Specific Plan Amendments EXHIBIT C
Enclosed:
• Updated West Pico Corridor Specific Plan
Public Hearing Draft
West Pico Corridor
Specific Plan
October 2022
CALIFORNIA
WEST PICO CORRIDOR SPECIFIC PLAN
Table of Contents
Table of Contents
Chapter 1. Introduction.. 1-1
101 Purpose and Objectives. 1-1
102 West Pico Corridor Area 1-2
103 Applicability and Organization of Specific Plan 1-9 104 Relationship to Other City Planning Documents 1-9
105 History of Planning Efforts. 1-8
106 General Plan and Zoning. 1-14
Chapter 2. Land Use Plan. .. 2-1
201 Planning Vision..
202 Land Use Plan
203 Affordable Housing Program.
204 Open Space and Recreation Trails
205 Grading Concept.
206 Circulation Plan..
207 Landscape Concept
208 Public View Corridors.
209 Infrastructure Plan 2-20
Chapter 3. Design Guidelines .. 3-1
Purpose 3-1
Design Districts .. 3-2
Grading Design Guidelines 3-10
Site Design Guidelines... 3-10
Landscape Guidelines ... 3-14
Architectural Guidelines. 3-20
Chapter 4. Implementation
401 Purpose
402 Public Improvements
403 Infrastructure for Private Development
404 Future Planning Initiatives
Chapter 5. Development Standards......... 5-1
Residential Low Standards (RL). 5-1
Residential Medium Standards (RM) 5-6
Neighborhood Commercial 1.2 (NC1.2) Standards 5-11
Neighborhood Commercial 2 Standards (NC2) 5-18
Community Commercial 2 Standards (CC2) 5-25
Light Industrial Standards (LI). 5-32
Heavy Industrial Standards (HI) 5-39
Mixed Use 2 Standards (MU2) 5-45
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509 Public Standards (P). 5-52
510 Open Space Public Standards (OS1) 5-57
511 Mixed Use Overlay Standards (MU) . 5-62
512 Visitor-Serving Commercial District Overlay Standards (VSCD).. 5-74 513 Professional Business Overlay Standards (PB). 5-77
514 General Standards 5-79
Chapter 6. Administration.. 6-1
601 Legal Authority ..6-1
602 Development Review Procedures. 6-1
603 Enforcement 6-3
604 Severability.... 6-3
605 Specific Plan Amendments 6-3
Chapter 7. Definitions..
701 Purpose..
702 Acronyms.
703 General Criteria
704 Definitions
Figures
1-1 Vicinity Map
1-2 West Pico Corridor Area Map
1-3 Los Molinos Focus Area
1-4 General Plan Land Use Designations..
1-5 General Plan Overlays...
2-1 Land Use Areas
2-2 Overlays.
2-3 Open Space and Trails..
2-4 Roadways
2-5 Transit Connections
2-6 Bikeways...
3-1 Design Districts .. 3-4
Tables
102.A Existing Land Uses....
106.A General Plan Designations
501.A RL Permitted Uses..
501.B RL Accessory Uses...
501.C RL Development Standards
502.A RM Permitted Uses...
502.B RM Accessory Uses
502.C RM Development Standards.
503.A NC1.2 Permitted Uses...
503.B NC1.2 Accessory Uses..
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503.C NC1.2 Development Standards. 5-15
504.A NC2 Permitted Uses.... 5-19
504.B NC2 Accessory Uses.... 5-21
504.C NC2 Development Standards.. 5-22
505.A CC2 Permitted Uses.... 5-26
505.B CC2 Accessory Uses.. 5-28
505.C CC2 Development Standards.. 5-29
506.A LI Permitted Uses ...... 5-33
506.B LI Accessory Uses........ 5-34
506.C LI Development Standards 5-35
507.A HI Permitted Uses.... 5-40
507.B HI Accessory Uses... 5-41
507.C HI Development Standards. 5-42
508.A MU2 Permitted Uses.... 5-46
508.B MU2 Accessory Uses.. 5-48
508.C MU2 Development Standards 5-49
509.A P Permitted Uses... 5-53
509.B P Accessory Uses......... 5-54
509.C P Development Standards 5-54
510.A OS1 Permitted Uses...... 5-58
510.B OS1 Accessory Uses.... 5-58
510.C OS1 Development Standards 5-59
511.A MU Permitted Uses... 5-65
511.B MU Accessory Uses.... 5-68
511.C MU Development Standards 5-69
513.A PB Development Standards.. 5-78
514.A General Development Standards 5-79
Appendix
A. Amendment Index and Tracking List. ..8-1
WEST PICO CORRIDOR SPECIFIC PLAN
Chapter 1 - Introduction
Chapter 1
INTRODUCTION
101 Purpose and Objectives
102 West Pico Corridor Area
103 Applicability and Organization of Specific Plan
104 Relationship to Other City Planning Documents
105 History of Planning Efforts
106 General Plan and Zoning
101 Purpose and Objectives
This West Pico Corridor Specific Plan is intended to expand upon and implement the policies contained in the General Plan for the West Pico Corridor area, located along Avenida Pico between Interstate 5 Freeway and North Beach Village. See Section 102 for an area description and maps. In addition to the State-mandated Elements, the General Plan includes an Economic Development Element which has identified the need to create a flexible zoning document for the West Pico Corridor. The major planning considerations include:
• Evaluation of the issues, opportunities, and constraints unique to the area. • Involvement of the property owners, business owners, and nearby residents during the initial stages and throughout the planning process. • Focusing the goals, objectives, and policies of the General Plan in addressing the challenges presented by each land use designation.
• Integration of policies, standards, and guidelines from the City's Design Guidelines and Master Landscape Plan for Scenic Corridors. • Establishment of a set of land uses and site development standards for the West Pico Corridor, allowing for its orderly evolution into a thriving hub for commercial and industrial uses.
The purpose of this Specific Plan is to provide a planning and regulatory program that will enable the West Pico Corridor to realize its true potential as a vibrant asset of the City of San Clemente. The process, as critical to the ultimate success as the plan itself, has stressed the fullest participation of members of the community. Public involvement has been established and promoted from the earliest planning effort. Consensus building has been the goal of the process, recognizing that total agreement on all issues is unlikely.
However, through the community participation process, the City has made efforts to identify, consider, and address issues raised through public comments. Concerns expressed by a group or individuals has been considered in the formulation of the policies, guidelines, and regulations of this Specific Plan.
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The rationale for this Specific Plan is founded upon recognition of the area's unique history, current status, and future potential. Therefore, it requires an urban planning approach that is flexible, comprehensive, and inclusionary. It must be focused upon the unique needs and challenges of the area. It must acknowledge and apply the goals and policies of the General Plan and Local Coastal Program. Most importantly, it must include the full participation and involvement of the affected community: the property owners, business owners, and nearby residents. The objectives of this Specific Plan are to:
• Provide planning and design concepts for the West Pico Corridor consistent with the General Plan and Local Coastal Program, including policies specific to the Los Molinos Focus Area.
Provide for the implementation of the City's Inclusionary Housing Program, Growth Management Program, and Urban Design Program, and the Local Coastal Program.
• Provide a set of development standards for the Specific Plan area to implement planning and design concepts.
• Provide a balance of land uses within the Specific Plan area, including a range of housing opportunities, coastal recreation commercial, open space, and recreational resources.
• Preserve and protect existing public view corridors.
• Phase development in step with provision for the infrastructure and services needed to support new development.
Preserve and enhance coastal recreation, resources, access and amenities. • Protect and preserve significant historic resources.
• Protect and maintain environmental resources.
