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Draft
Airport North Specific Plan
April, 2024
City of Camarillo
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Airport North Specific Plan
April, 2024
ADOPTED BY:
Camarillo City Council
Adopted by Resolution No. 86-83
Effective July 9, 1986
PREPARED FOR:
City of Camarillo
Department of Community Development
601 Carmen Drive
Camarillo, CA 93010
AMENDED by the City Council of the City of Camarillo
by Resolution 2024-X adopted XXXX XX, 2024
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Table of Contents
Chapter I: Introduction .........................................................................................................1 A. P roject Description and Location .............................................................................................................1 B. A uthority and Scope .................................................................................................................................1 C. Purpose ................................................................................................................................................... 2 Chapter II: Specific Development Plan ............................................................................... 5 A. Purpose ................................................................................................................................................... 5 B. I ssues, Constraints, and Opportunities ................................................................................................... 5 C. P lan Design Objectives ...........................................................................................................................10 D. L and Use Plan .........................................................................................................................................10 E. C irculation Plan ......................................................................................................................................16 Chapter III: Development Regulations ..............................................................................23 A. Introduction ........................................................................................................................................... 23 B. Definitions ............................................................................................................................................. 23 C. G eneral Provisions ................................................................................................................................. 24 D. P ermitted Uses ..................................................................................................................................... 26 E. P ermitted Height Zones ......................................................................................................................... 27 F . B uilding Coverage .............................................. .................................................................................... 30 G. L andscaping Requirements ................................................................................................................... 30 H. B uilding Setbacks .................................................................................................................................. 36 I. P arking Requirements by Use ................................................................................................................ 36 Chapter IV: Design Standards ........................................................................................... 37 A. Introduction ........................................................................................................................................... 37 B. Architectural Style ................................................................................................................................ 38 C. Site Design Guidelines ........................................................................................................................... 46 D. Parking/Loading Facilities Guidelines ................................................................................................... 47 E. Lighting ................................................................................................................................................. 49 F. Walls ...................................................................................................................................................... 49 G. Signage.................................................................................................................................................. 50 H. Community Structure Plan .................................................................................................................... 54 Chapter V: Implementation ............................................................................................... 55 EAirport North Specific Plan | D RAFT
A. C ourses of Action Resulting From Approval of Plan ............................................................................... 55 B. G eneral Plan Consistency ...................................................................................................................... 56 C. S ubdivision Map Act; CMC Chapter 18 ..................................................................................................... 57 D. D evelopment Plans ................................................................................................................................ 57 E. S treet Improvements ............................................................................................................................ 57 F . Maintenance........................................................................................................................................... 57 G. Amendment .............................................. ............................................................................................. 57 H. Processing ............................................................................................................................................ 58 Appendix A: Summary of Changes ..................................................................................A-1 List of Exhibits
Exhibit 1: Regional Context ........................................................................................................................... 3 Exhibit 2: Existing Utilities ............................................................................................................................ 8 Exhibit 3: Land Use Plan ..............................................................................................................................12 Exhibit 4: Property Boundaries ....................................................................................................................14 Exhibit 5: Circulation Plan ............................................................................................................................18 Exhibit 6: Permitted Height Zones .............................................................................................................. 28 This page is intentionally left blank.
1 Chapter I: Introduction
A. Project Description and Location
The Airport North Specific Plan has been prepared for a 337-acre site made up of various separate properties located immediately south of the Ventura Freeway (U.S. 101) and westerly of Las Posas Road.
The western boundary of the Specific Plan area being the westerly property line of Parcel 1 as recorded on lot line adjustment 950059247 in the official records of Ventura County. The southern boundary is Camarillo Airport. The topography is flat and slightly lower than the elevation of the freeway.
The land use on the property includes Industrial (Research and Development), General Commercial, and Office land use designations as referenced in the City’s General Plan.
The Specific Plan presents a development program to aid in the understanding of the intensity levels and land uses allowed there. The Airport North Specific Plan proposes to develop the properties into a high quality business park, with unique development patterns, combining research and development type uses, office, corporate, automobile centers, mixed-use, and hotel uses.
B. Authority and Scope
The Airport North Specific Plan has been prepared pursuant to the provisions of Section 65450 through 65443 of the California Government Code. The Plan has been adopted by local government to provide a
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guide for future growth and development of the Airport North area. It is intended that this Specific Plan, through its maps, illustrations, and text, will incorporate all the regulations and development standards affecting the use of land within the Specific Plan area, and reflect the interest and concerns of the City of Camarillo property owners through those standards and regulations. The Airport North Specific Plan provides the regulations, conditions and programs necessary to implement applicable elements of the General Plan. The Airport North Specific Plan document supersedes those development standards contained in the City’s Municipal Code as it relates to the Specific Plan area. Unless stated otherwise, if this Specific Plan is silent with regard to certain development standards and/or design guidelines, those standards and guidelines contained in Title 19 (Zoning) of the Camarillo Municipal Code (CMC) shall apply.
C. Purpose
The Airport North Specific Plan establishes the general type, location, and character of development to take place, while allowing for creative design concepts and flexibility within each development area, consistent with the overall framework of the plan. The Plan focuses on providing a sensitive integration of urban and natural amenities within the plan area and establishes development controls to provide the city and individual land developers with the assurance that the complete development of the area will be as envisioned at the time of approval.
This Specific Plan process provides the governmental agency and the landowners with a participating role in the actual planning process. This should foster coordination of public and private planning efforts and establish a cooperative partnership between developers, property owners, and governmental planners to define and implement local planning decisions that address local needs and concerns, while at the same time, supporting jurisdiction-wide goals and policies embodied in the General Plan. 3 Exhibit 1: Airport North Specific Plan Location
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5 Chapter II: Specific Development Plan
A. Purpose
The primary purpose of the Airport North Specific Plan is to implement the General Plan through the physical and economic development of the Airport North area. Included in this concept are several design objectives to guide development of the Specific Plan area and create a planned business area harmonious with the natural environment, adjoining industrial area, the nearby Camarillo Premium Outlets, and the airport, while meeting standards of site development, circulation, intensity of use and community character.
B. ISSUES, CONSTRAINTS AND OPPORTUNITIES
In the early stages of the plan formulation, a number of issues, development constraints, and opportunities were identified through meetings between the consultant, City staff, and study area property owners. The identification of these concerns has been a factor in developing the plan and the development standards and guidelines. In fact, if the plan is to be successful in meeting the city’s objectives, it must address the local issues and constraints and capitalize on the area’s advantages.
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The issues that have been identified are the following:
1. Visibility of the project area and visual impacts of development on the freeway.
2. Circulation impacts.
3. Mix of land use types, industrial versus office versus service retail uses.
4. Infrastructure service capability.
5. Loss of agricultural acreage.
6. Compatibility with the Camarillo Airport.
The constraints and opportunities which have been identified are provided under the appropriate heading:
Constraints
1. Land use intensities.
2. A flat topography.
3. Internal accessibility/circulation.
4. Building height restrictions due to an avigation easement associated with the airport.
5. Visual sensitivity.
6. Extremely deep lots currently served by a single road, West Ventura Boulevard.
7. The soils on the site render vacant properties unusable during rainy winter months.
Opportunities
1. Increase the employment base of the city.
2. Increase revenues to the city’s tax base.
3. Provide much needed infrastructure at no or minimal cost to the city.
4. Create a high-quality visual window of the built environment in the City of Camarillo along this freeway link.
5. Create a coordinated road system through parcels providing multiple road frontages.
6. Create uniform high standards on properties that will be attractive to potential business and corporate users.
7. All developed properties in the Specific Plan area are served by existing water, sewer, gas, phone, and electrical power lines. Other utility lines exist along the southern and eastern site boundaries and along West Ventura Boulevard. Utilities will be expanded to currently undeveloped properties as they are developed. See Exhibit 2 and discussion of existing utilities in the accompanying EIR.
8. Drainage facilities installed in West Ventura Boulevard in 2015 are sized to allow for planned development within the Specific Plan area.
9. Ensure that both large single users and smaller multiple users can be accommodated.
10. Com
prehensive planning to reduce incremental development costs and processing time.
11. Vary the existing topography and add new vegetation to create interest and diversity in the plan.
12. Enhance all project entries with quality landscaping.
13. Develop the land use plan to require the high-quality office, corporate, automobile center & supporting uses, and mixed-use architecture that will be visible from the freeway “window.” 7 Airport North Specific Plan | DR AFT
C. Plan Design Objectives
1. To create a high-quality “business park”-like development as a freeway window to the quality of the built environment in the City of Camarillo, consistent with the Community Design Element of the Camarillo General Plan.
2. To site industrial uses in a manner sensitive to the airport, freeway, and adjoining business parks in conformance with the city’s Heritage Zone.
