1) through
(5) of this section.
1. Planned Development Permit Required. No development shall occur within the STA unless such development has been approved pursuant to the planned development provisions of Section
17.28.030. A planned development permit is required for all development regardless of the size of the property, the intensity of the proposed activity of the size of proposed structures.
2. Minimum
Area for Development. No subdivision of land shall be permitted which
causes fragmentation of land ownership, prior to development, pursuant
to the adoption of the proposed regional commercial land use regulations.
The smallest unit of land to be developed shall be an individual lot
of record as of the effective date of the ordinance codified in this
title. No parcel shall be subdivided for the purpose of developing
portions of it independently, unless a development and phasing plan,
determined by the city to be consistent with the proposed regional
commercial land use, is prepared and approved for the entire parcel.
3. Incentives
for Large Lot Development. It is the city's intent that this area
shall be developed with large lot retail uses on parcels of land comprising
at least one city block or having a minimum area of three acres. In
order to encourage such development, the city will cooperate with
developers and will consider providing development incentives including,
but not limited to, the following:
a. Expedited processing of land use and development permits;
b. The closing of public streets within proposed developments;
c. Flexible application of sign regulations.
4. Use
of Existing Developed Properties.
a. The use, and change of use, of existing developed properties shall be governed by the regulations of the current underlying zoning. Except as otherwise stated in subsection
(F)(4)(b) of this section, modifications to existing buildings, other improvements and overall site development shall be governed by the non-conforming use regulations set forth in Section
17.24.090 of this title.
b. Within the area bounded by Vista Avenue, North Avenue, the western
boundary of the lots abutting West Street and the alley to the north
of the properties that abut the north side of Broadway, the maintenance,
establishment, and expansion of uses consistent with either the requirements
of the general commercial (GC) zone or the heavy commercial (HC) will
be permitted to occur, until large lot retail uses are established
consistent with the goals of the general plan.
5. Use of Existing Undeveloped Properties. Undeveloped properties may be developed with uses requiring a minimum investment in permanent improvements, such as outdoor storage operations that are aesthetically compatible with other permitted land uses in the STA. As the city would consider such operations interim uses of land, unless deemed necessary for public health and safety or for the protection of the public or adjacent properties, the city may choose to waive or defer requirements for permanent improvements, such as curbs and sidewalk and the undergrounding of overhead utility lines. However, appropriate screening of storage, paving where appropriate, and landscaping will be required. This subsection
(F)(5) shall not apply to those properties that have become vacant as a result of the relocation of a business or other land use with the assistance of the Lemon Grove development services department.
G. Special
Treatment Area IV, Western Central Avenue Residential. Other than
the construction of one single-family dwelling on a single legal lot
of record and permitted accessory buildings, no development shall
occur in STA IV until an owner or owners of property have prepared
a master development plan encompassing the entire STA consistent with
the policies for this area established in the general plan.
1. Planned Development Permit. No development shall occur within the STA unless such development has been approved pursuant to the planned development provisions of Section
17.28.030. A planned development permit is required for all development regardless of the size of the property, the intensity of the proposed activity or the size of proposed structures.
2. No
subdivision of land shall be permitted which causes fragmentation
of land ownership prior to development pursuant to a master development
plan, approved and adopted by the city, encompassing the entire STA.
The smallest unit of land to be developed shall be an individual lot
of record as of the effective date of the ordinance codified in this
title.
H. Special
Treatment Area V, Federal Boulevard Automobile Sales District. The
Federal Boulevard automobile sales district shall be developed exclusively
with new car automobile dealerships that have, as their primary business,
the sale of new automobiles and which may include accessory uses that
are customarily attendant to new car sales. Such accessory uses may
be approved by the city council upon a finding and determination that
their inclusion as part of a new car dealership will contribute to
the development and maintenance of a modern and productive automobile
sales district. For purposes of this section, the terms "car" and
"automobile" shall include within their meaning: truck and recreational
vehicle, but shall not include motorcycle.
1. Planned Development Permit Required. No development shall occur within the STA unless such development has been approved pursuant to the planned development provisions of Section
17.28.030. A planned development permit is required for all development regardless of the size of the property, the intensity of the proposed activity of the size of proposed structures.
2. Minimum
Area Required for Development. No subdivision of land shall be permitted
which causes fragmentation of land ownership, unless such subdivision
has been found to be necessary or desirable to establish a land use
which is consistent with the intent, requirements and conditions of
this section. The determination that a land use proposal is consistent
with the intent, requirements and conditions of this section shall
be made by the city council.
I. Special
Treatment Area VI, Central Lemon Grove Avenue. Properties within STA
VI shall be developed with commercial uses that generate low traffic
volumes, have a high noise tolerance, and require minimal slope disturbance.
1. Planned Development Permit Required. No development shall occur within the STA unless such development has been approved pursuant to the planned development provisions of Section
17.28.030. A planned development permit is required for all development regardless of the size of the property, the intensity of the proposed activity of the size of proposed structures.
2. In
order to protect new development and adjacent properties, before all
renovation or remodeling of existing uses involving any grading, and
before all new development, a geotechnical study shall be prepared
and appropriate measures shall be incorporated to ensure stability
of the steep embankment at the rear of lots along Lemon Grove Avenue.
