Specific Plan No. 23, is uniquely located. The project area is predominantly adjacent to the established Town Core residential neighborhood. This neighborhood has a rich historical significance to the city in that the first homes built in the city were/are located in this area. To the east and south, the project area joins the Downtown Specific Plan area. This area is of considerable historical and cultural significance to city residents. The project area abuts the railroad right-of-way along the southerly project boundary. Beyond the railroad is the commercial area of Bonita Avenue. Development proposed within the project area should reflect the unique neighborhood setting surrounding the specific plan.
(Ord. 938 § 1 (II (A)), 1990; Ord. 1315, 10/8/2024)
A. 
The site has several inherent development challenges. The most significant is the unusual parcel size and property configuration. The proximity of the residential neighborhood, the diagonal approach of the railroad, and limited street frontage are also significant design challenges. The project area is divided into two separate blocks. Thus, development alternatives are reduced because of the divided project area.
B. 
The proximity of the residential neighborhood is an influential factor on the ultimate site and architectural design of a development proposal. It is important to the city that the Town Core neighborhood retain its integrity. Therefore, a site design which is sensitive to the adjoining residential property is extremely important. Also, architecture which reflects a residential character is desirable. The final design consideration is the relationship the project area has with the downtown commercial and residential historic core.
(Ord. 938 § 1 (II (B)), 1990; Ord. 1315, 10/8/2024)
Each of the "blocks" contain existing improvements and land uses. It is recognized that the existing activities within the boundaries of Specific Plan No. 23 are important to the city. The existing improvements which do not conform to the development standards provided within Specific Plan No. 23 shall be allowed to remain and be maintained as long as the existing improvements are not physically expanded beyond their present size, scope or intensity.
(Ord. 938 § 1 (II (C)), 1990; Ord. 1315, 10/8/2024)
A. 
Block 1 has street frontage on only one side, along its eastern boundary line facing N. Eucla Avenue. Block 2 has street frontage on two sides facing east and west, this block also has alley access on along the northern boundary line. All the "blocks" have the railroad right-of-way bordering their southerly project boundary. Project circulation design is very important. Traffic generation shall be monitored, planned and observed. Potential development should be sensitive to the surrounding neighborhood. Non-residential circulation access points should be as far away from the residential neighborhood as possible and located where deemed safe by the city engineer and the public works department. Also, the number of access points from the street should be limited to one, or two at the most, for each "block"; multiple access points are allowed from an alley for residential garages.
B. 
The access points should be designed to accommodate all forms of project generated traffic. Therefore, the entry design is important from both a functional and aesthetic perspective. To ensure that access points are limited, on-site circulation should be efficiently designed. The long-term parking (for employees) for non-residential uses should be placed in a manner not to conflict with the higher turnover parking demands, such as visitor parking and loading areas. Residential parking should be on site and convenient for residents and visitors.
(Ord. 938 § 1 (II (D)), 1990; Ord. 1315, 10/8/2024)
A. 
The incorporation of the planning area concept into this specific plan creates the opportunity for flexible project design and land uses relative to the unique project characteristics of the specific plan. The creation of the planning area acknowledges that portions of the project area have varying design and use opportunities because of visibility, street frontage, adjoining land uses and location. In this respect, development within the project area would be sensitive to adjoining land uses while maximizing the appropriate development potential within the specific plan.
B. 
The configuration of the project area creates a logical planning area (see Exhibit A) within the two "blocks." The two "blocks" have direct relationship with the residential neighborhood. These "blocks" also have almost no direct visibility to Bonita Avenue. Also, the railroad and a portion of the A-line bridge creates a physical separation between Bonita Avenue land uses and the project area. Therefore, specialized uses not dependent upon drive-by, impulse patronage are the most appropriate uses for this planning area if developed with industrial uses. If developed with multifamily residential uses, the building can serve as a buffer from the non-residential more intense uses south of the railroad from the single-family residences in the Town Core. The multifamily developments are also a transition point from the single-family detached developments to the multifamily development and to the commercial uses south of the railroad. These types of developments will provide the existing community an opportunity to live in an alternative housing type with less maintenance within a close-knit living environment, without having to leave their existing community.
(Ord. 938 § 1 (II (E)), 1990; Ord. 1315, 10/8/2024)