Prepared for:
THE CITY OF CAMARILLO
Department of Community Development
601 Carmen Drive, Post Office Box 248
Camarillo, CA 930110
(805-388-5360)
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
AIRPORT NORTH SPECIFIC PLAN
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 Commented [PM1]: Moved to appendix Title Page
I. INTRODUCTION… .............................................................................................................. 1 A. Project Description and Location ......................................................................... 1 B. Authority and Scope… .......................................................................................... 1 C. Purpose… ............................................................................................................... 1 II. SPECIFIC DEVELOPMENT PLAN… ............................................................................... 3 A. Purpose… ............................................................................................................... 3 B. Issues, Constraints and Opportunities… ............................................................ 3 C. Plan Design Objectives… ..................................................................................... 6 D. Land Use Plan ........................................................................................................ 6 E. Circulation Plan… ................................................................................................ 10 III. DEVELOPMENT REGULATIONS… .............................................................................. 15 A. Introduction ............................................................................................................ 15 B. Definitions… .......................................................................................................... 15 C. General Provisions… ........................................................................................... 15 D. Permitted Uses – Purpose .................................................................................. 17 E. Permitted Height Zone Exhibit… ........................................................................ 18 F. Building Coverage… ............................................................................................ 18 G. Landscaping Requirements… ............................................................................ 21 H. Building Setbacks… ............................................................................................. 26 I. Parking Requirements ......................................................................................... 26 J. Minimum Lot Size Per Zone… ........................................................................... 27 IV. DESIGN STANDARDS… ................................................................................................. 28 A. Introduction ............................................................................................................ 28 B. Architectural Style… ............................................................................................ 28 C. Site Design Guidelines… .................................................................................... 37 D. Parking/Loading Facilities Guidelines… ............................................................ 39 E. Lighting .................................................................................................................. 41 F. Walls… .................................................................................................................. 42 G. Signage.................................................................................................................. 42 G.H. Community Structure Plan
V. COMMUNITY STRUCTURE PLAN… ............................................................................. 47 A. Entries… ................................................................................................................ 47 B. Roadways… .......................................................................................................... 47 C. Intersections… ...................................................................................................... 47 D. Open Space/Parking… ........................................................................................ 47 VI.V. IMPLEMENTATION… ....................................................................................................... 52 A. Courses Of Action Resulting From Approval Of Plan… ................................. 52 B. General Plan Consistency… ............................................................................... 53 C. Subdivision Map Act; CMC Chapter 18 ............................................................ 53 D. Development Plans .............................................................................................. 53 E. Street Improvements ............................................................................................ 54 F. Maintenance.......................................................................................................... 54 G. Amendment… ....................................................................................................... 54 H. Processing… ......................................................................................................... 55 I. Phasing Plan ......................................................................................................... 55 Appendix A: Summary of Amendments
List of Exhibits
1 – Regional LocationContext… ................................................................................... 2 2 – Existing Utilities ......................................................................................................... 4 3 – Land Use Plan… ....................................................................................................... 7 4 – Property Boundaries ................................................................................................. 8 Table of Contents
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5 – Circulation Plan… .................................................................................................... 11 6 – Permitted Height Zones… ..................................................................................... 19 7 – (Deleted)
8 – Community Structure… .......................................................................................... 49 9 – Street Sections… ..................................................................................................... 51 10 – Phasing Plan… ........................................................................................................ 56 Table 1 - Airport North Alternative Land Versus Development Comparison ............ 55 1 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 on the south side of the Ventura Freeway (U.S. 101) westerly of Las Posas Road. The western boundary of the Specific Plan area is a private drainage channel located on the McGrath property.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 designations on the property is currently designated agricultural with an urban reserve overlay. This designation of the General Plan is intended to be used as an interim designation prior to the conversion from its current designation to the designations proposed by this Plan. This conversion may only occur with the introduction of a Specific Plan. includes Industrial (Research & Development), General Commercial, and Office 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, corporate image, business quality business park, with unique development patterns, combining research and development type uses, office, corporate, automobile centers, m Mixed-uUse and hotel uses. The City Council, in authorizing the consideration of the General Plan amendment, directed the preparation of the Specific Plan for the property for consolidation in accordance with the General Plan Amendment (GPA) process.
