trExhib
_:)
Fs
srso0)-qqE-'t (/)
@
..1
urEfc,
c
.g
0-
rtr
oa(r,
o
'o
(0
(,
oEF
(!
.E
Ea
o
rirc
;:ili
EEEiIE
@y
iiri
E
i
!
!
I
I
I
Ii a
a
Ix
h
\
tl
it
*lt
E,
!
E
*
II
:I!
II!
t
i
P
t
I
t
I
I
os e€q l
m@
@@
@@Gtr)ED T
i
td
i'
I
I
-l
itr
:" :1, '
'- ., n
a_
$
EE
5;
?
E
g
I
II
i
E
t
I
!
E
l
-a
,III
I
!!
i',rll
iil
)
tt
tI
I
I
iI
-a
II
i
I
I
T-T]iFI=:tt I
Lt
i
!
(us)
rgX
tr +)
es?#
nz tB
+ra
C;)
L)
o
-(E: ';-1 bD
= nt .._r
o:t1
FJ6co
3 IL
uJ
zoo2
a
L],J
o
a
s
Ltl
|-
lrJ
B
d
Fo-
UJ
ozo
z(,
ulozI
t)ul
IF
&.
z
(
@
J
i
I
!
5 U
GJt..-,.-
Exhibl
o+-_-_
i
it
I
t!
I
tt
o_____
o-__
o_-
t
,?fr
vz
J
.t_
;:
E
T
I
II
II
EIilII
EI
I
I
(
I
i
I
)
I
I
QC
ES
6oaE
bB
?ao>.o3g
o(,
o)
,sF
t"
@t
a0)-
USE
HE.5
E?S
6t
lltc.
=I
thco_E.qdiiodE5g>.o
Lto
t
6 ooLF
I
8 I
III
E
iI
E
q
5i
II
lr
II
;
:
II
5r
II
E
i
E
I
!
@@@@
\
E
Er
/r
__l @I-II
I
I
I
I
!
I {
L
I
!
I
!
@
iI
I
II
!
I
I
I
o
o
Exhib
\
\\
\\
IIIII'I'II
IttItIt!IIIIIIIItIIIIItIIIIIII!
to its proximity to the other retail centers, generally reducing overall vehicle miles traveled.
Provide for expanded retail growth and increased local retail expenditures that will generate additional sales tax revenues for the City.
Create an economically viable and sound plan that will facilitate the development of this new retail center.
Promote the type of commercial development that creates additional employment opportunities within the local community.
Provide a commercial area that encourages pedestrian activity and maximizes visibility and natural surveillance to the extent feasible through appropriate building orientation, design, scale, and landscaping, and connections to bus stops, the Citywide system of bicycle lanes, and planned connections to the adjacent, future development of the West Area Specific Plan project area. except for buildinq R-1 . These characteristics will make the project consistent with principles of Crime Prevention through Environmental Design and New Urbanism, as described in the General Plan and the New Urbanism District Regulations of the Zoning Code.
Design a project that meets the quality design standards envisioned for projects in the FGA of the City.
lncorporate design elements related to lighting, screen walls, landscape buffers, access and circulation, etc. that mitigate impacts on existing and future surrounding uses.
Provide Low lmpact Development (LlD) features within the developed area and an on-site detention/retention basin to provide water quality treatment and mitigate increases in runoff to pre-development levels.
Provide a shopping center that incorporates sustainable development and energy efficient principles to the extent reasonably practicable.
Protect the opportunity for continuing interim use of the adjacent land for agricultural cultivation.
Provide a site plan that efficiently utilizes the land area creating a compact development that minimizes the overall footprint of the project. coordinate with local service providers to assure the project will have adequate, properly sized infrastructure and public services.
ateway Center Specific plan, October 201 1
4
Exhibit
Land Use NP P SPR CUP
Additional Use
Regu lations
Research and Development Services X
Restaurants X 9
With Drive-through or Drive-in Facilities X I
Retail Sales X I
Secondhand or Consignment Stores x 14
Service Stations X
Shopping Centers (see Section 2.2.2) X
Speculative Buildings X 4
attoo and/or Body Piercing Parlors X
Vehicle-Related Retail Sales and Services X 2
Major X
Minor X 2
Vehicle Rental and Display
(only as an accessory use to a retail use) X
Vehicle Sales and Services x
Vehicle Storage X
Vehicle Washing (€Cy-a6-a€-€€€€€€€el+e-a
€€ry€r+i€€€e+ter€)
X 2
Warehousing and Storage:
Limited X
Wholesale Distribution X
lndustrial Complexes X
lndustry, Limited x
Salvage and Wrecking Operations:
Nonvehicular X
Vehicular X
F.L,)
The Gateway Center Specific plan, October 201 1
Exhibit
Vehicle Repair Facilities:
Uses
site or retail business without re-entering the public road system. ln particular, the orientation of the internal circulation system is equally balanced between the anchor retail store to the north and the retail/services stores sited along the arterial roadways to the south and west.
Visibility at public street corners and at the points where private driveways connect with the public street shall be maintained as an area of unrestricted visibility consistent with zoning regulations (Salinas Municipal Code [SMC], Section 37-50.460). Plans showing conformance with these regulations shall be submitted to the City and approved prior to the issuance of a grading permit on the property.
4.3.3 Parkinq
Figure 4.3 illustrates typical parking facilities, including typical parking, and accessible parking. The overall parking plan is detailed in Figure 1.3 and Table 1. A majority of the parking is located in the central portion of the site south of the anchor retail structure and is configured to serve the anchor retail use. Additional parking is located adjacent to the retail/services structures. The parking plan for the retail/services area will be adjusted as necessary to accommodate modifications in the size and/or location of the retail/service buildings. The preliminary location of ADA-accessible spaces is illustrated in Figure 1.3, and the location, number, and configuration will meet local, state, and federal requirements. Also illustrated in Figure 1.3 is the preliminary location of priority parking for alternate fuel vehicles such as electric and hybrid vehicles. A charging facility will also be provided on-site to allow customers and employees to charge their vehicles during shopping trips or work shifts.
The proposed project will provide parking at a ratio of one space for every 292 square feet of gross building floor area, except for a Vehicle Washinq use in buildino R-'l will have a parkino ratio of 1 space per 1 ,1 96 s.f . of ross buildinq floor area ThiS parking ratio is slightly less than the standard city ratio of one space for every 250 square feet of gross building floor area. However, the peak-use hours for the anchor retail use are significanfly different from the retail/services structures along E. Boronda and San Juan Grade Roads. As a result, there will be a significant amount of shared use of the parking area. This will allow the proposed parking ratio to provide adequate parking for the project.
Exhibit
4.3.2 Drivewav and Corner Visibilitv
@