Article II — Development Plan

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. 1314, 9/24/2024; 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. 1314, 9/24/2024; 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. 1314, 9/24/2024; 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. 1314, 9/24/2024; 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. 1314, 9/24/2024; Ord. 1315, 10/8/2024)

Article III. Development Standards

The Mixed use - Residential/industrial area is uniquely suited for residential, specialized light industrial and business uses. The mixed use area is intended to allow for residential projects and careful combination of high quality light industrial, warehousing, passive commercial, office and business uses, developed separately on each block. The minimum parcel size for residential development shall be three acres and shall not be combined with industrial uses. The industrial development may be a single, high quality user, or as a high quality, amenity oriented, architecturally sophisticated business park.

• A. Permitted Uses. Limited light industrial, general business, office, passive commercial, and multifamily residential uses as set forth below. Each use shall be evaluated in terms of its operational characteristics and development plan in respect to the potential relationship with the adjoining residential neighborhood.

Buildings, structures, and land shall be used, and buildings and structures shall be altered or enlarged only for those uses specified herein. In addition, those uses the approving body may deem as similar but not more obnoxious or detrimental to the public health, safety and general welfare as those listed below may be permitted pursuant to the provisions of Chapter 18.12 of this title. All uses shall be conducted within a totally enclosed building, except as permitted by a conditional use permit.

1. Those uses permitted in the I-P Zone.

2. Upholstery shop.

3. Packaging business.

4. Electrical or neon sign manufacturing and maintenance.

5. Ice and cold storage plants.

6. Machinery and shops: Cabinet or carpentry shops, machine shops, sheet metal shops, tinsmiths, welding shops.

7. Garment manufacturing, including silk screen.

8. Manufacturing, compounding, processing, packaging, or treatment of products such as: bakery goods, candy, cosmetics, dairy products, pharmaceutical drugs, food products (excluding sauerkraut, vinegar, yeast, and rendering of fats and oils), perfumes and toiletries.

9. Manufacturing, compounding, assembly or merchandise from the following previously prepared materials: Bone, canvas, cellophane, cloth, cork, feathers, felt, fiber, fur, glass, hair, horns, leather, metals, paper, plasters, precious and semi-precious stones and metals, shells, textiles, tobacco, wood, yarns, rubber and metal stamps, shoes, stone monuments works.

   10. Processing: Laboratories, blueprinting or photocopying, laundries, carpet rug cleaning plants, dry cleaning and dyeing plants.

   11. Fabrication: Fabrication of products made from finished rubber and plastics.

   12. Wholesaling and warehousing: Wholesaling and warehousing facilities, storage and distribution agencies, janitorial supplies, service/building maintenance, TV repair and service, athletic supply.

10. Office and related uses: Business and administrative offices, bookkeeping service, catalog store, data processing; employment agency, finance office, import-export offices and wholesale warehouse, mail-order; office machines sales and service, stock and commodity brokerage, telephone answering and exchange.

11. Other uses incidental and directly related to the service and operation of a permitted use: On-site employee recreational facilities, on-site medical clinics, industrial and business training facilities, conference and meeting rooms.

12. Other similar uses which the director of community development finds compatible and similar to the permitted uses described herein, subject to a determination of use pursuant to Chapter 18.12 of this title.

13. Apartments, condominiums, townhouses, senior citizen housing, and similar multiple-family developments shall be allowed by right pursuant to Government Code Section 65583.2 , Subdivisions (c), (h) and (i). For this purpose, "by-right" means that the city shall not require a conditional use permit, planned unit development permit, or other discretionary review or approval that would constitute a "project" for purposes of Division 13 (commencing with Section 21000 ) of the Public Resources Code.

14. Incidental uses for residential developments only.

  - a. Home based businesses per Chapter **18.184** ; 

  - b. Household pets as described and regulated in Chapter **18.20** Residential Zones Generally; and 

  - c. Other uses similar to those stated in this section which the director of community development finds consistent with the sprit and intent of this specific plan. 

18. Accessory Structures. The following structures are permitted when they are accessory to the primary permitted uses listed under subsection (A)(16) in this section:

  - a. Community recreation facilities; 

  - b. Security gating structures at the vehicular entrance; and 

  - c. Other accessory structures of a similar nature which the director of community development finds consistent with the spirit and intent of this specific plan. 