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 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, when adopted, will 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. 2 This Specific Plan process provides the governmental agency and the landowners with a participating role in the actual planning process. This should foster a coordination of public and private planning efforts and establish a cooperative partnership betwee n developers, property owners, and governmental planners to define and implement local planning decisions which address local needs and concerns, while at the same time, supporting jurisdiction-wide goals and policies embodied in the General Plan.
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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 a number of design objectives to guide development of the Specific Plan area and create a planned business area harmonious with the natural environment, adjoining industrial a rea, the nearby Leonard Specific PlanCamarillo 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, the 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.
The issues which 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 glidescope navigational easement associated with the airport.
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5. Water, sewer, gas, phone and electrical power lines only exist along the southern and eastern site boundaries. See Exhibit 2 and discussion of existing utilities in the accompanying EIR.
6.5. Visual sensitivity.
7. Present drainage facilities, i.e., the Camarillo Hills Drain which runs along the southern boundary, has limited capacity and may require more modification to handle additional runoff as approved by Ventura County Flood Control District.
8.6. Extremely deep lots currently served by a single frontage road, West Ventura Boulevard.
9.7. The soils on the site render the property unusable during rainy winter months.
Opportunities
1. Increase employment base of 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 which 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 western 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.
6.8. Drainage facilities installed in West Ventura Boulevard in 2015 are sized to allow for planned development within the Specific Plan area.
7.9. Ensure that both large single users and smaller multiple users can be accommodated.
8.10. Comprehensive planning to reduce incremental development costs and processing time.
9.11. Vary the existing topography and add new vegetation to create interest and diversity in the plan.
10.12. Enhance all project entries with quality landscaping.
11.13. Develop the land use plan to allow maximum high -quality office, corporate , automobile center, and mixed- use architecture to be visible from the freeway "window." 7 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, adjoining business parks in conformance with the city's Heritage Zone.
3. To achieve a continuity of design within the Airport North area and 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.
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 which 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 of fice 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 (Prof essional 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, and 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.) Formatted: Not Expanded by / Condensed by
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10 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 use category is the largest single category of uses within the Airport North Specific Plan area. The category is intended for development of a wide range of light industrial, research, precision machinery and manufacturing. The research and development area is intended to continue the theme of a quality development. The site development standards applied to this area will assure quality development with operations contained within buildings.
Mixed-Use Centers: These use areas are intended for the development of commercial uses which will serve 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 assure ensure the special design and location of these areas.
Commercial Uses : This use category would provide a full range of commercial uses to be established in commercial center s. 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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11 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 which they will serve.
5. To plan a street system which 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 which 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, are related to actual need, 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 on in Exhibits 5 6 and 7 later in the next section, following page III-118. These This exhibits refines the size and locations of land uses as they now relate to the circulation system. Precise alignment, including the design and street sections for the proposed freeway interchange as well as all secondary arterial and industrial streets, shall be established during the planning review process or at the time of design approval for the new interchange. 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 westernmost 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 (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. 12 On- and off-ramps merge with the existing 101 Freeway northbound and southbound travel lanes.
The Los Posas interchange overcrossing connects Ventura Boulevard on the south, while to the north, the connection is with Daily Drive.
(U.S. 101/Springville Drive Interchange proposes construction of a conventional diamond interchange with what would initially be a three-lane overcrossing. New on- and off-ramps would merge with the existing 101 Freeway northbound and southbound travel lanes. The interchange overcrossing would connect with the easterly and easterly extension of Verdulera Street and Ventura Boulevard, respectively, while to the north, the connection would be in the westerly extension of Ponderosa Drive. The overcrossing could be widened to six lanes (two through lanes in each direction and dual left-turn lanes) in the future if needed. 13 14
The streets within the Airport North Specific Plan area would beCentral Avenue, Springville Drive, Las Posas Road, and Ventura Boulevard are classified as secondary arterial and primary industrial streets in accordance with the city's Circulation Element. street sections. The secondary arterial (Ventura Boulevard) street would be relocated southerly where it would join with the easterly terminus of Verdulera Street. As proposed, Ventura Boulevard would forms the major backbone for carrying 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 easterly 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. traffic from the existing industrial development on the west and would connect with the recently- completed westerly end of Ventura Boulevard located south of the Camarillo Town Center, and west of Las Posas Road. This street section would have 94 feet of right-of-way and would include 4 travel lanes, appropriate turn pockets, bike lanes and a raised median. The plan provides for two alternate designs of the Ventura Blvd/Springville Road intersection, curving Ventura Boulevard to the north or to the south adjacent to the airport.