102 West Pico Corridor Area
The West Pico Corridor is one of the oldest areas of the City stretching from the northern edge of North Beach Village to Interstate 5 Freeway (I-5). The Specific Plan area is shown on Figure 1-2 (West Pico Corridor Area. Some lots were created by the original subdivisions designed by San Clemente's founder, Ole Hanson, in the 1920's. His vision recognized that the potential of the City's location, climate, topography, and beaches is ideal for the creation of a special place with activities, architecture, and landscape features to create the "art of living". Despite San Clemente's unique beginning as a planned community, the urban pattern of the West Pico Corridor area is the result of random development. The depression of the 1930's disrupted the careful implementation of Ole Hanson's plan. Instead, economic forces shaped development of the area in a manner never contemplated by the City's founder. The result is a mix of land uses and a 1-2
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wide range of architectural styles. Existing land uses are summarized in Table 102.A (Existing Uses).
The West Pico Corridor encompasses approximately 80 acres of various land use designations, mostly developed with public and private land uses and structures. The Avenida Pico/l-5 interchange provides the primary access to the West Pico Corridor.
Avenida Pico is heavily used by tourists and beach-users, and therefore, is significant in the public's perception of the quality and character of the City.
The Pico commercial and Los Molinos industrial areas are planned to develop into an integrated commercial, business and industrial hub, providing an employment center and tax base for the City. The majority of individually owned land parcels range in size from 5,000 to 20,000 square feet. The irregularity of the parcels, combined with the multiple ownerships presents a challenge to new development or re-use of the properties in the area.
The West Pico Corridor is planned to develop into an integrated commercial, business and industrial hub, providing an employment center and tax base for the City. The area has unique potential for development that achieves goals in the San Clemente General Plan, considering the area's proximity to transit and important City gateways to Pacific Coast Highway and Interstate-5. West Pico Corridor is within a half-mile walking distance of the North Beach transit station, so a majority of West Pico Corridor is in a High Quality Transit Area (HQTA) according to the Southern California Association of Governments (SCAG) in the 2020 Regional Transportation Plan (RTP).
Three distinct areas comprise the West Pico Corridor:
• Pico Plaza and Corridor Area
The Pico Plaza and Corridor area includes Community Commercial 2 (CC2) properties shown on Figure 1-4 (General Plan Land Use Designations) on the west and east sides of Avenida Pico south of the I-5 freeway. The area contains approximately 30.1 acres of land. The area is primarily comprised of mixed commercial uses with light industrial land uses, and the San Clemente Post Los Molinos and El Camino Real Neighborhood Commercial
The Los Molinos and Neighborhood Commercial area is located between North Beach and the Pico Plaza and Corridor area. The Los Molinos and North El Camino Real Neighborhood Commercial is 29.8 areas of properties in the Light Industrial (LI), Heavy Industrial (HI), Mixed Use 2 (MU2, Neighborhood Commercial 1.2 and 2 (NC1.2 and NC2) Residential-Low (RL), Residential- Medium (RM), and Public Open Space (OS1) General Plan designations shown . Existing land uses include a variety ranging from heavy industrial (auto towing, auto wrecking, and a concrete batch plant) to light industrial 1-3
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(predominantly manufacturing, auto repair, trades, and contracting), and some retail businesses.
• City Maintenance Yard and Water Treatment Facility
The City maintenance Yard and water treatment facility is 18.7 acres of City- owned property along Avenida Pico west of the Los Molinos area. The are:
includes properties with the Public (P) General Plan land use designation shown on Figure 1-4.
Los Molinos General Plan Focus Area
The General Plan provides comprehensive, long-term goals and policies for achieving San Clemente's Vision. The General Plan identifies eight Focus Areas considered to have the most potential for change, including Los Molinos. Focus Area policies provide specific direction above and beyond those policies that are applicable Citywide. Additional direction is provided in the Zoning Code, Design Guidelines and applicable Specific Plans, and the California Coastal Act.
The Los Molinos Focus Area, identified on Figure 1-3 (Los Molinos Focus Area) is a special industrial district in the community. It celebrates its history as the industrial center for the surfing industry, local arts and crafts, and as an area where business incubation is encouraged. At the same time, the area continues to allow successful small businesses to maintain and expand their operations. Los Molinos is primarily an industrial and commercial neighborhood located north of the western end of North El Camino Real, bounded on the east by Interstate 5, on the west by the Avenida Pico and Marblehead Coastal, on the north by Marblehead Coastal, and on the south by Los Obreros lane and residential neighborhoods.
The area generally west of Calle Industrias and southeast of Avenida Pico is primarily an industrial area. It is envisioned as the heart of a thriving, creative business incubator district that builds upon its industrial and surf heritage. Vehicle and marine sales and services are also accommodated in this Area. The largely commercial area east of Calle Industrias and adjacent to Interstate 5 is envisioned as an institution-anchored employment center offering learning, employment and housing opportunities. 1-4
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Existing Uses
Table 1-1 below summarizes existing land uses in 2022.
Table 102.A - Existing Land Uses
Acres % of
Land Use Area Total Existing Use
(ac.) ac.
Residential Low (RL) 0.10 0.13 Single-family residential Residential Medium (RM) 0.57 0.72 Multi-family residential Neighborhood 1.15 1.46 Retail, dining establishment, offices, service Commercial 1.2 (NC1.2) and repair businesses
Neighborhood 1.01 1.28 Retail, offices
Commercial 2 (NC2)
Community Commercial 30.14 38.33 etail, offices, e atina and drinkir 2 (CC2) establishments, San Clemente Post Office;
industrial warehousing, a nonconforming
single-family residence, vehicle services, and
manufacturing west of Avenida Pico
Mixed Use 2 (MU2) 2.25 2.86 Light manufacturing, offices, drinking and eating establishments, repair and service
uses, retail sales, parking lot, vehicle repair,
residences, Elks lodge
Light Industrial (LI) 14.03 17.84 Warehouses, manufacturing, offices, drinking and eating establishments, service uses, retail
sales, storage yards
Heavy Industrial (HI) 6.72 8.55 Warehouses, manufacturing, concrete batch plant, towing and salvage yards, storage
yards, vehicle repair and service uses
Public (P) 18.70 23.78 City maintenance and water treatment yard Public Open Space 3.97 5.05 Bonito Canyon park, M02 drainage channel (OS1)
Totals 78.64 100
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Unincorporated
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West Pico Corridor Specific Plan 1-6
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West Pico Corridor Area E
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Calle Ola Verde Calle Frontera
Via Concha
-Ave Navarro
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103 Applicability and Organization of Specific Plan
The West Pico Corridor Specific Plan is both a planning and a regulatory document developed to implement the goals, objectives, and policies of the City of San Clemente general Plan and California Coastal Act. The Specific Plan provides guidelines an‹ egulations for land use, circulation, resource preservation, and development processing The provisions of this Specific Plan apply to all real property in the West Pico Corridor shown on Figure 1-2 (West Pico Corridor Area). The following is an outline of the Chapters in this Specific Plan:
Chapter 1: Introduction
Chapter 2: Land Use Plan
Chapter 3: Design Guidelines
Chapter 4: Implementation
Chapter 5: Development Standards
Chapter 6: Administration
Chapter 7: Definitions
104 Relationship to Other City Planning Documents
Local Coastal Program
This Specific Plan is an implementation plan of the City's Local Coastal Program.
The West Pico Corridor Specific Plan area is mostly located within the coastal zone, as shown on Figure 1-2. Land use planning and development standards in the City coastal zone are governed by the City's Local Coastal Program (LCP), which in turn must be consistent with the policies and standards found within the California Coastal Act of 1976 as amended and contained in the California Public Resources Code (Section 30000 et seq.). The Coastal Act directs each local government lying within the coastal zone to prepare an LCP for its portion of the California coastal zone (Public Resources Code Section 30500(a)).