3. To achieve a continuity of design within the Airport North area and a sense of identity within the study area.
4. To provide for a variety of compatible land use types to expand the employment base of the city.
5. To provide a curvilinear circulation system designed to facilitate business park functions and through- traffic movements.
6. To provide for necessary utilities and services in an economical manner.
7. To protect surrounding areas from problems of conflicting uses.
These design objectives, along with the issues, opportunities and constraints discussed earlier, provide the framework around which the Airport North Specific Plan has been developed. 8 DRAFT | Airport North Specific Plan
9 Exhibit 2: Existing Utilities
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D. LAND USE PLAN
The Airport North Land Use Plan identifies the type, location, and interrelationship of the various land uses permitted within the study area. This variety of land uses is consistent with the project’s objective to establish a multi-use, high-quality business park. The land use mix intends to identify uses that complement and support one another. The commercial component would provide a greater variety of uses within the area taking advantage of the freeway corridor and reflecting the reduced demand for office and industrial land uses. Additionally, studies have indicated a need to position the city for future sales tax generation and traffic studies have indicated the relatively low difference in traffic generation between the commercial and office or R&D uses. Only uses which were consistent with a professional business park in a quality environment were considered. The principal land uses identified for development within the Airport North Specific Plan Area shall be limited to uses listed in the PO (Professional Office), CPD (Commercial Planned Development), and LM (Limited Manufacturing) Zones and the following:
● Corporate Office and Offices
● Research and Development
● Mixed-Use Centers
● Commercial Uses
● Hotel
● Automobile Centers and Supporting Uses
The locations of the land uses are delineated on Exhibit 3; property boundaries are depicted on Exhibit 4.
The generalized intent of each of these major user types is described as follows: (See the development regulations for a detailed listing of permitted uses.)
Corporate and General Office: This use category is intended for development of “upscaled” office development. The development of general office and corporate headquarters office buildings with distinctive singular architecture (consistent with the Heritage Zone), developed under reasonable site utilization and performance levels is envisioned. Development sites within this category will be of varying sizes to accommodate both corporate and general office uses. It is envisioned that those areas with a high degree of freeway visibility will be the larger sites for corporate headquarters. It is also envisioned that corporate buildings would have considerably larger mass, with either a single-user/tenant or larger office space users rather than smaller, numerous offices.
Principal uses permitted are those identified as corporate headquarters, and/or professional office.
Research and Development: This category is intended for the development of a wide range of limited industrial, research, precision machinery, manufacturing, and limited warehousing. T o discourage high
volume distribution facilities and fulfillment centers and encourage businesses that will bring high quality jobs to the area, warehousing facilities that do not include a manufacturing or research component are limited to gross tenant spaces equal to or less than 75,000 square feet. Tenant spaces that have gross square footage of more than 75,000 square feet must have a manufacturing or research component. The 11 research and development land use is intended to continue the theme of quality development. The site development standards applied to this area will assure quality development with all operations contained within bu
ildings.
Mixed-Use Centers: These use areas are intended for the development of commercial uses which will serve the daily needs of the entire Specific Plan project area, city, and region. Specialized service commercial uses will dominate what is envisioned to become the “focal centers” of the project. Quality architectural features and site development standards will ensure the special design and location of these areas.
Comm
ercial Uses: This use category would provide a full range of commercial uses to be established in commercial centers. The amount of land allocated to this use category would accommodate larger types of shopping facilities to take advantage of the freeway exposure. The nature of the development would include the amenities outlined in the Specific Plan and should provide special features including pedestrian- oriented spaces to offset the scale of the possible development. The specific types of uses could include promotional retail uses and regionally-oriented uses. Hotels, offices, and restaurants would also be permitted within this category.
Automobile Centers and Supporting Uses: This use category is intended to provide for a comprehensive auto center with a range of services including café/market, restrooms, customer lounge, customer business center, car wash and detailing, on-site repair and maintenance, tire services, parts and accessories sales, EV charging, and other automotive related amenities. The majority of vehicles offered at Automobile Centers must be new vehicles.
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13 Airport North Specific Plan | DRAFT
Exhibit 3: Land Use Plan
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15 Exhibit 4: Property Boundaries
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E. Circulation Plan
1. Purpose
To define the general layout and design standards for the circulation system in the Airport North Specific Plan area.
2. Goals
1. To ensure that the street layout and design are not static and boring to the business and present a sense of quality in their design.
2. To ensure that the street layout maximizes views from the freeway into the site.
3. To ensure that the street system considers developments to the east of Las Posas Road and the existing small industrial area on North Aviador Street.
4. To ensure that streets are classified, designed, and constructed according to the land uses and traffic volumes that they will serve.
5. To plan a street system that considers safety features, economy of construction, convenience, and economy of use in its design.
6. To recommend deletion of sections of roadways or proposed rights-of-way that do not best serve the land use concept.
7. To provide roadway landscaping which will enhance community design.
8. To ensure that bicycle paths and sidewalks are integrated with the street system, anticipate future needs, and are compatible with the area.
9. To ensure that the street system is comprehensive enough so that very large, very deep lots will have adequate access.
3. Design Concept
The street system shall be located generally as shown in Exhibit 5, on page 18. This exhibit refines the size and locations of land uses as they now relate to the circulation system. The alignment of streets shall be flexible so long as the basic street connections depicted in the plan are provided without major deviations.
The Ventura Freeway includes three interchanges that exit into the specific plan area. The western most interchange is Central Avenue. As development of the specific plan continues this interchange will require redesign to create a conventional diamond interchange and will become a primary entrance into the specific plan area. Moving east the next interchange is Springville Drive which includes a conventional diamond interchange with a four-lane overcrossing with bike lanes, pedestrian sidewalks, and dual-turn lanes as entrances to the freeway. On- and off-ramps merge with the existing 101 Freeway northbound and southbound travel lanes. The Springville interchange overcrossing connects with Ventura Boulevard on the south, while to the north, the connection is with Ponderosa Drive. The last interchange on the eastern edge of the specific plan area is the Las Posas interchange. The overcrossing includes six lanes 17 (two through lanes in each direction and left-turn lanes to freeway on-ramps), bike lanes, and a single pedestrian crossing on the east side. On- and off-ramps merge with the existing 101 Freeway northbound and southbound travel lanes. The Los Posas interchange overcrossing connects with Ventura Boulevard on the south, while to the north, the connection is with Daily Drive.
Central Avenue, Springville Drive, Las Posas Road, and Ventura Boulevard, are classified as secondary arterial streets in the city’s Circulation Element. Ventura Boulevard forms the major backbone for carrying east-west traffic through the specific plan area. Ventura Boulevard joins with the easterly terminus of Verdulera Street continuing the east-west arterial. Future development to the west will continue this backbone through the specific plan and will connect to the extension of Central Avenue. Ventura Boulevard and the westerly extension will require a 94-foot right-of-way with 4 travel lanes, appropriate turn pockets, bike lanes, wide meandering sidewalks, and a raised median as shown in Street Section A below. This will require future expansion of Verdulera Street. The Central Avenue extension will, like Springville Drive, include a 94 foot right-of-way.
Interconnecting the properties within the Airport North Specific Plan is achieved with industrial collector streets which provide a 72-foot right-of-way (Street Section B in Exhibit 5). This street section includes 4 travel lanes (52 feet of roadway), bike paths, 10-foot parkways with wide sidewalks, and appropriate left-turn pockets. Private driveways are encouraged to connect adjoining developments to help reduce traffic on the streets. The private driveways would require a 52-foot right-of-way (Street Section C in Exhibit 5) to allow for 2 travel lanes and appropriate turn pockets.
Common drives shall be utilized with the recordation of easements to guarantee common access and maintenance which shall be considered with each project. Larger size parcels (5 acres and/or greater) may contain separate access for their single-use if sufficient access and circulation is provided in the area to adjoining uses and for reasons of security to a specific use.
Street Section A
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Street Section B
19 Exhibit 5: Circulation Plan
Street Section C
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4. Off-site Improvements
It is recognized that the freeway interchanges at Las Posas Road and U.S. Highway 101 currently operates at Level of Service (LOS) A, the freeway interchanges at Springville Drive and U.S. Highway 101 currently operate at LOS A and B and the freeway interchanges at Central Avenue and U.S. Highway 101 operate at LOS A and B. The desired minimum service level is Service Level C.
An EIR prepared for the Specific Plan determined that development of the Airport North Specific Plan would not cause a substantial increase in traffic at Specific Plan intersections within the City of Camarillo.
Intersections are forecast to continue to operate at LOS A and LOS B during the A.M. and P .M. peak hours with Existing + Project traffic volumes. Therefore, development of the Specific Plan would not generate significant impacts under the Existing + Project scenario since the Existing + Project forecasts exceed the City’s LOS C standard.