The street sections as shown on Exhibit 5, also provide for an industrial street width to allow for two-way traffic. This section would be used for the streets which interconnect the Mixed -Use Centers with the extension of West Ventura Boulevard into the McGrath property. This street would include a street section consisting of 72 feet of right-of-way, which would allow for 4 travel lanes (52 feet of roadway), 10-foot parkways, and appropriate left-turn pockets.
The frontage road between Las Posas and the future Springville Road may be shifted easterly and developed as a private street as an alternative to facilitate signalization of its intersection with Ventura Boulevard.
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.
This is especially important for those uses in the central portion of the development along the secondary arterial road (West Ventura Boulevard). 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 tofor 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.
4. Off-Site Improvements
It is recognized that the freeway interchange at Las Posas Road and U.S. Highway 101 Central Avenue currently operates at Level of S service (LOS) levels from A to D., 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 15 desired minimum service level is Service Level C.
An EIR prepared for the The development of the Airport North Specific Plan determined that the 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. will result in more traffic at peak periods at the two previously mentioned freeway interchanges. Prior to the approval of any development plan, an up -to-date traffic report will be required. The traffic report will address peak-hour traffic volumes at the interchanges to determine the level of mitigation required for that phase of development. If the time is such that interchange improvements have occurred, then traffic circulation would be greatly improved on the Airport North property. If not, certain improvements would be required as appropri ate to lessen and potentially alleviate traffic concerns on the two freeway interchanges.
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, except as not ed herein, as set forth in CMC Chapter 19.44;
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 300 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 in Airport North.
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.
Sidewalks
It is considered desirable to create a circulation plan and sidewalk system consistent with the adjacent Leonard Specific Plan area. The following standards from the Leonard Specific Plan are incorporated:
The circulation plan for the Leonard Specific Plan provides 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 encoura ge non -vehicular movement throughout the site. The sidewalks will link buildings to the landscaped areas and provide for a separation for pedestrians from vehicular areas.
16 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 the secondary arterial and along both sides of each of the industrial streets within the site, e xcept where they abut the freeway.
The sidewalks along the streets will be located in the 40- foot landscaped building parkway area.
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 b ermed landscaping which will separate the walk from the parking area or public street. Ramps are required in lieu of steps or curbs, as the sidewalk will also double as a bicycle route.
Other sidewalks will occur around buildings to provide for pedestrian access. Ramps shall be provided to accommodate disabled people the handicapped 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 commercial core area 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. 17 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 property. Standards and guidelines are designed to be compatible wi th 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, so as 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.
B. DEFINITIONS
The definition section provided for in Chapter 19 of the CMC is incorporated into this Specific Plan.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 including the sales and service of pre -owned vehicles associated with each factory -authorized national franchise. Supporting uses include o ffices, café/market, and uses ancillary to auto sales such as, but not limited to, 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.
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, 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 which ser ves to protect public safety or to be in conformance with the city’s Building Code shall apply, a nd 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 master planned curb location to the foundation point of the 18 closest structure.
3. If an issue, condition or situation arises or occurs that is not sufficiently covered or provided for or to be clearly understandable, those regulations of the CMC that are applicable for the most similar issue, condition or situation shall be used by the Planning Commission as guidelines to resolve the unclear issue, condition or situation. This provision shall no t 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 Planning Commission on the subject appeal.
6. Exceptions to height limitations contained in the Specific Plan apply to only antennas, chimneys or other architectural appurtenances required for the screening of rooftop equipment.
7.6. 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:
1. 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;
2. 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;
3. 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;
4. No additional structure not conforming to the requirements of this Specific Plan shall be erected in connection with such non-conforming use of land;
5. Farming operations which will be considered an interim use.
8.7. 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:
19 1. No such non -conforming structure may be enlarged or altered in a way which increases its non-conformity, but any structure or portion thereof may be altered to decrease or not affect its non-conformity;
2. 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;
3. 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.