The LCP is to carry out the resource protection policies of the Coastal Act within the City of San Clemente. The LCP is a comprehensive long-term planning alueprint governing development in the City of San Clemente's coastal zone. The coastal zone is a distinct geographic area of land and water defined by the Coastal Act that extends along the coastline. An LCP is defined as "a local government's (a) land use plans, (b) zoning ordinances, (C) zoning district maps, and (d) within sensitive coastal resources areas, other implementing actions which when taken logether meet the requirements of and implement the provisions and policies o the Coastal Actl at the local level " (Public Resources Code Section 30108.6). As required by the Coastal Act, the City's LCP is comprised of a Land Use Plan and an Implementation Plan.
1. Land Use Plan
A Land Use Plan (LUP) is the primary planning policy document for the coastal zone, defined as "the relevant portion of a local government's general plan, or local coastal element which are sufficiently detailed to indicate the kinds, location, and intensity of land uses, the applicable resource protection and development policies, and where necessary, a 1-9
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listing of implementing actions" (City LUP). The LUP contains policies that indicate which land uses are appropriate in the various parts of the coastal zone. The LUP policies and programs also guide how natural resources shall be protected when land is developed, how public access to the coast shall be preserved, and how other coastal resources shall be maintained and enhanced.
2. Implementation Plan
An Implementation Plan (IP) consists of the zoning ordinances specific to the coastal zone and the zoning maps for the coastal zone. The IP plays a central role in carrying out the policies and programs of the LUP and contains specific requirements that apply to development projects, as well as detailed procedures for applicants to follow. The City does not have an IP. An IP is being prepared for public review, City Council consideration, and Coastal Commission certification. Until IP certification, this Specific Plan and the Zoning Ordinance function as implementation plans for the West Pico Corridor area.
B. General Plan
This Specific Plan is a tool for the implementation of General Plan goals and policies applicable to the West Pico Corridor area. The City's General Plan comprehensive long-term goals and policies for achieving San Clemente's vision. It guides growth and development to achieve optimum results from the City's physical, economic, environmental and human resources. The General Plan is made up of thirteen elements: Land Use; Urban Design; Historic Preservation; Economic Development; Mobility and Complete Streets; Housing, Beaches, Parks and Recreation; Natural Resources; Coastal; Safety; Public Services, Facilities and Utilities;
Separately, the City more regularly adopts updates to the State mandated Housing Element. The City also has a Climate Action Plan (CAP) that links with the General Plan.
The General Plan establishes what types of land uses will be permitted and where they can be located, allowable densities for development, and the proportional relationship of the built environment to the natural environment. The General Plan also identifies the location and criteria for open space preservation, the basic design and phasing of the circulation system, future infrastructure and publio services needs, and methods to protect environmental resources. The City's such, the CAP builds upontaine environmenty values set fo thin the General Plan.
The CAP focuses on water, energy, and waste consumption as areas targeted for action to create efficiencies.
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C. Zoning Ordinance
The City's Zoning Ordinance is the primary document that implements the General Plan and LUP for the coastal zone, until an IP is adopted by the City and certified by the Coastal Commission. The Zoning Ordinance provides regulations regarding permitted land uses, development standards, and the development entitlement process for parcels of land within the incorporated boundaries of the City. Certain areas of the City, like the West Pico Corridor, are zoned SP (Specific Plan). The various adopted Specific Plans for these areas are incorporated into the Zoninc Ordinance by reference. They establish regulations applicable to the land within the boundaries of a particular Specific Plan. Likewise, the Zoning Ordinance provides certain regulations that apply within the Specific Plan areas. The Specific Plan incorporates sections of the Zoning Ordinance by reference.
D. Sign Ordinance
The Sign Ordinance is a chapter of the Zoning Ordinance that contains regulations pertaining to signs throughout the City. This Specific Plan incorporates the Sign Ordinance by reference.
E. Design Guidelines
The City's adopted Design Guidelines, which apply to all areas of the City except for the Specific Plan areas, contain recommended architectural and site design guidelines for use by planners, architects, landscape architects, and other design professionals. Their purpose is to implement the General Plan Urban Design Element. Chapter 3 of this Specific Plan contains design guidelines similar in purpose and content to the City's Design Guidelines, but created for and applicable to areas within West Pico Corridor.
105 History of Planning Efforts
Land use plans, regulations, and design guidelines have been adopted, including this Specific Plan, to ensure development improves the West Pico Corridor consistent with goals and policies for the area. The history of West Pico Corridor planning efforts is summarized below.
A. Specific Plan History
The West Pico Corridor Specific Plan was adopted in 1997, following a 1993 update to the City's General Plan. Implementation Program E stated policy direction to continue use Specific Plans as a mechanism to provide more through and definitive planning standards for the revitalization of existing urbanized areas, such as Los Molinos, El Camino Real, and Pico Corridor. Consistent with the implementation program policy, the West Pico Corridor Specific Plan was adopted in 1997 with a focus on Los Molinos, the Pico Corridor, and several Neighborhood Commercial lots on North El Camino Real with rear frontage to Calle Valle and Los Obreros Lane facing the Los Molinos industrial area.
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Several Specific Plan amendments have occurred since 1997 to address various community issues. More recently, a 2022 Specific Plan update was completed to amend regulations and design guidelines for consistency with policy, land use, and development standard changes adopted in the 2014 Centennial General Plan, described in Subsection 105.B below. As part of the 2022 update, the West Pico Corridor Specific Plan area was expanded to include the Los Molinos General Plan Focus Area, a portion of Bonito Canyon park, and light industrial parcels located 1511 Avenida De La Estrella, 108 and 1607 Calle Lago, and 1623 North El Camino B. Centennial General Plan
On February 4, 2014, the City updated its General Plan, titled as the "Centennial General Plan" to recognize the San Clemente's centennial celebration in 2028.
The General Plan provides goals and policies to guide the City towards its vision through this milestone year. San Clemente is known as the "Spanish Village by the and is comprised of various neighborhoods and communities that vary in terms of their uses, types of development and architectural character.
Prior to commencing_the Centennial General Plan effort, the City Council appointed a General Plan Advisory Committee (GPAC) to guide City staff and planning consultants in the development of the Plan. The GPAC was made up of 25 community members, representing various commissions, committees, organizations, informal groups and citizens at-large. The GPAC's first major effort was to establish the community's core values and develop guiding principles for the new General Plan. Following that effort, the GPAC reviewed draft design concepts and land use alternatives that were shared with the community at various public workshops, as described below. After establishing key policy issue priorities, the GPAC completed its work with the review of the entire draft Centennial General Plan document.
In all, including public meetings held with the GPAC, the Planning Commission and the City Council, San Clemente citizens provided input at 86 public workshops and meetings. Public participation kicked off with a series of six community workshops held between July and September 2010. The workshops provided valuable public input on land use issues, concerns and needs in 8 key "Focus Areas". , and the West Pico Corridor was included. In addition, a number of stakeholder meetings Commission held 40 to consider
recommendations regarding land use alternatives, goals and policies and prepare the "City Council Hearing Draft." The Beaches, Parks and Recreation Commission and Coastal Advisory Committee also held public meetings on specific sections.
In addition to unanimously adopting the final Centennial General Plan document and certifying its accompanying Environmental Impact Report on February 4th, 2014, the City Council provided direction at each of the key milestones of the effort including the Values and Guiding Principles, the selection of a Preferred Land Use Alternative and review of every General Plan goal, policy and implementation measure and the Environmental Impact Report.