• B. Uses Subject to a Conditional Use Permit. Any use listed in subsection A of this section which because of operational characteristics specific to that particular business is found by the director of community development to have the potential to impact negatively adjoining properties, businesses or residences, and is therefore, appropriate to receive additional review and consideration. Said impacts may be related to, but not necessarily limited to impacts of traffic, hours of operation, assemblages of people, noise, or site location. The following uses may be permitted subject to a conditional use permit pursuant to Chapter 18.200 of this title:

  1. Manufacturing plants which manufacture or process chemicals.

  2. Outdoor storage incidental to and directly related to those uses permitted in subsection A .

  3. Ceramic products using only previously pulverized clay and fired in kilns using only electricity or gas.

  4. Bottling plants.

5. Contractor equipment storage yards provided such storage is incidental and directly related to an office or administrative facility as permitted in subsection A .

   6. Machinery and shops, paint shops, punch presses.

   7. Manufacturing, compounding, assembly or treatment of articles or merchandise from the following previously prepared materials: paints not employing a boiling process, plastics and synthetics, petroleum and petroleum products.

   8. Processing: Creameries.

• C. The following residential and industrial uses have their own development standards as follows:

  1. Development Standards. The following standards shall apply to all improvements, structures and uses within Planning Area I for industrial uses:

     • a. Building setbacks.

       • i. Property Lines Adjacent to Streets. Minimum of thirty feet for structures of building height of up to twenty-six feet. For structures greater than twenty-six feet, the minimum setback shall be forty feet. A minimum of fifty percent of the area created by the building setback shall be maintained as landscaping exclusive of parking, driveways and access aisles pursuant to subsection (C)(1)(d)(ii).

       • ii. Interior Property Lines. Interior property lines which abut residential property shall maintain a minimum fifteen foot setback. Where an interior property line abuts a non-residential use, no setback is required. However, each project shall be required to submit illustrative line-of-site drawings to demonstrate that the project is designed sufficiently to accommodate the type of uses permitted in accordance with the development standards in this section. The review authority pursuant to Chapter 18.12 of this title may require greater setbacks as deemed appropriate to protect the public health, safety and general welfare.

     • b. Maximum Building Coverage. None Required. Permitted maximum coverage shall be a secondary consideration subordinate to compliance with all other design regulations contained in this specific plan.

     • c. Maximum Building Height. The maximum building height shall be thirty-five feet. Buildings shall be designed in such a manner so that no vertical plane greater than twenty-six feet shall compromise more than fifty percent of any elevation visible to a street or residential property.

     • d. Landscaping. The following areas shall be fully landscaped and irrigated, maintained in good appearance and kept in a weed and disease free manner:

       • i. Adjacent to Streets. A minimum twenty foot deep landscape area is required adjacent to all property lines abutting a street. Said twenty foot deep landscape area shall not be required at points of drive-way access, however decorative paving a minimum of twenty feet deep shall be applied in lieu of the landscape area.

       • ii. Within required building setbacks adjacent to streets. A minimum of fifty percent of the area created from the setback required in subsection (C)(1)(a)(i) shall be maintained as landscaping exclusive of drive aisles, parking and driveways.

• iii. Buffer landscape a minimum of fifteen feet deep shall be provided where an area abuts residential property.

     - iv. All landscaping required in this section shall be contained within planters of raised concrete curbing six inches in height. 
  
     - v. All interior side and rear setbacks shall be fully landscaped, except where paved for parking or enclosed as a storage yard. 
  
  - e. Signage. The provisions of Chapter **18.152** apply, except as provided below. 
  
     - i. Center identification or single user freestanding signs permitted pursuant to Chapter **18.152** shall be a maximum of four feet in height, as measured from the sign base to the top of sign. 
  
     - ii. Wall mounted and facade signs permitted pursuant to Chapter **18.152** shall be constructed of individual mounted letters and symbols. 
  
     - iii. Signs which are illuminated shall not produce glare or unnecessary light as to create a nuisance for the nearby residential neighborhood. This shall be accomplished by using low wattage illumination and muted colors. Exposed neon lighting is prohibited. 
  
     - iv. A sign program is required for all multitenant complexes pursuant to Chapter **18.152** . 
  
  - f. Off-Street Parking and Loading. The provisions of Chapter **18.156** shall apply. 
  