9.8. 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 - PURPOSE
These regulations will serve as the primary mechanism for implementation of the approved land uses for 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. corporate offices and research and development (R & D) use as well as the Mixed -Use center and commercial land uses.
Principal land uses for Airport North shall be Research and Development, Office, Corporate Office, Mixed-Use Service Commercial and a Hotel site 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.
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20 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) and should devote a minimum of 35 percent of the gross flo or area to one corporate user. (This is a general rule, not an enforceable standard.).
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 the local Specific Plan area business public and preserve the integrity of the other properties within Airport North Specific Plan. Specified uses are those uses outlined in the Chapter 19.26 (Commercial Planned Development) of the CMC as well as the Automobile Center and Supporting Uses..
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.
E. PERMITTED HEIGHT ZONE EXHIBIT
Building Height: Building heights within the Airport North Specific Plan area shall be limited to a maximum number of floors 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:
Number of StoriesHeight
Zone
Maximum Building Height
1 Story 20 feetPer
aviagtion
easement up to 35
feet
2 stories 35 feetPer
avigation
easement up to 40
feet
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21 3 50 feet
Special purpose buildings requiring heights in excess of 50 feettwo stories may be considered under a conditional use permit in accordance with the zoning provisions contained in Chapters
19.22, 19.26 and 19.28. In no case shall building heights (including architectural features) exceed established avigational easements.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 form 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 the avigation easements.
F. BUILDING COVERAGE
The ground floor area of all building and structures shall not occupy more than the maximum allowed by the underlying zone. 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.
22 23
(Exhibit 7 was deleted under GPA 2003-1)
24 G. LANDSCAPING REQUIREMENTS
The conceptual landscaping plan for the Specific Plan area is depicted in the Community Structure Exhibit (Exhibit 8). The following General Landscape Requirements will apply for 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 re gular watering of all plantings.
2. All landscaped areas shall be provided with a suitable, permanent method of irrigationdrip irrigation or bubblers for shrubs.
3. Irrigation systems shall consist of piped water lines terminating in an appropriate number of emitterssprinklers to ensure a sufficient amount of water to plants within the landscaped areas. Sprinklers shall be spaced to ensure a complete coverage of the landscaped area.The system shall be designed to be in complian ce 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 areas contain 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:
1. The dimensions and square footage of each planting area.
2. Identification of each plant (common and botanical name) at the planting area; the number of each, and container size.
3. The permanent irrigation system, including all pipe sizes, and type and size of all sprinkler heads.emitters (overhead spray is not allowed).
4. 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 - In order 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 places at the corners of intersections and primary entrances to the Specific Plan area.15- gallon size.
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 25 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:
1. 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 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:
Turf
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 to the Mixed-Use Center 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 and parking or 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 with trees, and shrubs along the parking lot edges. Project entries around driveway access points shall be planted with shrub species identical to Formatted: Not Highlight
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26 adjacent street edges. Seventy-five percent (75%) of the trees shall be 24”- box size; and 25 percent (25%) of the trees shall be 15-gallon size36”-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:
Turf
Potentilla verna (Spring Cingufoil)
Carpet of Stars – Ruschia
Silver Carpet – Dymondia Margaretae
2. 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 groundcover ground cover will be established below trees.
Also 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 McGrath propertySpecific 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:
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27 Tristania conferta (Brisbane Box)
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
Groundcover:
Carissa grandiflora tuttle (Dwarf Natal Plum)
3. 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)
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28 Special Paving
Special/enhanced paving may be utilized and is encouraged at project entries.
The special paving will highlight the entry by providing a visual and textural contrast to the surrounding paving materials.
4. Landscape Materials
In addition to those already specified, the following shrubs and, ground covers, and lawn 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 and can be used to complement lawn areas.