Throughout this review process, there were a variety of discussion topics that included but were not limited to existing and proposed policies, area boundaries, land use issues and opportunities, architectural character and guidelines for neighborhood compatibility, the preservation of public view corridors, parking 1-12
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development italies no su the dissoluting ornage repreme comic development initiatives redevelopment agency
streetscape and public improvements, bicycle and pedestrian environment and connections to public transit, public art, visual and transportation connections to the downtown area, and the preservation of historic, cultural, scenic, and natural resources. This community input was considered by the City Council when it approved land use changes and set specific policy direction in the General Plan for the West Pico Corridor, beyond goals and policies applicable Citywide.
C. Local Coastal Program
In 2014, the City initiated work on a Comprehensive Land Use Plan (LUP) Update after being awarded a Local Coastal Program (LCP) grant from the Coastal Commission to support the effort. City staff worked to develop a draft LUP and conducted multiple public meetings and hearings to solicit public input on the LUP update. The LUP carries over General Plan policies related to coastal zone, including the West Pico Corridor area, and expands upon goals and policies for coastal planning and implementation.
In February 2016, the City submitted the City Council approved LUP to the California Coastal Commission (CCC). Following the formal submittal, City staff and CCC staff coordinated on a regular basis over a period of two years to review and discuss CCC staff proposed changes to the City's LUP. Discussions focused on both non-substantive changes such as typographical changes, minor edits, changes to figures and chapter reorganizations as well as substantive policy changes. The final changes to the document recommended by CCC staff are known as the suggested modifications. On February 8 2018, the CCC approved the comprehensive LUP with suggested modifications. At its June 12, 2018 public hearing, the City Council approved and adopted the LUP update as modified and approved by the CCC. Then, the CCC certified the LUP on August 8, 2018.
The City is now preparing an Implementation Plan (IP) for public review, City Council consideration and adoption, and Coastal Commission certification. With the completion of the IP process, the IP will function as the City's zoning ordinance for the coastal zone, including the West Pico Corridor Specific Plan. In 2019, the City updated the West Pico Corridor Specific Plan for internal consistency with the General Plan and LUP, as required by State law.
D. SCAG HQTA Vision Plan
In 2022, Southern California Association of Governments (SCAG) prepared a High North Beach, and Marblehead Coastal. The vision plan identifies recommended resource for additional details on the West Pico Corridor area. 1-13
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106 General Plan and Zoning
A. General Plan Designations
The City's General Plan land use designations and overlay districts for the West Pico Corridor are listed in Table 106.A below and shown in Figures 1-4 (General Plan Land Use Designations) and Figure 1-5 (General Plan Overlays).
Table 106.A - General Plan Designations
Land Use Maximum Building Height:
Designations Density Top of Roof (TOR), Allowable Uses
Plate Line (PL)
Residential
Residential 4.5 units per TOR: 25 feet Single-family detached homes, Low (RL) gross acre, 7.0 public open space, recreation, and units per net senior housing
acre
Residential 15.0 units per TOR: 25 feet Single-family detached and Medium (RM) gross acre, 24.0 attached homes, clustered homes units per net and townhomes, Bed and
acre Breakfast facilities, multifamily
apartments, Senior housing,
boarding houses, public open
space, and recreation.
Commercial
Neighborhood NC 1.2: 0.35 NC1.2: 2 stories; Local-serving retail commercial, Commercial Floor Area TOR: 33ft.; PL:26 ft. visitor serving uses, personal (NC) Ratio (FAR) service, professional office,
NC 2: 0.50 FAR NC2: 2 stories; TOR: lodging, cultural facilities, churches, 33 ft.; PL: 26 ft and eating and drinking uses,
vehicle related repair, sales and
service, senior housing.
Community 0.50 Floor Area 3 stories; TOR: 45 ft.; More intense development of local- Commercial 2 Ratio (FAR) PL: 37 ft. serving retail commercial; personal (CC2) service; professional office; medical
offices, congregate care, and
related uses; lodging; cultural uses
and eating and drinking uses
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Land Use Maximum Building Height:
Designations Density Top of Roof (TOR), Allowable Uses
Plate Line (PL)
Industrial
Light Industrial 0.50 FAR 3 stories; TOR: 35 ft. A mixture of business park, (LI) research and development,
professional offices, light industrial
uses such as light assembly and
manufacturing, construction trades
and contractors, equipment rental,
auto and truck related uses,
recreation vehicle storage,
contractors' storage yards, retail.,
restaurants, general and
professional offices, service uses,
and commercial uses are allowed.
Heavy 0.75 FAR 2 stories; TOR 35 ft. Research and development, Industrial (HI) except concrete Industrial uses including vehicle batch plant structures storage, light industrial,
70 ft. with permit. manufacturing, assembly
warehousing, wholesaling,
construction trades and
contractors' storage, auto and truck
related uses, towing, salvage
yards, major automotive repair,
recycling, refinery operations,
chemical manufacturing, concrete
batch plants, sand-and-gravel
yards.
Mixed Use
Mixed Use 2 24.0 units per Commercial projects: Visitor-serving commercial uses (MU 2) gross acre, 36.0 2 stories; TOR: 33 ft.; with residential units (including units per net PL: 26 ft. Senior housing) on upper floors. acre. Mixed use projects: 3
Commercial stories; TOR: 45 ft.;
projects: 0.50 PL: 37 ft.
FAR
Mixed Use: 1.5
FAR
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Chapter 1 - Introduction
Land Use Maximum Building Height:
Top of Roof (TOR), Allowable Uses
Designations Density
Plate Line (PL
Public
Public (P) Floor Area Governmental administrative and
Ratio related facilities, utilities, schools,
(FAR)/density parking and undeveloped parks.
not specified.
Open Space
Public Open Not applicable. To be determined on Publicly owned and dedicated Space (OS 1) an individual basis. parklands, passive open space areas, beaches, active recreational
facilities, parking and golf courses,
habitat protection areas.
Overlays
Architectural As specified in As specified in the Uses permitted by the underlying Design (A) underlying land underlying land use land use category; Spanish style use zone. architecture requirements
designation.
Coastal Zone As specified in As specified in the Refer to goals and policies of the (CZ) underlying land underlying land use Coastal Element and standards in use zone. the Local Coastal Plan (LCP)
designation.
Mixed Use 24.0 units per Commercial or A vertical or horizontal mix of (MU) gross acre mixed-use projects Neighborhood Serving Commercial
36.0 units per on lots 12,000 square (NC), Community Serving net acre feet or smaller: 2 Commercial (CC), and multifamily Commercial stories; housing. The Overlay provides an
projects: 1.00 TOR: 33ft; PL: 26ft option for such uses, while allowing Floor Area (exception with existing industrial uses and Ratio (FAR) Conditional Use structures to remain conforming.
Mixed use Permit: 3 stories,
projects: TOR: 45 ft., PL: 37
2.00 FAR ft.). For mixed-use
projects with lots
greater than 12,000
sf: 3 stories TOR: 45
ft. PL: 37 ft.
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Chapter 1 - Introduction
Building Height:
Land Use Maximum
Top of Roof (TOR), Allowable Uses
Designations Density Plate Line (PL)
Professional 0.75 FAR No No change to Provides additional office capacity Business (PB) change to underlying and institutional uses (e.g., small underlying use Community university, college or trade school) (Community Commercial use. with Master Plan. Ancillary retail Commercial); and service uses allowed.
adds option if a Community Commercial uses are
Master Plan is still permitted as underlying land
approved. use.
Visitor Serving As specified in Prioritize those uses that promote Commercial underlying land and retain visitor serving land uses, District (VSCD) use including but not limited to
designation. commercial, lodging, and
restaurants.
