Complete Old Town Specific Plan  

TABLE OF CONTENTS
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Chapter 1 :  Introduction     836 KB
	1.1   Overview
		1.1.1   Location and Setting
		1.1.2   Purpose and Intent
		1.1.3   Historical Perspective
	1.2   The Planning Process
		1.2.1   Phase I: Information Gathering
		1.2.2   Phase II: Concepts and Strategies
		1.2.3   Phase III: Preparation of Specific Plan
	1.3   Community Outreach
	1.4   Vision Plan
	1.5   Organization of the Specific Plan
	1.6   Specific Plan Authority and Scope
		1.6.1   Authority
		1.6.2   Relationship to the General Plan
		1.6.3   Relationship to the Zoning Ordinance
		1.6.4   Compliance with the California Environmental Quality Act (CEQA)
Chapter 2 :  Existing Conditions     600 KB
	2.1   Existing Land Uses
		2.1.1   On-Site Land Uses
		2.1.2   Surrounding Land Uses
	2.2   Existing Improvements
	2.3   Topography
	2.4   Circulation and Access
		2.4.1   Vehicular
		2.4.2   Pedestrian
	2.5   Infrastructure and Utilities
		2.5.1   Water
		2.5.2   Wastewater
		2.5.3   Storm Drainage
		2.5.4   Electricity
		2.5.5   Natural Gas
		2.5.6   Communication Systems
		2.5.7   Solid Waste
	2.6   Seismicity
	2.7   Environmental Resources
		2.7.1   Biological Resources
		2.7.2   Cultural Resources
Chapter 3 :  Development Plan     3.8 MB
	3.1   Land Use
		3.1.1   Old Town Mixed-Use
		3.1.2   Old Town Highway Commercial
		3.1.3   Old Town Commercial/Residential
		3.1.4   Old Town Industrial/Commercial
		3.1.5   Highway Environs Overlay
	3.2   Community Facilities
	3.3   Circulation Plan
		3.3.1   Linkages
		3.3.2   Roadway Network
		3.3.3   SR-62 Realignment
		3.3.4   Traffic Calming
		3.3.5   Pedestrian and Bicycle/Equestrian Trails
	3.4   Infrastructure Plan
		3.4.1   Domestic Water System
		3.4.2   Wastewater System
		3.4.3   Storm Drainage System
	3.5   Public Services
		3.5.1   Schools
		3.5.2   Fire Protection
		3.5.3   Law Enforcement
		3.5.4   Library
		3.5.5   Communication Systems
		3.5.6   Electricity
		3.5.7   Natural Gas
		3.5.8   Solid Waste
Chapter 4 :  Development Regulations     1.2 MB
	4.0   Purpose and Intent
		4.0.1   Organization of This Chapter
	4.1   General Provisions
		4.1.1   Minimum Requirements
		4.1.2   Applicability of Development Standards and Guidelines
		4.1.3   Interpretation, Administration, Enforcement, and Appeals
	4.2   Establishment of Land Use Subdistricts
		4.2.1   Purposes of Land Use Districts
	4.3   Allowable Land Uses and Permit Requirements
		4.3.1   Allowed Uses
	4.4   Nonconforming Uses, Structures, and Parcels
		4.4.1   Purpose and Intent
		4.4.2   Nonconforming Uses
		4.4.3   Nonconforming Structures
		4.4.4   Nonconforming Parcels
		4.4.5   Repairs and Maintenance of Nonconformities
	4.5   Zoning Subdistrict Development Standards
		4.5.1   Limitations and Exceptions to Allowed Uses and Structures
	4.6   Standards for Specific Land Uses
		4.6.1   Equipment Rental Uses
		4.6.2   Live/Work Units
		4.6.3   Mixed-Use Development
		4.6.4   Outdoor/Sidewalk Dining
		4.6.5   Nightclubs and Entertainment Uses -             Accessory to Restaurant Uses Only
		4.6.6   Parking Structures and Garages
	4.7   Off-Street Parking and Loading Standards
		4.7.1   Purpose
		4.7.2   Regulations for Off-Street Parking
	4.8   Landscaping, Walls, and Fences
		4.8.1   Landscaping - General
		4.8.2   Required Preservation of Native Vegetation and Trees
		4.8.3   Landscaping