Hedera Helix ‘Hahn’s’ (Hahn’s Ivy)
Hypericum calycinum (Aarons Beard)
Potentilla verna (Spring Cinquefoil)
Vinca minor (Dwarf Periwinkle)
5. 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. 29 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)
• 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 (spot or flood lights concealed in landscapingper CMC 19.47)
• Onsite road/parking light standards
• Pedestrian pathways (bollard lights)
• Landscape lighting (spot or flood lights concealed in landscaping) • Signage lighting (self-contained or concealed in landscaping) In addition to the above considerations, each zoneall uses within the Specific Plan shall provide 15% have slight variations in landscape coverage due to the nature, location , and visibility, and desire for high quality design within the Specific Plan area. of the uses. The following indicates the percentage of minimum net usable landscaping coverage required for each property per its land use designation. This does not include parkways and medians, but credit for on-site parking lot landscaping is given.
Land Use
Minimum Net Usable
Landscape Coverage
1. Research and Development 15%
2. Corporate Office 15%
3. Office 15%
4. Mixed-Use Center 15%
5. Hotel Support Commercial (H-C) 15%
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30 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 permitte d 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 s uch 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. Greater setbacks than the required minimum setback shall be provided where buildings exceed 40 feet in height and the added setback shall equal the amount of the added height. Architectural elements not causing additional useable square footage (e.g., tower, etc.) are excluded when calculation the ultimate building height.from this provision.
I. PARKING REQUIREMENTS
AIRPORT NORTH PARKING REQUIREMENTS
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
Automobile Center
One space for every 500 750 square feet of gross
floor area; research and development uses may
devote up to 20 percent of the floor space for use as
office in primary activity and provide one parking
space for every 7500 square feet of gross floor area;
any area above the 20 percent factor used for office
shall provide one parking space per 250 square feet of
floor area. These percentages for parking may be
adjusted by city staff to accommodate actual needs of
specific users.
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. 31 J. MINIMUM LOT SIZE PER ZONE
1. Research and Development 1 acre
2. Corporate Office 2.5 acres
3. Office 1 acre
4. Mixed-Use Center 30,000 square feet
5. Hotel, Support Commercial For Hotel = 1 acre
For Commercial = 1 acre
32 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 which 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 could include the following early California styles: Mission, Monterey, Early California, Mediterranean, Colonial 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 community goals of the Specific Plan and the City Council.as expressed in the applicant’s description.
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) Early California Colonial Spanish . Most of these styles incorporated some common architectural treatments and elements. It is these elements which make up the basis for the design guidelines for Airport North.
The conceptual architectural design which resulted for Airport North reflects the themes of early California architecture with some very 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 persons 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 33 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.
1. Building Elements
The qualities and design elements for buildings that will objectively meet the requirements of the architectural styles include:are most actively encouraged are:
• 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 120 square inches in cross-section
• Plazas
• Regular or traditional window rhythm
• Brick, natural stone or precast concrete accents
• Landscape planters adjacent to building
34 The elements to avoid or minimize:
• Except for Automobile Centers, large parking lots should not be visible from the freeway.Large, extremely deep front setbacks (visible from the freeway) with vast amounts of parking located there
• 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 basically an unlimited supply of elements available to the designer. Some of the most desirable element applications are:
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)
35 36
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
37 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
1. 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.
• In order to To create an economic and environmental “future for the past” architecturally, a combination of clear glass and strategically-placedstrategically 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 help 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 crushed rockwhite cool roof membranes or similar materials. Vents and parapet screen walls shall be painted to match rockwhite. • 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 inches in cross- section. • Solar panels should be integrally incorporated into roof forms or tucked behind parapet walls.
38 • 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. • Window rhythm should be traditional, regular type placement. Modern, irregular rhythm is discouraged.
• Pedestrian scaled plazas are strongly encouraged for both retail and office uses. • 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.
39 • Each elevation shall have a well -designed appearance and shall blend well with the other elevations. No stagefront treatment shall be acceptable. 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 façade. .
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 Airport North Specific Plan area.
• Natural colors in slightly varying earthen colors and off-whites and natural concrete colors of beige shall be utilized over most 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 may 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 plainly visible from a public right-of-way or from an adjacent property. It shall be hidden by use of parapets or enclosures with a materials and form forms integrated with and equivalent to comparable with 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.
40 • Solid-to-void, or expressed as wall -to-window, ratio in the Airport North Specific Plan should promote architecture which 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.
2. 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 limi ted 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 Crushed
rockMembrane or
similar material
Color to match tileWhite or other light
color
Walls Stucco Off-white or beige,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
41 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
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 building 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.
42 43
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 sectionArea Berm.)