B. Zoning Designations
The zoning designation for the West Pico Corridor is "Specific Plan" (SP) according to Chapter 17.52 (Specific Plan and Study Area Zones and Standards) of Municipal Serions orane City Zoning Ordinance adopted herein by referenceific Plan, and 1-17
Legend Ave Pico
m Coastal Zone Boundary
→ Specific Plan Area
Land Use Areas
CC2 - Community Commercial 2
NC1.2 - Neighborhood Commercial 1.2 Calle de Los Molinos AVeN NCZ - Neighborhood Commercial 2 Ave Navarro avan
LI - Light Industrial
HI - Heavy Industrial
MUZ - Mixed Use 2
0S1 - Open Space Public cale de maisuras
P - Public
RL - Residential Low Density
RM - Residential Medium Density
Ave Pico
Ave de la Estrella
Ble Redonde
Rincon Ct
Ne La Placentia)
Sierra
Valle
calle de Los Malinos Ave de la Estrella
aboss Obrenosseni
Calle Deshecha N El Camino Real
La ROng
Scale: 1:5,207 Z
Figure 1-4
O 225 450
General Plan Land Use Designations Feet
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1-18
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Ave_ Pico
Legend
Coastal Zone Boundary
Specific Plan Area
General Plan Overlays
Architectural (A)
Architectural (A), Mixed Use (MU), Visitor Ave Navarro
Serving Commercial District (SCD) cálle de los Molinos
Professional Business (PB)
Calle de maustias.
ale Redonder
Rincon ct
Ave Sierra
Valle
eBonis Ave de la Estrella
Calle de Los Molinos.
LOSIO brerossen
calle Deshecha N El Camino Real
La Ronge E Ei Portal
Scale: 1:5,207
Figure 1-5
225 450
General Plan Overlays Feet
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WEST PICO CORRIDOR SPECIFIC PLAN
Chapter 2 - Land Use Plan
Chapter 2
LAND USE PLAN
201 Planning Vision
202 Land Use Plan
203 Affordable Housing Program
204 Open Space and Recreation Trails
205 Grading Concept
206 Circulation Plan
207 Landscape Concept
208 Public View Corridors
209 infrastructure
201 Planning Vision
The General Plan and Coastal Land Use Plan (LUP) provide comprehensive, long-term joals and policies tor achieving san Clemente's Vision. The General Plan identifies eiahi -ocus Areas considered to have the most potential for change, including Los Molinos Focus Area policies provide specific direction above and beyond those policies that are applicable City-wide. Additional direction is provided in the Zoning Code, Design Guidelines, and the California Coastal Act. This Specific Plan lays out a master land use plan, design guidelines, development standards, allowed uses, and other criteria to implement goals and policies in the General Plan and LUP for West Pico Corridor, including the Los Molinos Focus Area.
202 Land Use Plan
The West Pico Corridor Land Use Plan, Figure 2-1 (Land Use Plan Map) and Figure 2- 2 (Overlay Map), shows the location of land use areas, described below. The land use plan provides for a mix of housing types, lodging, visitor and community-serving retail uses, and small-scale supporting services in proximity to Interstate-5, North Beach, and within walking distance to a Metrolink Transit Station. The Specific Plan is mostly within the Coastal Lone, as shown on Figure 2-1. Several Overlay districts apply to the West Pico Corridor area that are described in this Chapter.
2-1
Legend Ave Pico
mum Coastal Zone Boundary
Specific Plan Area
Specific Plan Land Use Areas
CC2 - Community Commercial 2 calle de l
NC1.2 - Neighborhood Commercial 1.2
AVe Navarro
NC2 - Neighborhood Commercial 2
os. Molinos
LI - Light Industrial
HI - Heavy Industrial
MU2 - Mixed Use 2
OS1 - Open Space Public Calle de Industres
P - Public
RL - Residential Low Density
RM - Residential Medium Density
Ave de la Estrella
Rincon ct Cole Redondel
Ave La Placentla
Sierra
Valle
Cale de Los Malloa Ave de la Estrêlla
troskobrerostini
Calle Deshecha N El Camino Real
La Rong
CLER Figure 2-1 Scale: 1:5,207
225 450
Land Use Areas
Feet
West Pico Corridor Specific Plan 2-2
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Legend Ave Pico
•I• Coastal Zone Boundary
Specific Plan Area
Specific Plan Overlay Districts
Architectural (A)
Ave Navanso
Professional Business (PB)
North Beach Parking (NBP) Calle de Los Molinos
Architectural (A), Mixed Use (MU), North
Beach Parking (NBP), Visitor Serving
Commercial District (VSCD)
Ave Pico
RA
Cale Reconcer
"Rincon cr enuazeld
Ave Sierra
valle
Леволів
Calle de Los Molinos Ave de la
Estrella
LOSO brerossin
calle Deshecha N El Camino Real
La RODE
Figure 2-2 Scale: 1:5,207
225 450
Overlays Feet
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WEST PICO CORRIDOR SPECIFIC PLAN
Chapter 2 - Land Use Pian
A. Residential Neighborhoods
There are 0.67 acres of residential properties: Residential-Low Density and Residential-Medium Density that are part of the General Plan Los Molinos Focus Area and located within the Coastal Zone Overlay.
1. Residential Low Density
The Residential Low (RL) designated areas allow single-family detached residences, public open space, recreation, and senior housing. The maximum allowed density for residential development is 7 dwelling units per net acre with one single-family detached residence per parcel.
Residential Medium Density
The Residential Medium (RM) designated areas allow single-family detached and attached homes, clustered homes and townhomes, bed and breakfast facilities, multifamily apartments, senior housing, boarding houses, lodging uses including short-term units; public open space, and recreation. The maximum allowed density for residential development is 24 dwelling units per net acre.
B. Commercial Areas.
There are 32.3 acres of properties in Neighborhood Commercial and Community Commercial Areas.
1. Neighborhood Commercial Areas
There are 2.16 acres of Neighborhood Commercial 1.2 (NC1.2) and Neighborhood Commercial 2 (NC2) areas, shown on Figure 2-1. The properties are through lots that slope down from North El Camino Real to Calle Valle and Los Obreros Lane at the rear with alley frontage integral to the General Plan Los Molinos Focus Area and its design district guidelines (Chapter 3). Neighborhood Commercial areas are intended to be less intense than community or regionally oriented commercial areas in San Clemente. The General Plan restricts the intensity of the Neighborhood Commercial areas primarily through the floor area ratio limit for the zones.
The maximum floor area ratio limits for these areas is 0.35 for NC1.2 and
0.50 for NC2.
The intended uses for Neighborhood Commercial properties include local- serving retail commercial, visitor serving uses, personal service, professional office, lodging, cultural facilities, churches, and eating and drinking uses, vehicle related repair, sales and service, senior housing.
Additionally, portions of the parcels accessed from Calle Valle and Los Obreros Lane to the north and below North El Camino Real may have light industrial uses, such as automobile and truck related uses, construction 2-4
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trades and storage, manufacturing and assembly, and research and development. Neighborhood Commercial areas are part of the Architectural Overlay and Coastal Zone Overlay.
Community Commercial Areas
There are 30.14 acres of Community Commercial 2 (CC2) areas that are part of Pico Plaza. Community Commercial areas are more intense than Neighborhood Commercial. The General Plan allows for this additional intensity with less restrictive limits on height and number of stories.
Community Commercial 2 allows 0.50 maximum FAR, a 45 top-of-roof height, and three stories; where the NC2 area allows a similar FAR but lower height limit and two stories. The General Plan allows uses in the Community Commercial area that are similar to uses allowed in the Neighborhood Commercial Areas.