		4.8.4   Walls and Fences
	4.9   Signs
		4.9.1   Monument Signs
		4.9.2   Freestanding Signs in Public Right-of-Way
		4.9.3   Pole Signs
		4.9.4   Awning Signs
		4.9.5   Projecting Signs
		4.9.6   Wall Signs
		4.9.7   Window Signs
		4.9.8   Neon Signs
	4.10   Auxiliary Structures, Equipment, and Utilities
	4.11   General Operating Standards
		4.11.1   Air Quality
		4.11.2   Electrical Interference
		4.11.3   Light and Glare
		4.11.4   Noise
		4.11.5   Vibrations
		4.11.6   Outdoor Storage
		4.11.7   Parking
		4.11.8   Outdoor Activities
	4.12   Development Incentives
		4.12.1   Lot Consolidation Incentives
		4.12.2   Façade Improvement Incentives
		4.12.3   Mixed-Use Development Incentives
	4.13   Development Review Procedures
		4.13.1   Applicability
		4.13.2   Uses Allowed by Right
		4.13.3   Site Plan Review
		4.13.4   Conditional Use Permit
	4.14   Highway Environs Overlay District
		4.14.1   Purpose
		4.14.2   Specific Plan Land Use Map Designator
		4.14.3   Review Procedures in the HE Overlay District
		4.14.4   Site Plan Review Procedures - Old Town Specific Plan
		4.14.5   Development Regulations
		4.14.6   Expiration of HE Overlay District and Renewal
		4.14.7   Re-submittal of Development Proposals
Chapter 5 :  Design Guidelines     3.5 MB
	5.1   Introduction
		5.1.1   Purpose of the Design Guidelines
		5.1.2   Application of the Design Guidelines
		5.1.3   Using the Design Guidelines
		5.1.4   Organization of Design Guidelines
	5.2   Site Design
		5.2.1   Edge Conditions
		5.2.2   Internal Site Organization
		5.2.3   Relationship to Adjacent Sites and Features
		5.2.4   Parking Lot Design and Configuration
	5.3   Architecture
		5.3.1   Architectural Styles
		5.3.2   Building Materials and Color
		5.3.3   Building Form, Mass, and Scale
		5.3.4   Storefront Design
	5.4   Development Details
		5.4.1   Landscaping
		5.4.2   Public Spaces and Site Amenities
		5.4.3   Lighting
		5.4.4   Building Equipment and Services
	5.5   Commercial Signs
		5.5.1   Sign Materials and Colors
		5.5.2   Encouraged Sign Types
Chapter 6 :  Administration & Implementation     340 KB
	6.1   Applicability
	6.2   Amendments to the General Plan
	6.3   Amendments to the Zoning Code and Map
	6.4   Administration and Enforcement
	6.5   Amendments to the Specific Plan
	6.6   Development Review Procedures
	6.7   Severability
	6.8   Development Strategy
		6.8.1   Development Implementation
	6.9   Financing Strategies
		6.9.1   Financing Implementation
	6.10   Potential Funding Sources
		6.10.1   Funding Sources for Capital Facilities
	6.11   Implementation Matrix
		6.11.1   Timeframes for Implementation
		6.11.2   Implementation Leaders and Teams
		6.11.3   Potential Funding Resources Matrix Key
Exhibits :
	Exhibit 1-1:   Vision Plan     304 KB
	Exhibit 2-1:   Existing Land Use Map     300 KB
	Exhibit 2-2:   Existing Water Plan     308 KB
	Exhibit 3-1:   Proposed Land Use Map     292 KB
	Exhibit 3-2:   Circulation Map     2.8 MB
	Exhibit 3-3A:   Street Cross-Sections     160 KB
	Exhibit 3-3B:   Street Cross-Sections     156 KB
	Exhibit 3-4:   Proposed Water Plan     344 KB
	Exhibit 3-5:   Existing and Proposed Drainage Plan     380 KB
	Exhibit 5-1:   Edge Conditions     208 KB
Appendices :
	Appendix A -   Contact List     100 KB
	Appendix B -   Glossary of Terms     104 KB
	Appendix C -   General Plan Consistency     140 KB
	Appendix D -   Support Information     1.6 MB