5. On-site Improvements
Parking
On-site parking shall be provided as set forth in Chapter 19.44 of the City of Camarillo Municipal Code (CMC), except as noted herein. The amount of parking, the dimensions for parking areas, and the design of parking spaces shall be provided as set forth in CMC Chapter 19.44, except as noted below and in Section III.I of this Specific Plan;
1. Pooled parking - each use may provide from 30-40 percent of its total parking requirement in pooled parking areas. It shall not be necessary for each use to provide all of its parking on site, but the parking requirements of this Specific Plan shall be met between the on-site and off-site. Pooled parking spaces should not be located more than 1,000 feet from the building they are intended to serve.
2. Linkages - parking areas will be required to provide vehicular and pedestrian linkages as a unifying element and to provide overlap between uses. These linkages will aid in traffic circulation and emphasize the relationships between the uses.
3 . Location design - building architecture should “open up” to the freeway and the interior street systems as much as practical. Parking areas should not become a major visual foreground for buildings visible from the freeway, except where Automobile Center’s vehicle displays are a featured component. Where vehicles for sale are on display adjacent to the freeway, the display areas should be open, well landscaped, and include vertical architectural elements to bring the architectural style of the building forward into the display area.
Sidewalks
The circulation plan must provide for an integrated network of sidewalks throughout the site. The sidewalks will provide for walking, jogging, and bicycling in order to respond to the density of proposed development and to encourage non-vehicular movement throughout the site. The sidewalks will link buildings to the landscaped areas and provide a separation for pedestrians from vehicular areas. 21Airport North Specific Plan | D RAFT
The street sections indicate the location and width of sidewalks proposed for the area. A 10-foot wide meandering sidewalk will be required along both sides of secondary arterials and a 6-foot wide sidewalk along both sides of industrial streets within the site, except where they abut the freeway.
The sidewalks shall meander along the parkway, except where driveways or intersections occur the sidewalk shall meet the curb. Sidewalks within the parkway will change grade elevations (maximum slope 1 foot within 12 feet) so as to be integrated into the bermed landscaping which will separate the walk from the parking area or public street. Ramps are required in lieu of steps or curbs.
Other sidewalks will occur around buildings to provide pedestrian access. Ramps shall be provided to accommodate disabled people as required by California Code of Regulations, Title 24, Part 2, Volume 1, Chapter II. Slopes of ramps and sidewalks are required to be compliant with all applicable Americans with Disabilities Act (ADA) requirements.
On-site circulation within the core areas should be provided between buildings, to public sidewalks, to parking areas, and to adjoining uses where possible. Pedestrian arcades and walkways through parking areas should be provided for commercial areas.
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23 Chapter III: Development Regulations
A. Introduction
These development regulations implement the Airport North Specific Plan within the City of Camarillo.
This section will establish the specific standards and land uses for the Airport North properties. Standards and guidelines are designed to be compatible with the existing land use categories within the city. These regulations are in addition to the CMC and where there is a conflict, the regulations and provisions herein will prevail.
The regulations provided for in this Specific Plan are designed to guide development within the planning areas, to ensure that each individual development project contributes to meeting the goals and objectives for the entire site. The Specific Plan is designed to be consistent with the development goals of the General Plan.
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B. DEFINITIONS
In addition to the definition section provided for in Chapter 19 of the CMC, the following terms are incorporated into this Specific Plan.
1. Warehouse
A Warehouse is defined as the interior space within a building used for the storage of stock, products, and/or equipment and does not include a fulfillment or distribution center.
2. Automobile Center and Supporting Uses
Automobile Center and Supporting uses are defined as accessory uses owned or operated by permitted factory-authorized or nationally franchised or operated automobile, truck, and motorcycle sales and service facilities. Offices, café/market, auto sales, and uses ancillary to auto sales such as, but not limited to, restrooms, customer lounge, customer business center, car wash and detailing, on-site repair and maintenance, tire services, parts and accessories sales, EV charging, and other automotive related amenities are included in this definition, including the sales and service of pre-owned vehicles associated with each factory-authorized national franchise.
C. GENERAL PROVISIONS
1. All construction and development within the Specific Plan area shall comply with applicable provisions of the California Building Code and the various related mechanical, electrical, plumbing codes, CalGreen Code, grading and excavation code, and the subdivision codes, as currently adopted by the City Council. In case of a conflict between the specific provisions of any of the CMC and this Specific Plan, the provision that serves to protect public safety or to be in conformance with the city’s Building Code shall apply, and the Department of Community Development shall resolve the conflict by written determination in a manner consistent with the goals and policies of this Specific Plan. Any person aggrieved by the Director of Community Development’s decision may appeal that decision as provided for in the city’s General Plan.
2. The setback requirements are as specified. All setbacks shall be determined as the perpendicular distance from the master planned curb location to the foundation point of the closest structure.
3. If an issue, condition, or situation arises or occurs that is not sufficiently covered or provided for or clearly understandable, the Community Development Director shall resolve the unclear issue and may refer to the regulations within the CMC that are most applicable to the similar issue, condition, or situation. The Community Development Director may also forward this decision to the Planning Commission. Any determination made by the Director may be appealed to the Planning Commission, pursuant to Section 19.67.070 of the CMC. The Specific Plan and the CMC shall be used by the Planning 25 Commission as guidelines to resolve the unclear issue, condition, or situation. This provision shall not be used to permit uses or procedures not specifically authorized by this Specific Plan or the CMC.
4. This Specific Plan may be amended by the same procedure as it was originally adopted. Each amendment shall include all sections or portions of the Specific Plan that are affected by the change. An amendment may be initiated by the City Council or the Planning Commission. Any such amendment requested by a property owner shall be subject to current city Policy and Procedures.
5. Whenever a use has not specifically been listed as being a permitted use in a particular zone classification within the Specific Plan, it shall be the duty of the Planning Commission to determine if said use is: (1)
consistent with the intent of the zone and this Specific Plan and (2) the said use is compatible with other listed permitted uses. Any person aggrieved by the determination may request consideration by the City Council on the subject appeal.
6. Non-conforming Uses of Land
Where at the time of passage of this Specific Plan lawful use of land exists which would not be permitted by this Specific Plan, and where such use may be continued so long as it remains otherwise lawful ,
provided:
a. No such non-conforming use shall be enlarged or increased, nor extended to occupy a greater area of land than was occupied at the effective date of adoption or amendment of this Specific Plan; b. No such non-conforming use shall be moved in whole or in part to any portion of the lot or parcel other than that occupied by such use at the effective date of adoption or amendment of this Specific Plan;
c. If any such non-conforming use of land ceases for any reason for a period of more than 180 days, any subsequent use of such land shall conform to the regulations specified by this Specific Plan for the district in which such land is located;
d. No additional structure not conforming to the requirements of this Specific Plan shall be erected in connection with such non-conforming use of land;
e. Farming operations which will be considered an interim use.
7. Non-conforming Structures
Where a lawful structure exists at the effective date of adoption or amendment of this Specific Plan that could not be built under the terms of these regulations by reason of restrictions on area, height, yards, its location on the lot, or other requirements concerning the structure, such structure may be continued so long as it remains otherwise lawful, subject to the following provisions:
a. No such non-conforming structure may be enlarged or altered in a way that increases its non- conformity, but any structure or portion thereof may be altered to decrease or not affect its n
on-conformity;
b. Should such a non-conforming structure or non-conforming portion of a structure be destroyed by any means to an extent of more than fifty-percent (50%) of its replacement cost at the time of destruction, it shall not be reconstructed except in conformity with the provisions of this Specific Plan and the CMC;
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c. Should such non-conforming structure be moved for any reason for any distance whatsoever, it shall thereafter conform to the regulations for the Specific Plan in which it is located after it is moved in addition to the applicable zoning requirements of the CMC.
8. Undergrounding of Utilities
All electrical, telephone, CATV, and similar service wires and cables, which provide direct service to the property being developed within the exterior boundary lines of such property, shall be installed underground. All utility placement must comply with CMC Chapter 13.08 (Underground Facilities).
D. Permitted Uses
These regulations will serve as the primary mechanism for implementation of the approved land uses for the Airport North Specific Plan. The guidelines set forth in this section will ensure that future development is planned and implemented in a consistent manner with the Specific Plan.
The regulations contained herein provide an appropriate amount of flexibility to anticipate future needs and to achieve compatibility between the different uses. Principal land uses for Airport North shall be Research and Development, Office, Corporate Office, Mixed-Use Service Commercial, a Hotel with support commercial uses, and Automobile Centers.