  - g. Architecture. Building and structural architecture shall be compatible with the surrounding towncore residential area and shall be approved by the review authority pursuant to Chapter **18.12** of this title. Architecture shall be high quality using textures, materials, colors and architectural treatments and fixtures to accomplish the following goals: 
  
     - i. Compatibility with the surrounding residential neighborhood: This neighborhood is primarily single-family residences constructed with wood siding. Architectural features which employ, reflect and is sensitive to the predominately woodsided residences shall be incorporated into any architectural design. 
  
     - ii. Roof features which reflect the full roofs of residential structures. All architectural designs shall incorporate roof features which either functions as or appear as a full roof. Full roof features may be employed to conceal roof mounted equipment pursuant to Section IV (B)(2) of this specific plan. 
  
     - iii. Innovative architectural features and design treatments: Features and treatments such as staggered planes, decorative piers and decorative treatment of exposed concrete shall be incorporated into any architectural design. Such design features are intended to create light and shadow pockets, reduce mass and create an interesting entrance to the residential neighborhood. 
  
     - iv. Sensitive Use of Colors. Colors which complement the surrounding residences and enhances architectural features shall be used. 
  

• D. Development Standards. The following standards shall apply to all improvements, structures and uses within Planning Area I for residential uses, distance requirements shall be minimums unless noted otherwise:

1. Density. The density for Specific Plan 23, Mixed-Use Residential/Industrial zone shall be twelve to sixteen units per net acre.

   2. Site Area. The minimum site area for development of shall be three gross acres.

2. Building Height. No building or structure shall exceed three stories or thirty-nine feet in height, whichever is less. Buildings adjacent to the northern boundary line, Eucla Avenue, and Acacia Street, shall not exceed two-stories with a maximum height of twenty-eight feet. The predominate roof design shall be sloping or pitched, rather than a flat roof design.

3. Building Length. No building shall exceed a length of one hundred-fifty feet.

4. Yard and Building Separation Setbacks.

   • a. Twenty feet from property boundary along Eucla Avenue for Block 1 and for Block 2 facing Acacia Street. Fifteen feet from property boundary for Block 2 along Eucla Avenue.

   • b. Block 1: Fifteen feet from the northern property boundaries and five feet from the southern property boundary;

   • c. Block 2: Ten feet along the northern property boundary unless the parking garages are facing the alley, in that case a three or twenty-foot setback is allowed. Five-feet from the southern property boundary.

   • d. Twenty-five feet between buildings front/entrance to front/entrance;

   • e. Twenty-eight feet between buildings from rear/garage to rear/garage;

   • f. Fifteen feet for all other setbacks between buildings.

   • g. Five feet for accessory structures from both buildings and property boundaries/lines.

5. Projections into Northern and Southern Property Line Boundaries. Fireplaces may project not more than twenty-four inches.

6. Architecture. All building elevations shall reflect a historic architectural style found in the Downtown and representative of the Town Core Residential Design Guidelines. All developments shall have street facing units on N. Eucla Avenue and N. Acacia Street with front porches to blend into the downtown street scape.

7. Open Space Areas. A minimum of five hundred square feet per unit shall be maintained as open space area for common use among residents.

   • a. Open space areas shall be conveniently located and easily accessible from all dwelling units.

   • b. At least fifty percent of the open space area must be provided as a contiguous space which must measure at least fifteen feet in any given direction.

   • c. Open space areas may include swimming pools, putting greens, court game facilities, playground areas and recreational buildings, provided that such improvements do not exceed more than fifty percent of the required open green area for lots up to fifteen thousand square feet, and not more than twenty-five percent for lots over fifteen thousand square feet.

   • d. When a development includes one or more units containing more than two bedrooms, a portion of the open green area required by this chapter shall be improved with playground equipment intended specifically for use by children. The size, location and design of said area shall be established in conjunction with the project approval.

• e. Open green areas shall not include streets, vehicle parking areas or accessways; distance between buildings of less than ten feet, or required yard setbacks, except that side and/or rear yard setbacks may be included with the approval of a conditional use permit when the following findings are made:

  - i. The side and/or rear yards are designed to create usable open green areas. 
  
  - ii. The overall site design is enhanced by allowing the use of the setbacks as open green areas.
  