44 • 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.
• 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 and side lot areas . If a loading area must be located in the front of the buildinga side area, the buildingit must be shall be setback an appropriate distance to avoid having delivery vehicles encroaching into the public right -of-wayand 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 exists only. All entries shall have enriched paving bands.
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45 • All outdoor refuse collection areas shall be visually screened . Screening enclosures are to be designed in compliance with the City’s most current version of Standard Detail S -1) or similar desgin as approved by the Communiyt Develolpment Director. to a vertical height of six feet. Planting shall be utilized to soften screen enclosure 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 archit ecturally compatible with the building design andstucco stud wall with plantings used to soften screen 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. • All parking areas shall provide landscaped areas with trees per the schedule below.
• Design parking areas so that pedestrians walk parallel to moving cars. • 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.Parking Lot Landscaping.
46 The following schedule delineates how many trees are to be located in parking lot areas.
Land Use Area Trees Per Ten Parking Spaces*
Corporate Office 2
Mixed-Use Center 1
Research and Development ½
These trees may be clustered for design effect.
* Each tree must be located in a planter area of not less than 24 square feet with a minimum width of four feet (4’).
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. Parking lot lights should be secondary to the illumination of buildings and landscaped features. • 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
• fiberglass panels
• metals other than wrought iron
• The following materials should be used for walls:
• stucco with decorative cap
• split face block
• perimeter walls may be earthtone slump stone block with pilasters and decorative caps
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47 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 themecontrols and overall landscape concepts within this Specific Plan.
1. Principals for Review
1. The overall goal for implementation of the sign program is to be compatible with the visual image and architectural design within the Specific Plan site. 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
2. “Human scale” shall be maintained.
3.1. Signage for individual buildings shall not be allowed to conflict or interfere visually with other signage.
4.1. Signage shall contain only that information necessary to identify the primary elements on the lot on which the signs are located.
2. General Provisions
1. Signage for individual buildings shall not be allowed to conflict or interfere visually with other signage.
2. 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.
1.3. 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 that the regulations spelled out in this specific plan..
48 2.4. A sign shall be defined as including all parts, materials, frame and backgrounds, measured to the nearest geometric configuration.
3. Logos or identification symbols shall be considered signs. Sign information will be limited to tenant’s trade name, logo and/or logo type. The use of advertising or brand names will not be allowed, unless specifically approved by the Department of Community Development.
4.5. All signs and their supporting structures shall be enclosed, structurally safe, and maintained in good condition.
6. All freestanding permanent 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)suitable for outdoor use and provided with UV resistance to fading, paint or compatible weather -resistant material subject to review and approval. All cabinets, conductors, transformers or other equipment must be concealed from public view.
5.7. 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.
6.8. All signs and their supporting structures shall comply with the California Building and Electrical Codes as adopted by the City of Camarillo.
7. The following limitations shall apply to temporary signage:
9. All temporary signage shall be in direct compliance with the CMC 17.04.090.
3. 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 industria l 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.
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 Formatted: Numbered List Level 2, Indent: Left: 0",
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49 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.
8. The following limitations shall apply to individual business signage:
Individual business signage shall either be a detached monument sign (for a single use) or wall-mounted sign (for a single use). No pole signs are permitted. (1) Detached Business Identification Signs
(a) Detached business identification signs shall be limited to the display of the name and/or symbol of the business or businesses occupying the site. No messages or advertising of any kind, including but not limited to, advertising of products, services, or job openings shall be permitted.
(b) No more than one detached business identification sign shall be permitted on each street frontage of a development parcel.
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50 (c) No detached business identification sign shall exceed a sign area which is 80 square feet. The sign area is defined as the area of the surface or surfaces which displays letters or symbols identifying the business development occupying the site, or when th e sign is of freestanding letters, the single rectangular area which fully encloses all letters or symbols identifying the business center occupying the site. The sign area shall not include the base or pedestal to which the sign is mounted.
(d) All detached business identification signs shall be permanent “ground hugger” type signs and shall not exceed a height of six feet above the underlying finish grade.