1. Research and Development
This land use category is intended to accommodate industries involved in research and development, testing activities, development laboratories, and compatible light manufacturing with support office uses. Other complementary uses include administrative and accessory facilities necessary to serve employees and surrounding properties within the city and region. Permitted uses are those outlined in Chapter 19.28, (Limited Manufacturing Zone) of the CMC as well as the Automobile Center and Supporting Uses.
2. Office
This land use category is intended to accommodate a wide range of administrative, business, and professional office uses that will complement the other surrounding land uses within the Airport North Specific Plan, city, and region. Permitted uses within this land use designation are those uses outlined in, Chapter 19.22, (Professional Office Zone) of the CMC.
3. Corporate Office
This land use category is intended to accommodate large scale professional/financial institution type of uses. The Corporate Office area will provide for corporate headquarters and single occupant mid-rise office buildings. Permitted uses within the land use designation are those outlined in Chapter 19.22, (Professional Office Zone) of the CMC. Buildings constructed in this district should be of significant bulk and mass (more than the Office Zone).
27 4. Mixed-Use Center
This land use category is intended to accommodate service-oriented businesses that are normally heavier and more service oriented than general retail and are less intense than industrial uses. The Mixed-Use Development area is designed to facilitate a mix of service commercial and offices to support and preserve the integrity of the other properties within the Airport North Specific Plan.
Specified uses are those uses outlined in Chapter 19.26 (Commercial Planned Development) of the CMC.
5. Hotel and Commercial Support
This land use category is intended to accommodate a hotel site with appropriate accessory commercial uses. Permitted uses are those outlined in Chapter 19.26 (Commercial Planned Development Zone) of the CMC.
6. Commercial Uses
This land use category is intended to accommodate a range of commercial uses as outlined in Chapter
19.26 of the CMC as well as the Automobile Center and Supporting Uses as defined above.
E. Permitted Height Zones
Building Height: Building heights within the Airport North Specific Plan area shall be limited as set forth on Exhibit 6. The building heights shall be exclusive of architectural elements such as towers, cupolas, etc.
The building height limits are well within the avigational easement placed on the property based on the Camarillo Airport. Building heights shall correspond to the following table:
Height Zone Maximum Building Height
1 Per avigation easement up to 35 feet
2 Per avigation easement up to 40 feet
3 50 feet
Special purpose buildings requiring heights in excess of 50 feet may be considered under a conditional use permit in accordance with the zoning provisions contained in Chapters 19.22, 19.26, and 19.28.
The southern portion of the Specific Plan Area is located within the Height Restriction Zone (HRZ) of the Camarillo Airport, which restricts structure height to a 1:7 rise/run ratio measured from the airport runway elevation starting at the northerly airport property line. In no case shall building heights (including architectural features) exceed height restrictions established by avigation easements. 28 DRAFT | Airport North Specific Plan
29 Exhibit 6: Permitted Height Zones
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F. BUILDING COVERAGE
Lot coverage and total building square footage shall comply with the airport land use compatibility plan and the traffic capacity of the street system. Where the building is completely outside of the airport land use traffic pattern zone the maximum coverage is as allowed by the underlying zone.
G. LANDSCAPING REQUIREMENTS
The following General Landscape Requirements will apply to the entire Specific Plan area:
1. Maintenance - Required landscaped areas shall be maintained in a neat, clean, orderly, and healthy condition. This is meant to include proper pruning, mowing of lawns, weeding, removal of litter, fertilizing, replacement of plants when necessary, and the regular watering of all plantings.
2. All landscaped areas shall be provided with drip irrigation or bubblers for shrubs.
3. Irrigation systems shall consist of piped water lines terminating in an appropriate number of emitters to ensure a sufficient amount of water to plants within the landscaped areas. The system shall be designed to be in compliance with the Model Water Efficient Landscaping Ordinance and the City of Camarillo Landscaping Guidelines.
4. The entire front yard setback shall be landscaped with the exception of the area provided for vehicles or pedestrian access as approved on the development plan.
5. Except for raised planting boxes within close proximity to a building, no planting area shall be credited toward the net useable landscaping percentages required for each parcel, unless said planting area contains at least 24 square feet of area and a minimum of 4 feet in width.
6. Landscaping Plan - A plan at a minimum scale of one inch equals thirty feet shall be submitted for approval by the Director of Community Development and shall contain the following:
a. The dimensions and square footage of each planting area. b. Identification of each plant (common and botanical name) in the planting area; the number of each, and container size.
c. The permanent irrigation system, including all pipe sizes, and type and size of all emitters (overhead spray is not allowed).
d. Specification sheet indicating the soil preparation and maintenance program for continual maintenance of the landscaping area and any type of guarantee associated with the installation of the landscaping.
7. Streetscapes - To achieve a uniform landscape theme within the Specific Plan area, the street medians and streetscape setback areas have an established landscape materials palette as described below:
8. Minimum Tree Sizes - Overall Landscape - Sixty percent (60%) of the trees shall be 24”- box size and forty percent (40%) of the trees shall be 36”-box size with the larger trees being place at the corners of intersections and primary entrances to the Specific Plan area. 31 9. Landscape/Concepts
The landscape concept is essential in achieving a unified development character for the project area.
This character is reinforced through the coordinated design and choice of landscape and paving materials, with an emphasis on special design elements. All landscaping shall include drought tolerant plants and prioritize water conservation to the greatest extent feasible. To achieve the desired uniformity, guidelines are required for the following categories: streetscapes, project edges and entries, landscape materials, hardscape design elements, and signage.
The landscape guidelines provided herein delineate a consistency of design between the ultimate development pattern, and plans shall be designed consistent with these concepts. The guidelines for implementation are described in the following:
a. Streetscapes
(1) Landscaping off-site adjacent to surrounding arterials A landscaped edge will be maintained adjacent to surrounding arterials in order to create a unifying element along the periphery of the project area. This edge will provide informal tree plantings with shrubbery along all parking lot edges. The width of this landscape edge will vary with the adjacent street.
Recommended plant materials within these streetscapes include a mix of the following:
Trees:
Southern Magnolia - Magnolia grandiflora
Brisbane Box - Tristania conferta
Canary Island Pine - Pinus canariensis
Coral Tree - Erythrina caffra
London Plane Tree - Plantus acerifolia
Groundcovers :
Dwarf Periwinkle - Vinca minor
Carpet of Stars – Ruschia
Silver Carpet – Dymondia Margaretae
(2) Landscape on site adjacent to internal roadways.
To provide a unifying element within the project boundaries, the following streetscape guidelines shall be implemented. Industrial streets which provide the major access shall be landscaped in a formal urban arrangement. Consistency will be achieved by landscaping with a singular tree species to identify each roadway as the primary circulation feature.
All industrial streets shall maintain a minimum 40-foot landscape strip between the curb building edge. Parking may encroach into this landscaping strip, however, special attention is required to screen this parking through the use of shrubs and berms. This area shall be planted 32 DRAFT | Airport North Specific Plan
with trees, and shrubs along the parking lot edges. Project entries around driveway access points shall be planted with shrub species identical to adjacent street edges. Seventy-five percent (75%) of the trees shall be 24”- box size; and 25 percent (25%) of the trees shall be 36”-box size.
Recommended plant materials are as follows:
Trees:
Cupaniopsis anacardioides (Carrot Wood). (Approximately one tree per 30 linear feet of street frontage, not including drives.)
Pinus canariensis (Canary Island Pine). (Approximately one tree per 20 linear feet on street frontage, not including drives, as approved by city staff. Site restrictions at some locations may require the use of other plant materials, subject to the approval of city staff.) Platanus acerifolia (London Plane Tree). (Approximately one tree per 30 linear feet of street frontage, not including drives, or triangulate spacing at 25 feet on center in groups.) Shrubs:
Raphiolepis indica (Indian Hawthorn)
Vines:
Bougainvillea
Groundcover:
Potentilla verna (Spring Cingufoil)
Carpet of Stars – Ruschia
Silver Carpet – Dymondia Margaretae
b. Project Edges
The edge buffer of each property shall consist of a dense, informal planting of trees in a minimum 5-foot landscape strip. This consistently landscaped edge will identify the boundaries of the area and will provide a buffer from the adjacent land use activities. Permanent ground cover will be established below the trees. A deeper edge (15 feet) buffer adjacent to the airport shall be constructed, as well as a 15-foot buffer at the westerly edge of the specific plan.
Where Automobile Centers are located adjacent to the freeway, a 5-foot buffer is required along the property line where it abuts the U.S. 101. The buffer plantings should consist of ground cover, low shrubs, and trees grouped together in small groves of three to four specimens in order to provide an open, yet green border that will soften the transition to the parking display areas.