9. Mechanical Equipment. All ground mechanical equipment shall be screened behind a permanent structure. All rooftop mechanical equipment shall be completely screened by architectural components integral to the design of the building.

10. Off-Street Parking. The provisions of Chapter 18.156 shall apply.

11. Fences and Walls.

• a. Block 1: A six-foot high decorative (i.e. double-sided slump stone or split-face) block wall with decorative finish cap shall be required along the north, west and south boundary lines. Decorative pilasters shall be placed at every corner layout and every fifty feet of a solid wall plane. Patio/court yard walls shall also be decorative. Side and rear yard patios shall be boarded by a six-foot high decorative wall. Such walls within the first twenty feet from the boundary lines on N. Eucla Avenue shall be reduced to not more than forty-two inches in height, or may be eliminated.

• b. Block 2: A six-foot high decorative (i.e. double-sided slump stone or split-face) block wall with decorative finish cap shall be required along the north and south boundary lines. The wall requirement along the northern boundary line may be avoided if the garages are directly facing and accessed off the ally. Decorative pilasters shall be placed at every corner layout and every fifty feet of a solid wall plane. Patio/court yard walls shall also be decorative. Side and rear yard patios shall be boarded by a six-foot high decorative wall. Such walls within the first twenty feet from the boundary lines on N. Eucla Avenue and N. Acacia Street shall be reduced to not more than forty-two inches in height, or may be eliminated.

12. Laundry Facilities. When laundry facilities are not provided in each unit, such facilities shall be provided within a totally enclosed permanent building, convenient to all units, and provided with automatic washers and dryers.

13. Refuse Storage. Communal refuse storage facilities shall comply with the city's standard.

14. Circulation. Vehicular access designs shall be in accordance with the city.

• a. Modifications to the standards in this section shall be as approved by the city engineer.

• b. Driveways and drives shall be designed to provide the maximum of safety and convenience for vehicular, emergency and pedestrian uses and in a manner which will not interfere with drainage or public use of the sidewalks and/or drive areas.

• c. All drives shall be provided with a level of street lighting designed to protect the health, safety and welfare of those living within the development. Street lights shall be mounted on city standard electroliers.

• d. The development shall have internal walkways that are a minimum five feet in width and connect with all the units and buildings within the complex and to the public street.

15. Exterior Lighting. All exterior lighting of the building, landscape areas, parking, refuse and storage areas shall be placed so as to not reflect onto adjoining properties; a detailed lighting plan will be required for review and approval.

16. Utilities.

• a. All utility services shall be installed underground.

• b. For condominiums and other multiple-family projects with individual ownership, each unit shall have individual water, sewer and utility connections and each utility that is consumed within the unit shall be separately metered and/or have a separate lateral, as appropriate.

17. Landscaping.

• a. All required yards, spaces between buildings, and open green areas shall be landscaped pursuant to an approved landscape plan prepared by a landscape architect and comply with Chapter 18.14 Water Efficient Landscapes. Landscaping shall be maintained by an electric remote-control automatic sprinkler system and kept weeded and disease-free.

• b. In all cases, there shall be a minimum of five feet of landscaped setback adjacent to side property lines which shall be free from all driveways, parking, trash enclosures and similar facilities.

18. Signs. The provisions of Chapter 18.152 shall apply. (Ord. 938 § 1 (III (A)), 1990; Ord. 1314, 9/24/2024; Ord. 1315, 10/8/2024; Ord. 1324, 6/10/2025; Ord. 1336, 4/14/2026)

Prior History: Ord. 938 § 1 (III (B)), 1990; Ord. 1185 § 25, 2008 was repealed by Ord. 1314, 9/24/2024; Ord. 1315, 10/8/2024.

Existing improvements built in conformance to all building and zoning codes in effect at the time of construction may be maintained as currently existing, pursuant to the following provisions:

• A. Such existing improvements and site conditions may be maintained, repainted, repaired, and landscaping upgraded, without the requirements to conform with Section 18.538.110 of Article III of this chapter.

• B. Review and approval of such repairs, repainting and similar actions is required pursuant to Article V of this chapter.

• C. All proposed additions, enlargements and improvements shall conform to the development standards as applicable in Section 18.538.110 Article III of this chapter.

• (Ord. 938 § 1 (III (C)), 1990; Ord. 1314, 9/24/2024; Ord. 1315, 10/8/2024)