3. For
all new development, a traffic study shall be required to identify
access points from Lemon Grove Avenue that minimize disruptions to
traffic flow.
4. No
property within this STA shall have vehicle access from Noble Street
and any development occurring, adjacent to that street shall formally
relinquish such access.
5. The
height of new structures shall not exceed the lesser of three stories
or thirty-five feet.
6. Developers
of new structures within the STA shall provide written notice of their
intentions regarding development to the owners of adjacent properties,
within three hundred feet of the exterior boundaries of the subject
property, prior to filing an application for a planned development
approval from the city. The owners of adjacent properties will be
advised that their comments regarding the developers' proposal and
their suggestions regarding the reduction of project impacts on surrounding
properties may be filled in writing with the city's development services
department. Such notice shall be sent by registered mail with return
receipt and the developer shall provide proof of receipt of the notice
by the property owners when the planned development permit application
is submitted.
J. Special
Treatment Area VII, SR-125 Interchange Planning Area. At the time
of construction of the SR-125 freeway, no on- or off-ramps will be
constructed. Acknowledging that the city's traffic circulation need
can change over a period of time, the city will work with Caltrans,
area property owners, and other interested groups and agencies to
monitor the relationship between SR-125 and the city's system of streets.
The purpose of this STA is to alert property owners to the fact that
future conditions could justify the constructions of on- and off-ramps
at Troy Street and SR-125. Development of properties in the STA shall
conform to the requirements of the underlying zoning regulations.
K. Special
Treatment Area VIII, Eastern Central Avenue Residential. The land
within this STA has been determined to be suitable for the construction
of apartments and condominiums due to its proximity to the downtown
village and civic center concept area.
1. Planned Development Permit Required. No development shall occur within the STA VIII unless such development has been approved pursuant to the planned development provisions of Section
17.28.030, except accessory dwelling units and junior accessory dwelling units as specified in Section
17.24.060(D)(1). A planned development permit is required for all development regardless of the size of the property, the intensity of the proposed activity or the size of proposed structures.
2. Single
lots within the STA may be developed at a density of fourteen dwelling
units per acre.
3. Parcels
of land with a minimum of one hundred feet of frontage on a public
street and with a minimum area of fifteen thousand square feet, may
be developed at a density of twenty-nine unit per acre.
4. All
buildings within the STA shall be limited to a maximum of two stories
in height or a maximum height of twenty-five feet, whichever is the
more restrictive.
(Ord. 349 § 2, 2005; Ord. 434 § 3, 2015; Ord. 461 § 1, 2022)
A. Purpose.
This section is intended to provide regulations which reinforce the
identity of specific areas of the city to promote business and strengthen
the city's tax base and to implement the general plan. Special sign
districts shall be considered overlay zones which modify the underlying
zoning with regard to sign regulations.
B. General
Provisions. All signs displayed in special sign districts shall comply
with the provisions of the city sign ordinance except as set forth
in this chapter.
C. Central
Business Special Sign District.
1. Areas
Affected by Regulations. The regulations of the central business special
sign district shall be applied to all properties within former redevelopment
area No. 1, downtown revitalization area as adopted by the former
city of Lemon Grove redevelopment agency.
2. Criteria for Approval of Signs. The criteria for approval of signs within the central business special sign district shall be as established in subsection
(G) of this section.
G. Central
Business Special Sign District.
1. Area
Affected by Regulations. The regulations of the central business special
sign district shall be applied to all properties within the former
redevelopment project area No. 1, downtown revitalization area as
adopted by the former city of Lemon Grove redevelopment agency.
2. Criteria
for Approval of Signs. Subject to approval by the development services
director, businesses within the central business special sign district
may display signs which may or may not conform to explicit standards
regarding sign type or location when the following requirements are
met:
a. The total sign area, number of signs and height of signs for any
business establishment shall not exceed the general limitations established
by the city sign ordinance.
b. Two or more contiguous properties, for which a unified sign plan
has been filed with the city, may be treated as single business establishment
for purposes of the application of these special sign district regulations.
c. Each sign shall be designed so as to relate to the architectural
style of the building or buildings on the site by means of compatible
materials, colors and other design elements.
d. All signs placed upon a building shall be dimensionally and are proportional
to the building facings upon which they are displayed.
e. Each sign for a business establishment shall be related to other
signs on the premises by utilization of one or more compatible design
elements, such as materials, lettering, style, color, configuration
and placement.
f. Signs shall not obscure or adversely affect signs or improvements
on adjacent properties.
g. Roof signs as described in Section
18.12.070(J) shall not be permitted.
3. Application.
Applications for sign permits for properties within the central business
special sign district shall consist of the following:
a. A plot plan, drawn to a scale and denoting dimensions; indicating
the location of all property lines, buildings and other structures,
fences and walls, landscaped areas and all existing and proposed signs.
b. Detailed elevations of building faces where signs are to be installed,
showing location and design of proposed signs and existing signs which
are to remain.
c. Description of proposed sign materials, textures and colors and type
and intensity of proposed sign lighting.
d. The applicant may be required to provide actual samples of colors
or materials if deemed necessary by the development services director.
(Ord. 349 § 2, 2005; Ord. 434 § 3, 2015)