Recommended plant materials for typical edge buffers are as follows:
Trees:
Tristania conferta (Brisbane Box)
33 For Automobile Centers with freeway frontage
Wodyetia bifurcata (Foxtail Palm)
Dypsis decaryi ( Triangle Palm)
Washingtonia robusta (Mexican Fan Palm)
Phoenix Canariensis (Date Palm)
Shrub:
Xylosma congestum (Shiny Xylosma)
Vines:
Bougainvillea (on trellis structures for Automobile Centers w/ freeway frontage) Groundcover:
Carissa grandiflora tuttle (Dwarf Natal Plum)
c. Project Entries
The entries to Airport North are the focus of the project and shall be special accent points that announce the entry and set the theme of the project.
Recommended plant materials are as follows:
Tree:
Erythrina caffra (Coral Tree)
Shrubs:
Pittosporum tobira variegata (Tobira)
Raphiolepis indica ‘Pink Land’ (Indian Hawthorn)
Hemerocallis spp. (Day Lily)
Agapanthus africanus (Lily of the Nile)
Vines:
Bougainvillea
Accent Trees
Large scale canopy flowering trees will be utilized at specific project entries to highlight and provide an entry gateway at project sites. Recommended plant materials:
Trees:
Erythrina caffra (Coral Tree)
Phoenix Canariensis (Date Palm)
Gupressus Sempervirens (Mediterranean Cypress)
d. Landscape Materials
34 DRAFT | Airport North Specific Plan
In addition to those already specified, the following shrubs and ground covers shall be incorporated into the project site where appropriate. Alternative choices are encouraged but are subject to approval.
Shrubs:
Shrubs shall be used for screening of parking areas and for special effects at entries and around buildings. Shrubs of like species should be used in large masses to avoid a spotty, disconnected ground plane.
Carissa grandiflora (Natal Plum)
Bemerocallis species (Day Lily)
Ligustrum japonicum (Japanese Privet)
Pittosporum tobira (Tobira)
Raphiolepis indica (Indian Hawthorn)
Trachelospermum jesminoides (Star jasmine)
Kylosma congestum (Xylosma)
Vines:
Bougainvillea
Groundcovers:
For use in planting beds, the following are easy to maintain.
Hedera Helix ‘Hahn’s’ (Hahn’s Ivy)
Hypericum calycinum (Aarons Beard)
Potentilla verna (Spring Cinquefoil)
Vinca minor (Dwarf Periwinkle)
e. Hardscape Design Elements
Similar and consistent hardscape elements shall be incorporated into the overall design theme for courtyards, plazas, and the Mixed-Use Center. Those features shall include, but are not limited to: light fixtures, bollards, benches, trash receptacles, planters and bus shelters. A coordinated and consistent visual and physical connection can be achieved between buildings and landscape materials through the creative use of hardscape elements.
All materials utilized for walls, fences, paving, lighting and street furniture shall be coordinated with and complementary to architectural design details and materials. Building materials to be used as key hardscape elements are specified below.
(1) Walls and Fences
● Stucco: integral or painted color (same as building color) with brightly colored tile insets. (2) Paving (within enhanced areas)
35Airport North Specific Plan | D RAFT
● Paving brick (or brick patterned) with bands of concrete, integrally colored, rock salt, exposed aggregate finish (crosswalks)
● Paving brick tile
● Textured, brushed colored for sidewalks
(3) Lighting
● Exterior building lighting (per CMC 19.47)
● Onsite road/parking light standards
● Pedestrian pathways (bollard lights)
● Landscape lighting (limited, concealed landscape uplighting) ● Signage lighting (self-contained or concealed landscape uplighting) In addition to the above considerations, all uses within the Specific Plan shall provide 15% landscape coverage due to the nature, location, visibility, and desire for high quality design within the Specific Plan area.
36 DRAFT | Airport North Specific Plan
H. Building Setbacks
All buildings or structures on property adjacent to a public road shall be set back not less than 40 feet from the curb face. All other setbacks as required in the CMC shall apply, except that no (“0”) setback shall be permitted where landscaping is required along the perimeter of the site. Further zero setbacks on side property lines may only be permitted for lots where reciprocal access easements are provided onto the adjoining parcel where the zero setback is used, and landscaping design has been added and approved under site plan review. Where buildings exceed 40 feet in height architectural features such as voids, terraces and balconies shall be included in the facades to help break up the general volume of the building and relate it back to human proportion and scale. Architectural elements not causing additional useable square footage (e.g., tower, etc.) are excluded when calculating the ultimate building height.
I. Parking Requirements by Use
Land Use Parking Space Requirement
Mixed-Use Area 1 space per 250 square feet
Hotel 1 space per unit
Office 1 space per 250 square feet
Corporate 1 space per 250 square feet
Research and
Development
One space for every 750 square feet of gross floor area; research and development uses may devote up to 20 percent of the floor area for use as office accessory to the primary activity and provide one parking space for every 750 square feet. Any area above the 20 percent factor used for office shall provide one parking space per 250 square feet of floor area. These percentages may be adjusted by city staff to accommodate actual needs of specific users with supporting studies.
Automobile Center Per CMC 19.44.080.1 – Auto, Boat, Trailer or Truck Sales Design of parking layouts is described in the Design Standards section following this section. 37 Chapter IV: Design Standards
A. Introduction
The City of Camarillo is justifiably proud of the quality of its built environment. The Design Standards of this Specific Plan seek to reinforce and strengthen this characteristic. These design standards will ensure a character for Airport North that is consistent with the objectives of the Community Design Element and, in particular, with the Heritage Zone of the city. The Heritage Zone applies to the entire Specific Plan area. Designs that would be appropriate within the Heritage Zone include the following early California styles: Mission, Monterey, Mediterranean, Spanish or modern interpretations of these styles. The most important aspect of the Heritage Zone is the type of materials, their colors and textures, and the scale of the architectural elements within the building design.
The consideration of the following criteria will establish the building blocks for quality design. The developer, along with his architects, engineers, and landscape architects, will be able to draw from this and expand upon these concepts in order to maximize the success of the development consistent with market needs, aesthetic satisfaction, and the community goals of the Specific Plan and City Council.
38 DRAFT | Airport North Specific Plan
B. ARCHITECTURAL STYLE
Before the architectural theme was devised, criteria were identified by which various alternative concepts would be evaluated. The criteria utilized were:
● Establish a Special Identity Along the Freeway
● Have Market/Corporate Appeal
● Incorporate Economic Feasibility/Multi-story Architecture ● Relate directly to Camarillo’s Heritage Zone and be consistent with the Community Design Element of the General Plan
● Be People Oriented and Establish a Sense of Permanence ● Implement the Goals of the General Plan
The four city-approved design styles that were evaluated for Airport North were: 1) Mediterranean, 2) Mission, 3) Monterey, and 4) Spanish. Most of these styles incorporated some common architectural treatments and elements. It is these elements that make up the basis for the design guidelines for Airport North.
The conceptual architectural design that resulted for Airport North reflects the themes of early California architecture contemporary accents. The designs include pleasantly appealing architectural spaces and variations to the eye. Buildings range from one to four stories, creating a quality image of red tiled, peaked roofs and articulated building facades. The design introduces the historical themes with the freedom and the space of contemporary architectural concepts. The peaked roofs and modern glass treatments will create a special composition of building architecture easily recognized from the freeway. The overall composition of buildings within Airport North will be instantly recognizable by people driving the freeway.
This identity will translate directly into Airport North’s ability to compete for leases in the regional market.
Market appeal is exceedingly well achieved by providing a combination of high-tech, corporate image spaces and nostalgic historical images.
After study exploration, the selected style for Airport North has been judged to provide the highest probability of economic success and aesthetic enjoyment for the City of Camarillo.
Arches
Tile Roofs
Stucco Walls
39 1. Building Elements
Examples of the qualities and design elements for buildings that will objectively meet the requirements of the architectural styles include:
● Arched windows, doorways, arcades
● Richness of surface and texture
● Play of light (shapes and shadows)
● Equal void-to-solid building wall ratios
● Multi-planed, pitched roofs (sloping)
● Vegetation integrated upon the building walls
● Roof overhangs
● Columns, at least 20 square inches in cross-section
● Plazas
● Regular or traditional window rhythm
● Brick, natural stone, or precast concrete accents
● Landscape planters adjacent to the building
The elements to avoid or minimize:
● Except for Automobile Centers, large parking lots should not be visible from the freeway. ● Highly reflective surfaces
● Large blank walls
● Metal surfaces
● Exposed concrete block
● Chain link fence, barbed wire
● Wood siding
● False fronts
● Unarticulated building facades
● Four-story glass ‘box’ structures
● Continuous flat or mansard roofs (except in R&D Zones) The varying and different applications of a variety of elements are only limited by the imagination and ingenuity of the architect. There is an unlimited supply of elements available to the designer. Some of the most desirable element applications are:
40 DRAFT | Airport North Specific Plan
Office Building Architectural Design
1. “Box” Not allowed
2. Vertical articulation required
4. Multi-planed roofs most desirable
3. Horizontal articulation required
41 Surfaces
● barrel tile (roofs) (deep reds) (Mariposa Mission Roof Tile by Craycroft Brick Company or equal) ● stucco (predominant wall material) (complete range of textures is acceptable) ● stucco and concrete (trim, accents) (textured, slurry coated or painted) ● Brick, stone, or pre-cast cement accents
● exposed aggregate (Research and Development only)
Openings
● arches, first floor arcades, second floor porches
● recessed or projected entries
● entry overhead elements
● windows
● landscape planters
● building arcades
● trellis
● landscape planters (protected from pedestrian
encroachment)
● pedestrian scaled plazas
Color
● subtle warm earthen tones for wall materials
● off-whites
● bright color bands and trim (Research and Development only) ● tinted, though not reflective glass
Graphics
● building address
● directional
● company names / logos
Wood Trellis
Arched Windows
42 DRAFT | Airport North Specific Plan
2. Architectural Guidelines
● The predominant finish building materials shall be warm earthen-colored stucco with natural stone, brick, or precast concrete elements with strategic accents of brightly colored tile. ● Ultra-flat smooth facades and polished reflective surfaces are opposite in character to the style being sought in Airport North.