The intended use of CC2 areas is more intense development of local- serving retail commercial; personal service; professional office; medical offices, congregate care, and related uses; lodging; cultural uses and eating and drinking uses. Additionally, for parcels on Avenida Navarro, Calle De Los Molinos, and Calle De Industrias north of Avenida Pico West of Avenida Pico; there are allowances for several light industrial uses, such as automobile and truck related uses, construction trades and storage, manufacturing and assembly, and research and development. Community Commercial 2 properties are also located within the Professional Business Overlay and portions are in the Coastal Zone Overlay, as shown on Figure 2-2.
C. Industrial Areas
There are 20.8 acres of properties in light and heavy Industrial areas.
1. Light Industrial Areas
There are 14.03 acres of Light Industrial areas (LI) that are part of the General Plan Los Molinos Focus Area, located on Calle De Los Molinos, Avenida De La Estrella, Calle Valle, Los Obreros Lane. Light Industrial areas are less intense than High Industrial areas (HI). The General Plan allows LI areas to have a maximum density of 0.50 FAR, less than the 0.75 FAR allowed in High Industrial areas. The intended use of LI areas is a mixture of business park, research and development, professional offices, light industrial uses such as light assembly and manufacturing, construction trades and contractors, equipment rental, auto and truck related uses; recreation vehicle storage, contractors' storage yards, retail, restaurants, general and professional offices, service uses, and general commercial uses.
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Light Industrial areas are located within the Coastal Zone. Properties located at 108 and 1607 Calle Lago, and 1623 North El Camino Real are also located within the overlay zones: Architectural, Mixed Use, North Beach Parking, and Visitor-Serving Commercial District. For these properties, existing industrial uses may continue unless there is a change of use or industrial uses are discontinued more than one year. In these circumstances, Mixed Use Overlay and Visitor-Serving Commercial District standards apply with intended use as mixed-use, commercial, or residential uses above the ground-floor or on the ground-floor within 40 feet of Calle Lago.
Heavy Industrial Areas
There are 6.72 acres of Heavy Industrial areas (HI) that are part of the General Plan Los Molinos Focus Area, located on Rincon Court, the west end of Calle Valle, and adjacent to the intersection of Calle De Los Molinos and Avenida De La Estrella. High Industrial areas are located in the Coastal Zone. Heavy Industrial areas are more intense than LI areas. The General Plan allows HI areas to have maximum density of 0.75 FAR, greater than the 0.50 FAR allowed in LI areas.
The intended use of HI areas is for research and development, industrial uses including vehicle storage, light industrial, manufacturing, assembly warehousing, wholesaling, construction trades and contractors' storage, auto and truck related uses, major automotive repair, recycling, refinery operations, chemical manufacturing, and sand-and-gravel yards. In addition HI areas allow towing and salvage yards and concrete batch plants with a Conditional Use Permit, excluding two parcels where concrete batch plants are prohibited. These two properties are located on Avenida De La Estrella with Assessor Parcel Numbers 057-020-45 and 057-020-67.
D. Mixed Use 2 Area
There are 2.25 acres of properties in the Mixed Use 2 area (MU2) on Calle De Los Molinos that are part of the General Plan Los Molinos Focus Area. The area is in proximity to North El Camino Real between the North Beach Mixed Use 1 (MU1) Zoning district and the Light Industrial area of the West Pico Corridor Specific Plan.
The General Plan allows a maximum density of 1.0 FAR for commercial projects and 1.5 for mixed-use with ground-floor space as commercial and upper floors as residential or commercial uses. For mixed-use projects, this Specific Plan requires
0.20 minimum FAR for commercial uses in support of the area as community and visitor serving hub for entertainment and coastal recreation. Residential uses on upper floors may have a maximum density of 36 units per net acre. In large measure, the zone replicates the use provisions of the former North Beach C2 zone prior to 1996, which had allowed for a mix of uses. The MU2 area is in the Coastal Zone Overlay.
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E. Public Facilities Area
There are 18.70 acres of properties in the Public Area (P) shown on Figure 2-1.
The Public Area allows for public facilities, including governmental offices, recreational and cultural facilities, parks, parking lots, and similar uses.
Development standards are determined through the public hearing review process in which City policies, the Coastal Act, site conditions, and proposed plans are considered to ensure a project is compatible with surrounding properties and achieves the City's vision in the General Plan and LUP. The Public area is developed with the City's maintenance yard and water reclamation plant facilities on Avenida Pico. The area is in the Coastal Zone Overlay and North Beach Parking Overlay.
F. Public Open Space Area
There is 3.97 acres of Publicly Owned Open Space Area (OS1) shown on Figure 2-1. This includes Bonito Canyon Bicentennial Park and the Segunda Deshecha Canada Channel (MO2). A portion of Bontio Canyon Park in the Specific Plan area intended use of OS1 area is publicly owned and dedicated parklands, passive open space areas, active recreational facilities, parking, and habitat protection areas. Bonita Canyon Park and the Segunda Deshecha Canada Channel (M02) are described further in Section 204.
G. Overlay Zones
There are several overlay zones in West Pico Corridor described below and shown on Figure 2-2
Architectural Overlay
Specific Plan properties in the Architectural Overlay include the NC1.2 and NC2 areas on North El Camino Real, parcels at 108 and 1607 Calle Lago, and at 1623 North El Camino Real. The purpose of the "A" Overlay designation is to signify a visually distinct district in San Clemente, containing structures characterized by two significant design orientations:
1) the City's traditional architectural style, Spanish Colonial Revival, and 2) small-scale businesses with walkable streets to preserve the traditional pedestrian orientation. While the intent for these properties is to have a "Spanish-Village-by-the-Sea" theme. In some instances; however, a site may have historic resources with a distinctive architectural stvle other than Spanish Colonial Revival (SCR) or a project may involve a minor remodel that is impractical to convert an existing structure into a true form of Spanish Colonial Revival architecture. In these instances, the review authority (e.g.
Planning Commission) may not require Spanish Colonial Revival architecture.
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The NC1.2 and NC2 areas uniquely require SCR architecture for development at or above the grade of North El Camino Real, while below this street level, development is to follow the Los Molinos Design District Guidelines in Chapter 3.
While Public Open Space (OS1) areas are not a part of the Architectural Overlay, the City requires SCR architecture for the development and major remodels of public buildings, and for the development and major remodels of visualiy prominent, non-residential, quasi-public structures such as churches, assembly halls, theaters and cultural facilities; except in those districts allowing or encouraging a different architectural style, such as the Los Molinos Design District that includes Bonito Canyon Park.
2. Coastal Zone Overlay
The Coastal Zone (CZ) Overlay applies to areas of West Pico Corridor in the City's Coastal Zone. The Overlay provides development standards that preserve and protect the coastal resources within San Clemente, and implement the coastal policies in the LUP (see Chapter 1) and California Coastal Act (Division 20 of the Public Resources Code). The City is preparing a Local Coastal Program Implementation Plan (IP) that would replace the Coastal Zone Overlay standards in San Clemente Municipal Code (SCMC) Chapter 17.56-Overlay Distroits and Standards. The IP will require City Council adoption and Coastal Commission certification. Until IP certification, the Coastal Zone Overlay, this Specific Plan, and Zoning Code provide regulations for the West Pico Corridor Area.