(e) All detached business identification signs shall be of such materials and design to be compatible with and complementary to the on-site design concept, as well as landscape and physical design features. (f) Illumination - Detached business identification signs may be illuminated by continuous and uniform internal illumination, back lighting, or ground lighting. No flashing or moving lights will be permitted. No unprotected lamp providing sign illumination shall be directly visible when viewed at any angle from a distance of 20 feet or more. No sign illumination shall cast a glare which will be visible from any street or access drive.
(g) Location - Detached business identification signs must be located within 20 feet of a fronting street and the access drive, but shall not exceed 30 inches in height when located in the first 10 feet adjacent to the access drive closest to the street.
(h) Business Identified - The detached business identification sign shall display only one business name of the name of the development itself. Multi-tenant freestanding signs are prohibited. (2) Building-Mounted Business or Building Identification Signs (a) Building-mounted business or building identification signs shall be limited to the display of the building name or the name and/or symbol of the business occupying the site. No message or advertising of any kind including, but not limited to the advertising of products, services or job openings shall be permitted. (b) No more than one building-mounted sign shall be permitted for each business located on a development parcel and shall be restricted to below second-floor level. Only the major tenant or business may have a sign located above first floor in the case of a multi -story building.
(c) Business or building identification signs may be mounted to any vertical surface of a building or building -associated wall provided such signs appear as an integral part of the overall architectural and site design concept.
(d) The sign area of building -mounted business or building identification signs may not exceed an area equal to one and one - half (1½) square feet of sign for each foot (1') of lineal frontage of 51 the building or store. However, no sign shall exceed 120 square feet of area, nor comprise more than 10 percent of the area of the elevation upon which the sign is located. The building mounted sign area is defined as the area of the surface or surfaces which displays letters or symbols identifying the business or businesses occupying the site or when the site, is of freestanding letters, the single rectangular area which fully encloses all letters or symbols identifying the business or businesses occupying the site. (e) The single building-mounted business sign shall not extend beyond a height above the ground floor which is maximum building height permitted by the Airport North Specific Plan. (No rooftop signs.) (f) Building-mounted business or building identification signs may be illuminated by internal illumination or backlighting provided that the color and intensity of such lighting appears as an integral part of the overall architectural and site design concept. No sign illumination shall cast a glare which will be visible from any street or access drive.
(3)(1) 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 and , white in color. Red and yellow may be used for stop and yield signs, respectively.
(b) No informational or vehicular control signs shall have a panel face which 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)(2) 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
• Signage in or on windows facing the freeway
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52 • Signage painted directly onto windows or exterior walls • Pylon signs (pole signs over 25 feet in height)
• Projecting signs
• Magnetic signs
• Rotating or moving signs
• Flashing signs
• Pole signs
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.
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53 V. COMMUNITY STRUCTURE PLAN
Exhibit 8 depicts visual improvements throughout the Airport North Specific Plan area which form the basis for the Community Structure plan. Airport North is situated on a site which is relatively flat and very visible from the adjacent Ventura Freeway. Th e 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 either Las Posas Road or at Bajo Agua, and finally, within the project itself. These break down into the components which will form the community structure framework. They include:
1. Entries
2. Roadways
3. Intersections
4. Open Space/Parking Areas.
A. ENTRIES
There are two major entries to Central Airport North, one on Las Posas Road and one at Bajo Agua Roadways. There is one major entry at the McGrath property at Central Avenue. The entries will be designed to identify, unify and create an aesthetic statement for the Airport North area.
The landscape materials, architecture used in the monument signage, and lighting will be cohesively integrated with development within the Airport North area. The entries shall utilize enhanced paving, sign monumentation, intense landscape color and informal groves of evergreen and deciduous trees.
B. ROADWAYS
The streets within Airport North will form the second unifying element of the community structure.
As delineated in the circulation section of this plan, the streets will be classified as collector and local streets in accordance with the city’s Circulatio n Element street sections. These street sections are also in concert with the Leonard Specific Plan. Appropriate landscaping in conformance with the Landscape Concept for Airport North would be utilized within parkways and medians. These streets shall have informal tree massing rather than regular, even-spaced design.
The cross-section drawings (Exhibit 9) depict the major roadways for Airport North.
C. INTERSECTIONS
Once again, 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.