● To create an economic and environmental “future for the past” architecturally, a combination of clear glass and strategically placed tinted glass within arched window sashes will be utilized throughout the buildings’ design.
● Accent elements such as railings, entrance doors and stairways will be painted colors to complement the buildings.
● Continuation of horizontal elements between sloping roof sections and flat roof sections helps to pull compositions together and may be used to diminish scale at large walls. ● Variations in roof forms and articulation add considerable variety and interest and are strongly encouraged.
● Flat roofs (Research and Development Zone) that can be viewed from other buildings shall be covered with white cool roof membranes or similar materials. Vents and screen walls shall be painted white.
● Fascias should be rough-sawn wood, concrete or stucco. Fascias shall be substantial in appearance.
● Buildings should incorporate the use of arches or arcades into the overall building design.
The columns for arcades may be of wood, stucco, or concrete. Columns shall be substantial in appearance, being at least 120 square inches in cross- section. ● Solar panels should be integrally incorporated into roof forms or tucked behind parapet walls. ● Rooftop equipment and skylights should be clustered around each other and around other roof forms to create an integrated roofscape.
● Trellises and vines provide welcome relief from the hot sun on summer days. The design of the trellis itself provides an excellent opportunity for architectural accent and detail. Vines tend to soften any structure and their use is strongly encouraged. 43 DRAFT | Airport North Specific Plan
● Window rhythm should be traditional, regular type placement. Modern, irregular rhythm is discouraged.
● Pedestrian scaled plazas are strongly encouraged.
● Pedestrian corridors with enhanced pavement, landscaping, trellises, and arcades shall be provided between buildings and adjoining parking areas. ● Buildings should achieve a balance between wall areas and roofs, between windows and wall mass, and between buildings and open spaces. Buildings shall be surrounded by landscaping, walkways, or plazas and shall have a recognizable entry. ● Buildings shall be designed to include a balance between their volumes and a combination of architectural elements. Towers, balconies, arches, colonnades, chimneys, trellises, corbels, or other types of elements shall be included in the development of a vocabulary in the design of the buildings.
● Each elevation shall have a well-designed appearance and shall blend well with the other elevations. All elevations shall achieve an appropriate level of design, however, the primary entrance to the building should have enhanced treatment making it a focal point of the facade.
Buildings should be designed to create interest with their configuration on the site. While buildings should be designed to properly orient to environmental factors, a building cluster is required in favor of more “box-like” configurations.
● The use of glass or metal as a primary wall material shall be prohibited. ● Door and window openings with semicircular arched openings are strongly encouraged. ● Uniform colors and materials shall be utilized throughout each building complex in the Airport North Specific Plan area.
Regular window rhythm
Irregular window rhythm
44 DRAFT | Airport North Specific Plan
● Natural colors in slightly varying earthen colors and off-whites and natural concrete colors shall be utilized over primary walls, with red barrel tile roofs the predominant treatment. ● Accent colors such as yellows, reds, blues and greens will be utilized only on elements such as entrance doors, railings, trim, stairways, awnings and other subordinate architecture features.
● Windows shall be recessed to articulate wall surfaces providing the appearance of wall thickness, and shadow lines.
● Window frames and mullions shall be color coated to coordinate with and complement the accent colors identified above. Anodized window frames are encouraged. ● Multi-panel stylized windows are strongly encouraged. ● Reflective surfaces that create a hazardous glare of light should not be utilized. ● No rooftop equipment shall be visible from a public right-of-way or an adjacent property.
It shall be hidden by parapets or enclosures with materials and forms integrated with and equivalent to the architecture of the proposed buildings. ● All service, trash, utility boxes and meters, storage areas, loading areas and similar accessory facilities visible from a public right-of-way or private drive should be screened with landscaping, fencing, walls, and/or other treatment comparable with the architecture of the proposed principal structure.
● Solid-to-void, or expressed as wall-to-window, ratio in the Airport North Specific Plan should promote architecture that takes advantage of the local climate and encourages an indoor/ outdoor relationship. The opaque walls of a building shall not constitute more than 70 percent of the total wall area, or less than 45 percent of the total wall.
Service Area Screening
45 3. Building Materials Palette
The use of a central architectural theme will dictate the use of building materials. The building materials are selected to enhance the architectural style and shall be used in a manner to promote the character of the campus-like business park. The colors and finishes of the materials shall be appropriate for the type of material. Accent colors may be utilized but shall be limited to glazed tiles, window frames, score lines, painted wood trim, and other suitable locations.
The following list outlines the types of materials, finishes, and the range of colors for developments within the business park. A master materials board shall be presented to the Planning Commission for review and approval prior to approval of any planned development permit. The materials board shall be used for development of all types of uses in the business park.
Materials Palette
Roof, sloping Clay barrel tile Red, flashed, brown
Roof, flat Membrane or similar material White or other light color Walls Stucco Off-white or other earth tone with a “float,” “lace,” “swirl,” or smooth finish
Concrete Textured, stucco-wash, or painted
Masonry Block, stone and brick Padre brick, split face block, natural stone, brick new or used
Accents Tile Glazed or unglazed
Wood Rough sawn milled Dark brown stain painted, or accent color Pavement accents Tiles, stamped concrete or
textured
Integral color
Windows Glass Multi-panel stylized Clear or slight tint (non-mirror)
Fences and gates Wrought Iron Painted black, green, blue or reddish brown DRAFT | Airport North Specific Plan46
C. Site Design Guidelines
● Avoid long linear vistas and building edges within the development envelope and along the streetscape through variations in setbacks and clustering of buildings rather than one large building mass.
● Whenever possible, do not place parking in the front yard, between the street/freeway and building. Parking should be located to the side or rear portion of the site whenever possible. ● Buildings should be sited in a manner that will complement the adjacent buildings and landscape. Building sites should be developed in a coordinated manner to provide order and diversity and avoid a jumbled, confused street scene. Look to any existing development in close proximity to the subject site to establish an architectural context in which to design. ● Buildings should orient their public entrances and be sited toward the major streets as much as possible.
● The buildings shall be accented with surrounding landscaping, plazas, walkways and identifiable entry.
● On-site lighting shall be shielded and directed away from adjoining properties. ● Large buildings usually end up surrounded by parking. Wherever possible, buildings should be broken up -- longer, narrower buildings allow parking to be segmented into numerous small lots. The buildings themselves can be used to screen one lot from another. ● Whenever possible, separate property owners should plan their developments as a coordinated whole in order to achieve a “campus” look.
● Connect or tie buildings together at the ground level through the use of trellises and arcades. 47 D. PARKING/LOADING FACILITIES GUIDELINES
● Site entries shall reinforce the layout of the adjoining architectural development by the repetition of paving materials in vehicular areas, accent trees, and color planting. ● No required parking or loading facilities shall be located in any required setback visible from the freeway, unless specifically allowed by the development regulations. ● In order to provide some topographic interest, parking areas should include berming to screen it from the surrounding streets. (See Parking Lot section.) Site Entries
Parking Area Berm
● The minimum width of a one-way drive aisle shall be twelve (12) feet without parking. The minimum width of a two-way drive aisle shall be twenty (20) feet without parking. Aisles with parking on either side shall meet the requirements in CMC Section 19.44.245 ● Internalize parking areas to enhance open space areas and to provide good pedestrian access to buildings and public areas.
● Major parking access points should be located as far as possible from street intersections, as well as have enriched paving entries and landscape clustered around such entries. 48 DRAFT | Airport North Specific Plan
● All parking lots shall delineate pedestrian pathways and nodes within them to accommodate foot traffic from automobiles to buildings.