3. Mixed Use Overlay
The Mixed Use Overlay (MU) applies to Light Industrial properties at 108 and 1607 Calle Lago and 1623 North El Camino Real. For these properties, existing industrial uses may continue until there is zoning approval and building permits are issued for the development of a commercial or mixed use project according to standards and permitted uses in this Section and other applicable overlay standards. In this circumstance, Mixed Use Overlay and Visitor-Serving Commercial District (VSD) standards apply that allow mixed-use or commercial projects with VSCD requirements for visitor-serving commercial uses to operate on the ground-floor on a parcel within 40 feet of Calle Lago street frontage, unless the Zoning Administrator grants an exception with approval of a Minor Conditional Use Permit. The maximum allowed density is 1.0 for commercial projects and 1.5 for mixed- use with a minimum of 0.1 floor area devoted to commercial uses over the entirety of MU Overlay parcels, up to maximum of 1.0 FAR. Non-pedestrian oriented uses are allowed on upper floors and on ground-floor further than 40 feet from Calle Lago, including residential uses with a maximum density of 36 units per net acre.
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4. North Beach Parking Overlay
The North Beach Parking Overlay (NBP) applies to Light Industrial properties at 108 and 1607 Calle Lago and 1623 North El Camino Real, and the City's maintenance and water reclamation facility in the P Area. The NBP Overlay is to improve parking availability and efficiency in the North Beach area by creating parking standards for the commercially zoned parcels which are responsive to this unique area, and to protect the residents by not impacting parking in the residential area. The intent of the North Beach Parking Overlay is to address parking for the district as a whole.
5. Professional Business Overlay
The Professional Business (PB) Overlay applies to Pico Plaza in the Community Commercial 2 (CC2) area. The PB Overlay provides a density increase of the underiying CC2 area for the development of additional office capacity and institutional uses (e.g., small university, college or trade school). To be eligible for this benefit, a development plan shall be submitted in conjunction with an application for required discretionary permits to allow a project. A development plan shall meet the minimum materials for a discretionary permit described in SCMC Chapter 17.12 and in the City application packet. Additionally, a development shall meet requirements in Specific Plan Section 513.
6. Visitor-Serving Commercial District Overlay
Light Industrial properties at 108 and 1607 Calle Lago, and at 1623 North El Camino Real are in the Visitor Serving Commercial District (VSD) Overlay. The VSCD requires "active ground-floor dependent uses in pedestrian-oriented tenant space at ground-floor within 40 feet of Calle Lago street frontage from the front property line, unless exceptions are granted. Active ground-floor dependent uses are required in pedestrian- oriented space to facilitate visitor-serving, pedestrian activity along sidewalks and throughout the area. These uses are reliant on pedestrian foot traffic, are generally open to the public, generate a high volume of customer or visitor traffic, provide ground floor display windows to promote views into the business, and sell goods that are typically consumed on premises or carried away by customers or services of a personal or recreational nature.
The Overlay's objective is to expand or add new visitor-serving commercial and lodging uses in the Coastal Zone. The City recognizes that the market for pedestrian/visitor serving uses in the overlay fluctuates and, as such, provides discretionary review process for the approval of non- pedestrian/visitor-serving uses in pedestrian oriented tenant spaces. 2-9
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203 Affordable Housing Program
New residential development in the West Pico Corridor shall be consistent with policies and programs in the City's Housing Element. The West Pico Corridor does not have a development agreement that requires a developer to meet specific financial commitments with regard to the provision of affordable and senior housing development. The majority of future housing development in the West Pico Corridor will be "infill" on vacant or under- used parcels within areas that are largely developed and served by public services and acilities. for these types of projects, the following Housing Element programs are lighlighted that primarily facilitate the development of affordable and senior housing A. Inclusionary Housing
The Housing Element inclusionary housing program (implemented by Zoning Ordinance Section 17.24.120) requires developers of six or more units to set aside four percent of the total number of units for households earning 50 percent or less of the median income. This affordable requirement can be provided either on-site, off-site, or through the payment of an in-lieu fee or provision of land. The in-lieu fee option was intended primarily for small to midsize in-fill developments or subdivisions where insufficient land exists to provide both for-sale and rental units.
B. Density Bonus and Other Incentives
The City provides density bonus and other housing regulatory incentives in Zoning Ordinance Section 17.24.070 to implement California Government Code Section 5915 for affordable housing projects. When an applicant seeks a density bonus for a housina development or for the donation of land for housing in the City, ther the City shail provide the applicant with incentives or concessions for the production of housing units. The incentives or concessions are limited in that thev shall not adversely impact coastal access, public recreation, community character, any other sensitive coastal resource, or any other resource governed by Chapter 3 of the Coastal Act. For further details on these provisions, please refer to State Government Code Section 65915 and Zoning Ordinance Section 17.24.070. 204 Open Space and Recreation Trails
In terms of open space and recreation trails, West Pico Corridor includes Bonito Canyon Bicentennial Park and is in proximity to North Beach, the Beach Trail, and trails in Marblehead Coastal. Bikeways are described and shown in Section 206.
A. Bonito Canyon Bicentennial Park
West Pico Corridor contains Public Open Space (OS1) areas for publicly owned and dedicated parklands, passive open space areas, active recreational facilities, and parking. The Beaches, Parks, and Recreation Master Plan provides a framework for decision makers to plan, maintain, and develop and/or rehabilitate beaches, parks, and recreation facilities in San Clemente. Bonito Canyon Park is an 11-acre community park located north of El Camino Real at Calle Valle, of which .76 acres is located in the Specific Plan area as part of the Los Molinos Design District. The park is surrounded by residential, hotel and commercial uses. This 2-10
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park facility includes a picnic area, Little League diamond, children's play area, restrooms, and a grass play area. Bonito Canyon Park is also the location of the Boys and Girls Club facility, which includes two indoor gyms, game room, arts and crafts and meeting room and 60 parking spaces.
B. Segunda Deshecha Canada Channel (M02)
Urban runoff from the 4,800-acre Segunda Deshecha Canada Channel (M02) watershed drains through both natural and open concrete-lined channels, and discharges from a concrete box outlet structure directly onto San Clemente's North Beach which drains to the Pacific Ocean. North Beach is located on the northern portion of the City's shoreline near the western end of Avenida Pico. The City constructed an MO2 Urban Runoff Treatment Facility upstream of North Beach to divert and treat up to 1.5 cubic feet per second (cfs) of dry weather urban runoff from the MO2 channel, thus eliminating dry weather urban runoff reaching North Beach. As of 2018, the channel's current flow rate is around 0.88 cfs.
C. Proximity to North Beach
Figure 2-3 (Open Space and Trails) shows portions of West Pico Corridor are within half mile walking distance to North Beach - one of the most heavily used City beaches. San Clemente beaches are popular for surfing, body boarding, sun bathing, walking, volleyball, fishing, and other ocean related activities. The City beach includes two miles, or approximately twenty acres, of coastline. Annually, City beaches receive approximately 2.5 million visitors. The number of visitors in any one year is greatly dependent on the summertime weather.
D. Recreational Trails
Recreation trails within and in proximity to West Pico Corridor are shown on Figure 2-3 and described below.
1. Beach Trail
The City participated and consulted with the National Park Service, the State Department of Parks & Recreation, the State Coastal Conservancy, the California Coastal Commission and other public and private entities and interested parties in designing, locating, funding, acquiring, and implementing the California Coastal Trail (CCT) segment located within San Clemente's Coastal Zone. This section of the CCT, known as the "San Clemente Beach Trail" (Beach Trail), is a popular route used by pedestrians and bicyclists, linking beach access points from North Beach to Calafia State Beach.
The Beach Trail is a popular route used by pedestrians and bicyclists, linking beach access points from North Beach to Calafia State Beach. The Beach Trail is a 2.3 mile long trail (0.5 miles is within the West Pico Corridor) 2-11
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that is primarily comprised of decomposed granite with a half mile long bridge segment. The northern and southern sections of the trail are located on the inland side of the train tracks and the middle segment (Corto Lane to T-Street) is located on the ocean side of the train tracks. The trail is improved with post and cable fencing to protect users from passing trains.