D. OPEN SPACE/PARKING
One of the basic rationales for providing the numerous open space/parking nodes at the southern edge of the Specific Plan area adjacent to the Camarillo Airport is to reserve space which may be used at a later date for vehicular or airplane access to Camarillo Ai rport. In the meantime, however, the area should be utilized for parking and open space uses. The open space 54 utilization should either provide a quiet, passive space for lunchtime or an active court space such as sand volleyball.
55 56
57 58
VI.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.
1. 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.
2. 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.
3. That the developer is required to ensure that the general criteria set forth and principles incorporated into the Specific Plan area are addressed at time of submittal of the precise development plan and 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.
4. That 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.
5. That an incremental traffic analysis be required for each development to insure that the traffic projections set forth in the Specific Plan will be appropriately addressed and the incremental improvement required as a condition of approval.
6. 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 insure that adequate street -carrying capacity will be available at time of build ou t of the proposed project.
7. That 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 59 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 Camarillo General Plan Land Use Element lists nine goals for the city. This Specific Plan directly implements one of these goals and indirectly implements many of the remaining eight goals. The goal directly implemented concerns the preparation of a Sp ecific Plan. It states:
That the land use designated on the southerly side of the Ventura Freeway, northerly of the Camarillo Airport, westerly of Las Posas to Central Avenue be considered for inclusion into a Specific Plan. The property during the interim period would be classif ied as “urban reserve” for consideration of various commercial and industrial uses. Points of consideration during review of the Specific Plan should be to include building separation to maintain an open feeling which presently exists, expansive setbacks, rolling landscaping and pedestrian ways in keeping with the quality and standards established by the city.
The Airport North site covers approximately two-thirds of the area described above.
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 current General Plan designations for the Specific Plan area is Agriculture with an Urban Reserve overlayare 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. This overlay designates land in transition from one use to another use not yet determined. According to the Camarillo General Plan, the conversion of land in the Urban Reserve overlay from one use to another can only be accomplished through the Specific Plan process.
The Camarillo City Council initiated the Specific Plan process for the Airport North site. The approved Specific Plan, along with the accompanying General Plan Amendment, will provide the new land use designations for the site.
These new designations will be commercial and industrial uses. Within the commercial use district,, there are four zone categories: office, mixed-use center, corporate office, and hotel and commercial support zones. Within the industrial use will be the research and development zone.
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, leased, 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,offices would also be subject to the provisions contained in the Subdivision Map Act and CMC C hapter 18. The approval of subdivision maps would set forth the various conditions necessary to ensure the improvement of streets, utilities, 60 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 requ irements 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. With each increment of development, West Ventur a Boulevard would be required to be improved in accordance with the design set forth within this Specific Plan, either in its entirety, or in a phased plan approved by the city. This would include the landscaping of the parkways and median. At that time that internal streets are constructed, the full street width and parkway planting would be required in order to establish the corridor thr ough 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 Specific Plan 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 owners association with the power to levy assessment for all common area within the Specific Plan area.
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 intensi fication of development beyond the adopted Specific Plan threshold were to be approved, would a focused supplemental EIR be required.
1. Administrative Actions
61 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:
1. The addition of new information to the Specific Plan maps or text that does not change the effect of any concepts or regulations.
2. 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. (See paragraph in Leonard Specific Plan.) I. PHASING PLAN
1. General
The phasing for development of Airport North is broken into three separate phases (Exhibit 10).
Phase I is comprised of properties 1, 2 and 3. These three properties represent 29 acres or 14 percent of the total Specific Plan area. Approximately 13 percent of the total development will be established when Phase I is complete.
Phase II is comprised of Properties 4 -8. These five properties represent about 89 acres or 41 percent of the total Specific Plan area. Approximately 55 percent of the total Specific Plan development will be established when Phase I and Phase II have been built out.
Phase III is comprised solely of the McGrath Property. This property comprises about 98 acres or 45 percent of the total Specific Plan area. The development potential on McGrath represents 45 percent of the total development.
TABLE 1
AIRPORT NORTH ALTERNATIVE
LAND VERSUS DEVELOPMENT COMPARISON
Development Percent of Total
Acreage
Percent of Total
Square Footage
Phase 1 (Properties 1, 2 and 3 14% 13%
Phase II (Properties 4-8) 41% 42%
Phase III (McGrath) 45% 45%
Totals 100% 100%
62