● Loading areas and docks shall be permitted only in rear areas. If a loading area must be located in a side area, it must be setback an appropriate distance and screened by an eight foot, solid, decorative wall and dense tree canopy.
● All uses must provide the minimum loading zones as required by CMC 19.46 and a maximum number of loading zones based on the ratio of 1 loading zone per 12,000 square feet of gross structural coverage for industrial buildings greater than 75,000 square feet and one loading zone per 10,000 square feet for buildings less than or equal to 75,000 square feet. Loading zones include flush, depressed, open, enclosed, and sawtooth. ● Develop multi-user parking areas shared between different buildings and uses with two access points. Secondary access points should have two-way access or exits only. All entries shall have enriched paving bands.
● All outdoor refuse collection areas shall be visually screened. Screening enclosures are to be designed in compliance with the City’s trash enclosure to a vertical height of six feet. Planting shall be utilized to soften screen walls.
● All outdoor storage and loading shall be visually screened to a minimum vertical height of eight feet with a decorative concrete or block wall architecturally compatible with the building design, in compliance with the most current version of Standard Detail S-1 (Trash Enclosure Standard) and with plantings used to soften the enclosure walls.
● All parking spaces shall be clearly outlined on the surface of the parking facility. ● Driveways and parking areas should be separated from adjacent sidewalks or landscaped areas by a curb not less than six inches high.
● Design parking areas so that pedestrians walk parallel to moving cars.
Common Access
49 ● Except where this document requires additional landscaping, parking lot landscaping must be consistent with CMC §19.44.260 – Landscaping of parking areas. ● Parking lot trees must be 24” box when installed.
● Parking lot trees must be those allowable within the landscaping section of this specific plan. All parking lot trees must provide a shade canopy except for planter areas in Automobile Centers where vehicles for sale are on display. These planters shall be planted with allowable palm varieties.
● The parking lot trees should be a minimum of three varieties to create a diverse urban forest.
E. LIGHTING
● Project lighting should be concentrated at the main entries and along major plazas or architectural features or landscape features.
● Use decorative light standards that complement the architectural elements of the building design.
● Buildings and tree groves should be up washed with light to emphasize architecture. ● Use low-intensity, energy-efficient parking lot lighting. ● Use low level, direct lighting on pedestrian walkways. ● All exterior lighting shall comply with Chapter 19.47 of the CMC.
F. WALLS
● Fences and walls should be designed as an integral part of the architecture. The following materials should not be used for walls/fences:
● corrugated metals and plastics
● chain link
Parking Lot Pathway
50 DRAFT | Airport North Specific Plan
● fiberglass panels
● metals other than wrought iron
● The following materials should be used for walls:
● stucco with decorative cap
● split face or slump stone block
● perimeter walls may be earthtone slump stone block with pilasters and decorative caps Stucco Wall with Decorative Cap
G. SIGNAGE
Signage guidelines are necessary in order to achieve a visually coordinated, balanced, and appealing signage program throughout the Airport North Specific Plan. The following guidelines are designed to promote compatibility with the architectural theme and overall landscape concepts within this Specific Plan.
4. Principals for Review
a. The overall goal for implementation of the sign program is to be compatible with the visual image and architectural design within the Specific Plan. To achieve this goal, signage shall identify with substantial authority, the following elements.
● Entry signage
● Vehicular and pedestrian directional signage
● The individual buildings by number and name
b. “Human scale” shall be maintained.
51 2. General Provisions
a. Signage for individual buildings shall not be allowed to conflict or interfere visually with other signage.
b. Signage shall contain only that information necessary to identify the primary elements on the lot on which the signs are located. Signs shall be limited to the display of the building name or the name and/or symbol of the business occupying the site. Logos or identification symbols shall be considered signs. No message or advertising of any kind including, but not limited to the advertising of products, services or job openings shall be permitted. c. No sign shall be installed or constructed until it has been approved in accordance with the provisions of this Specific Plan and/or approved sign program which may not be less restrictive than the regulations spelled out in this specific plan. d. A sign shall be defined as including all parts, materials, frame and backgrounds, measured to the nearest geometric configuration.
e. All signs and their supporting structures shall be enclosed, structurally safe, and maintained in good condition.
f. All freestanding and monument signage structures shall be cast in concrete, stucco or wood with the design approach being one of monolithic permanence. Lighting for these signs can utilize flood lights located at their base to provide a wash of light over the structure with the source of light screened from view. Signage lettering and numbering may be cast letter (cast into structure or raised-case letters fixed to the face of the structure), self-lit type, sandblasted into wall surface or onto wood. Wall signs shall be composed of wood, metal, plastic (plexiglass or fiberglass), paint or compatible weather-resistant material subject to review and approval. All cabinets, conductors, transformers, or other equipment must be concealed from public view. g. Signs may be illuminated by continuous and uniform internal illumination, backlight, or ground lighting. No flashing or moving lights will be permitted. All illumination must include an astronomical light timer to control the intensity of the illumination and prevent glare. h. A
ll signs and their supporting structures shall comply with the California Building and Electrical Codes as adopted by the City of Camarillo.
i. All temporary signage shall be in direct compliance with the CMC 17.04.090.
1. Allowable Signage
The following signage limitations shall apply to business signage. Refer to CMC 17.04.020 for definitions.
Freestanding signs -
A two-sided freestanding sign is allowed per property that maintains a property line with 150+ linear feet of frontage on the U.S. 101 Freeway. The freestanding sign may be 35 feet in height and may include a 40 square foot per side commercial or industrial identification sign plus up to five tenant signs at no more than 20 square feet per side. The design of the sign must be compatible with the architecture and materials of the approved buildings in which it is located. Panels for signs must be aluminum with push through or channel letters. The aluminum face must be painted and textured to match the sign structure.
52 DRAFT | Airport North Specific Plan
For properties that maintain a property line with 600+ linear feet of frontage on the U.S. 101 Freeway two freestanding signs are allowed. The freestanding sings must be separated by 500 feet. Different tenants are allowed on each freestanding sign. • Monument signs -
Properties of 5+ acres may have a two-sided monument sign at the primary entrance that is 8’ H x 14’ W. The monument sign may have a center ID (40 SF Max.) and up to 6 tenants per face. Tenant signs may not exceed 3.5 square feet.
An additional monument sign is permitted on each of the other public frontages. This monument sign is limited to 6’ H x 10.5’ wide with a center ID (30 SF Max.) and 4 tenant signs at 3.5 square feet each.
The design of monument signs must be compatible with the architecture and materials of the approved buildings in which it is located. Panels for signs must be aluminum with push through or channel letters. The aluminum face must be painted and textured to match the sign structure. Monument signs must be placed between 10 and 20 feet from the adjacent curb face in a location that will not create a hazardous visual obstruction. • Wall signs -
Each business within the specific plan is allowed one wall sign per building frontage. Sign area is limited to 1.5 feet/linear foot of frontage along each façade to a maximum of 80 square feet. Signage from one façade may not be added to another façade. Wall signage should be placed centered on architectural elements of the façade as identified in a sign program, that has been approved by the Department of Community Development, for the building. Regardless of the allowed sign area, the signage should not occupy more than 70% of the area of the architectural feature.
Two-story multi-tenant buildings can have an additional building identification sign on one façade of the building. The building identification sign is limited to an area of 100 square feet.
• Office complexes -
A directory monument to aid in navigation may be installed at the drive entrances. The sign must be no taller than 6’ H and no larger than 16 square feet per face. • Hotels may have signage per CMC 17.04.110.D
• Place Identification (ID) –
• High-quality, place ID signs must be installed at the intersections of Springville Drive and Ventura Boulevard and the Central Avenue off-ramp. The sign should create a sense of place for the development and be artistic in design as well as architecturally compatible with the surrounding building’s architecture.
53 (3) Informational and Vehicular Control Signs
(a) All informational and vehicular control signs shall be of uniform design using Matthews Architectural Division’s Post and Panel Assembly 1 system or a sign system, of equal design which is specifically approved in writing by the City of Camarillo. Both posts and panels shall have a durable black finish. All lettering shall be Helvetica Medium, white. Red and yellow may be used for stop and yield signs, respectively.
(b) No informational or vehicular control signs shall have a panel face that exceeds 5 square feet in area per side.
(
c) No business name, symbol, or advertising of any sort shall be permitted on any informational or vehicular control sign.
(d) No informational or vehicular control sign shall exceed a height of 4 feet above the underlying grade.
(e) No informational or vehicular control sign shall be internally illuminated or illuminated from the ground.
(f) No informational or vehicular control sign shall be internally illuminated or illuminated from the ground.
(4) Prohibited Signs
The following signs are not allowed in the Airport North Specific Plan area:
● Inflatable signs or balloons
● Inflatable animals, whales, etc.
● Pennants
● Rooftop signs
● Pylon signs (pole signs over 25 feet in height)
● Projecting signs
● Magnetic signs
● Rotating or moving signs
● Flashing signs
● Pole signs
54 DRAFT | Airport North Specific Plan
54Airport North Specific Plan | D RAFT
H. Community Structure Plan
Airport North is situated on a site that is relatively flat and very visible from the adjacent Ventura Freeway.
The development plan for Airport North has been developed with this fact in mind. The first-time visitor will likely identify Airport North through a series of visual sequences starting with the freeway window, then with the entries at Las Posas Road, Springville Drive, or Central Avenue, and finally, within the project itself. The three major entries to Airport North will be designed to identify, unify, and create an aesthetic statement for the Airport North area. The landscape materials, architecture of the signage, and lighting will be cohesively integrated with development within the Airport North area. The entries shall utilize, sign monumentation, intense landscape color, and informal groves of evergreen and deciduous trees.
Before the vehicular traveler enters a particular business parking lot, the overall character of Airport North will be reinforced through the coordinated design and choice of landscape and paving materials, with an emphasis on special design elements such as entry wall signage and monumentation; vehicular-level street lighting, as well as pedestrian-level walkway lighting bollards. It is anticipated that this community structure plan will delineate a hierarchy consistency so that as phases of Airport North are constructed over the years, a design disparity will not occur.
55 Chapter V: Implementation
A. COURSES OF ACTION RESULTING FROM APPROVAL OF PLAN
The Camarillo City Council at its July 9, 1986, public hearing, approved an amendment to the General Plan Land Use Element, and the adoption of the Specific Plan, as well as the following implementing actions:
1. The Specific Plan shall not be implemented until deemed appropriate and timely by the City Council.
However, in no case shall the plan be brought back for consideration until a time period of five (5) years has passed from the date of adoption. At the end of the five-year period, the City Council will determine whether the plan should be allowed to be implemented. If the City Council determines the plan is not timely, it shall be continued for a time determined by the City Council, at the end of which time another re-examination will be made to determine if the plan is timely. If the City Council determines the plan should be implemented, the City Council shall establish the phasing program to be followed in its implementation.
2. That the Land Use Element of the General Plan be amended to designate the land included in the Airport North Specific Plan, GPA 85-3, as set forth in said plan with Alternative “B” for the McGrath property. The land use shall include an overlay to indicate the implementation program as set forth under Item 1 above.
56 DRAFT | Airport North Specific Plan
3. That the Airport North Specific Plan, GPA 85-3, be approved, and that the various design standards and programs set forth in said plan shall be adhered to and incorporated into the precise plan submitted to the city for consideration of approval.
4. That the developer is required to ensure that the general criteria set forth and principles incorporated into the Specific Plan area are addressed at the time of submittal of the precise development plan and that all utilities are properly addressed, traffic circulation and capacities will be available or improvements provided to ensure adequate flow, and that design incorporates the general setbacks, landscaping, and other features as set forth under the design criteria.
5. At the time of submittal of a precise plan, the city will consider the implementation of the zoning pattern to be established to assist in the implementation of the development program involving the subject site.
6. That an incremental traffic analysis be required for each development to ensure that the traffic projections set forth in the Specific Plan will be appropriately addressed and the incremental improvement required as a condition of approval.
7. That the land use pattern recommended by the Planning Commission is the less intense land use, which includes Alternative 2, and is an attempt by the Planning Commission to ensure that adequate street-carrying capacity will be available at the time of build out of the proposed project.
8. The traffic mitigation measures will be recommended to be part of the Specific Plan to be addressed with each individual project to be considered by the city for approval.
B. General plan Consistency
The Camarillo General Plan Land Use Element describes how the land use designated on the southerly side of the Ventura Freeway, northerly of the Camarillo Airport, and westerly of Las Posas to Central Avenue has been provided with a specific plan. In accordance with the Camarillo General Plan Land Use Element, this Specific Plan includes building separation to maintain an open feeling that presently exists, expansive setbacks, rolling landscaping, and pedestrian ways in keeping with the quality and standards established by the city. This Specific Plan also addresses phasing, implementation, and design criteria as required by the Camarillo General Plan Land Use Element.
The adoption of this Specific Plan and the associated General Plan Amendment will provide consistency of the Specific Plan with the amended General Plan. The General Plan designations for the Specific Plan area are industrial and commercial uses. Within the commercial use district, there are four zone categories:
office, mixed-use center, corporate office, and hotel. Within the industrial use will be the research and development zone which includes warehouse uses defined in Chapter III above. Automobile Center and Supporting Uses are included as permitted uses in both the commercial and industrial use areas of the Specific Plan. This Specific Plan is compatible with these uses. 57 C. SUBDIVISION MAP ACT; CMC CHAPTER 18
The Subdivision Map Act applies to the Airport North area. The development would be required to obtain approval of subdivision maps where properties are to be separately financed, sold, or otherwise conveyed.
The subdivision map will allow for the phasing of development and the creation of parcels for the various uses within the area. Further division of parcels for such developments as condominium offices would also be subject to the provisions contained in the Subdivision Map Act and CMC Chapter 18. The approval of subdivision maps would set forth the various conditions necessary to ensure the improvement of streets, utilities, drainage features, and other requirements of the city.
D. DEVELOPMENT PLANS
The process to secure development permits would include the submittal of grading/improvement plans, landscape plans, and building plans through the Public Works Department, Engineering Division, Department of Community Development, and Building and Safety Department, respectively. The plan checking of these plans will involve reviewing the construction drawings to ensure that they conform to the requirements of the Specific Plan, planned development permits, Building Code, Grading Code, and other city requirements prior to the commencement of construction.
E. STREET IMPROVEMENTS
West Ventura Boulevard has been designed and constructed in accordance with the design set forth within this Specific Plan, including the landscaping of the parkways and medians. At that time that internal streets are constructed, the full street width and parkway planting would be required to establish the corridor through the development area. This would ensure the initial linkages of the walkway system and the street tree program during the earliest phases.
F. MAINTENANCE
It is important to ensure that proper maintenance would be provided once the areas within the park have been developed. The development standards within this Specific Plan require that each of the individual sites be properly maintained to ensure that planting areas, parking areas, and buildings will receive proper maintenance. It is suggested that before development, property owners shall collectively establish a master declaration establishing covenants, conditions, and restrictions, as well as the formulation of a property owner’s association with the power to levy assessment for all common area within the Specific Plan area.
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G. AMENDMENT
1. Requirements and Procedures
This plan may be amended at any time in the same manner and by the same process by which the plan was originally adopted. Said amendment or amendments shall not require a concurrent General Plan amendment unless, by determination of the Director of Community Development or higher authority, the General Plan goals, objectives, policies, or programs would be substantively affected by the proposed change. An environmental information form shall be prepared, but the presumption is that, only if intensification of development beyond the adopted Specific Plan threshold were to be approved, would a focused supplemental EIR be required.
2. Administrative Actions
Certain changes to explicit provisions in the Specific Plan may be made administratively by the Department of Community Development, subject to appeal to the Planning Commission and, subsequently, the City Council. These changes include:
a. The addition of new information to the Specific Plan maps or text that does not change the effect of any concepts or regulations.
b. Changes to the community infrastructure, such as drainage, water, and sewer systems which do not have the effect of increasing or decreasing development capacity in the Specific Plan area, nor change the concepts of the Plan.
H. PROCESSING
Refer to the CMC for the procedures embodied under the Commercial and Industrial Planned Development Process.
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A-1
Appendix A: Summary of Changes
ADOPTED by the City Council of the City of Camarillo by Resolution 86-83 adopted July 9, 1986
AMENDED by the City Council of the City of Camarillo by Resolution 92-170 adopted November 18, 1992
AMENDED by the City Council of the City of Camarillo by Resolution 97-64 adopted March 26, 1997
AMENDED by the City Council of the City of Camarillo By Resolution 98-193 adopted October 14, 1998
AMENDED by the City Council of the City of Camarillo by Resolution 2000-180 adopted August 23, 2000
AMENDED by the City Council of the City of Camarillo by Resolution 2000-204 adopted October 25, 2000
AMENDED by the City Council of the City of Camarillo by Resolution 2001-189 adopted December 12, 2001
AMENDED by the City Council of the City of Camarillo by Resolution 2003-51 adopted April 9, 2003
AMENDED by the City Council of the City of Camarillo by Resolution 2007-112 adopted September 12, 2007
AMENDED by the City Council of the City of Camarillo by Resolution 2016-116 adopted September 28, 2016
AMENDED by the City Council of the City of Camarillo by Resolution 2019-1 adopted November 8, 2023