The Beach Trail has 13 access points to the beach that include improved at grade crossings, underpasses, and bridges. The Beach Trail is part of a planned continuous trail system traversing the length of the state's coastline, designed and sited to link with contiguous trail links located along many coastal jurisdictions.
Beach Trail
2. Marblehead Coastal Trails
West Pico Corridor is across Avenida Pico from Marblehead Coastal that includes one of the City's major trail networks. The trails provide connections from the Sea Summit residential areas and Avenida Vista Hermosa to the North El Camino Real, Avenida Pico, and the Pico Park at the Pico Park Sea Summit trailhead. The trails, shown on Figure 2-3, follow and cross coastal canyon areas that were restored | as part of the Marblehead Coastal development through a required mitigation program.
The trails meander around and across coastal sage scrub riparian vegetation and habitat with hillside views of the ocean. The trails are natural lanes gate trail are raign and piroad is to waning, to the and riding experience while maintaining San Clemente's coastal rural environment.
2-12
Legend
• Coastal Zone Boundary
San Clemente Coastal Trail
Marblehead Coastal Trails
Canyon Metrolink Station
View Park
Railroad
Specific Plan Area
Callé de Los Malinos. -Ave Navarro Parks
Open Space
North Beach
Vista Ocean Calle de natas
del Sol View Park
Park
SumIT
56y private Rincon Ct
N'el camno Real Scummilk M02 Storm Channel Ave
Pico Park, "Sierra
ai
Calle de 10s Malinos
Calle Deshecha- oss@bneros tr Bonito
NEl Camino Rea Canyon Park o Randar
calle Las Bolas calle Mirador
North Beach
Buena Calle soda lap- Ave de la Grulla,
Sacramento
Figure 2-3 Scale: 1:7,000
300 600
Open Space and Trails
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205 Grading Concept
The West Pico Corridor is developed and serviced by utilities. The topography slopes trom the perimeter of the Specific Plan down to Avenida Pico, Los Molinos, and the drainage channel. The grading concept for the Specific Plan is based on the City's grading ordinance and grading and development design guidelines in Chapter 3, Design Guidelines.
Within areas for intended grading, grading should maintain or enhance the major natural landforms within West Pico Corridor. Slopes should be contoured to blend with the natural terrain at the development edge. Vegetation, irrigation, and continuing maintenance programs should be used to stabilize slopes, with native trees and shrubs used to soften their appearance. Building pads should be designed and sited in a manner that compliments the natural topography and does not interrupt the view of the ocean from the public view corridors described in Section 208 below.
206 Circulation Plan
The vehicular and transit components of the transportation system are described below.
Bicycle and pedestrian transportation modes are described in Section 204 above. City programs and funding sources for circulation improvements are addressed in Chapter 4, Implementation.
A. Vehicular Circulation
Regional traffic service to the West Pico Corridor area is provided by Interstate 5 Freeway (1-5), Avenida Pico, and North El Camino Real. The I-5 runs parallel to the coastline and traverses the length of the City. Freeway access to West Pico Corridor is primarily from the Avenida Pico interchange. The West Pico Corridor circulation system includes the following roadways shown on Figure 2-4 (Roadways).
Avenida Pico
Avenida Pico is a primary arterial (4 lanes divided) within West Pico Corridor. The roadway alignment is north-to-south, connecting North El Camino Real to a major arterial segment at the Avenida Pico interchange of Interstate-5, the most used City interchange and a primary highway gateway. Avenida Pico is primarily used to access the Los Molinos district from Camino De Los Mares, Pico Corridor Community Commercial areas, and the City's maintenance and water treatment facility.
2. North El Camino Real
North El Camino Real is a secondary arterial (4 lanes undivided) along the south perimeter of the West Pico Corridor Specific Plan area. The roadway 2-14
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alignment generally is west-to-east, connecting to 1-5 interchanges, excluding Avenida Pico. The roadway provides access to properties in the Specific Plan on El Camino Real in the NC1.2 and NC2 area, light industrial properties on Calle Lago, and the Los Molinos district by collectors Calle Valle and Calle De Los Molinos.
Local Collectors, including Camino De Los Molinos
There are several two-lane roadways used to circulate through neighborhoods within and near the West Pico Corridor and connect to the streets described above to enter-and-exit the West Pico Corridor. These streets include Avenida Del Estrella, Calle Bonito, Calle Lago, Camino De Los Molinos, Calle Valle, Los Obreros Lane, and Rincon Court. In the General Plan, there are specific policies for a defined street edge with landscaping along Camino De Los Molinos. Camino De Los Molinos is the primary collector in Los Molinos with the most visible street frontage for business activity so uses that involve more customer and pedestrian traffic are more common on this street frontage compared to uses other collectors in the Los Molinos District.
B. Transit Service.
The West Pico Corridor has access to public transit services described below and shown in Figure 2-5 (Transit Connections).
1. Proximity to Metrolink Station
Portions of West Pico Corridor are within half mile walking distance to the North Beach Metrolink Station. The 351-mile Los Angeles - San Diego - San Luis Obispo Rail Corridor (LOSSAN Corridor) travels through a six- county coastal region in Southern California. The segment that runs through San Clemente is a single track and is owned and maintained by the Orange County Transportation Authority (OCTA). Although the right-of-way is owned by the OCTA, the Beach Trail, protective fencing and improved, signalized pedestrian-grade crossings parallel to the railroad tracks are maintained by the City of San Clemente. The primary passenger railroad carriers through are by Amtrak and Metrolink. Metrolink connects to stations in North Beach and at the San Clemente Pier.
Metrolink provides peak hour commuter transportation to key cities in both Orange and Los Angeles Counties and connections beyond. Currently, two Metrolink lines provide service in the City of San Clemente, which are the Inland Empire Line-Orange County Line and the Orange County Line. The rail service and number of stops per day are subject to change. 2-15
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The Inland Empire-Orange County Line provides connections northward to Downtown San Bernardino and southward to Oceanside. The Orange County Line provides connections northward to Los Angeles Union Station and southward to Oceanside. A parking lot adjacent to the station provides spaces for commuters and offers annual parking passes for residents. Also, the parking is used for beach and beach trial access.
In addition to being serviced by Metrolink, the station is also serviced by the Orange County Transportation Authority's (OCTA) Route 91 StationLink 191. The station is also serviced by the City's seasonal local trolley line which travels along Avenida Pico to connect to the Outlets to the north and southward down El Camino Real to connect to the San Clemente Pier.
2. On-Demand Transit Service
Lyft, Uber, and taxi companies provide on-demand curb-to-curb shuttie service to the area.
San Clemente Trolley
The San Clemente Trolley is a City shuttle service that started in summer 2017. In 2022, trolley service operated from May through September, Monday through Friday 12 noon - 10 pm, Saturday 10 am - 10 pm, and Sunday 10 am - 8 pm, with additional services on certain holidays. The trolleys are free to ride, and riders can expect a trolley at each stop about every 15 minutes. There are several stops clearly marked with signs along the route that connects San Clemente Outlets, the North Beach Metrolink station, runs along North El Camino Real, travels through downtown along Avenida Del Mar and Avenida Victoria, to return to El Camino Real.
C. Bikeways
There are several existing and planned City bike routes that can be used to access the West Pico Corridor, shown on Figure 2-6 (Bikeways). Existing bikeways near and within West Pico Corridor include Class 2 bikeways on Avenida Pico, Class 1, 2, and 3 bikeways on North El Camino Real west of Avenida Pico; and a Class 3 bikeway on Calle Deshecha and North Beach residential neighborhood streets. In terms of future routes, the Bicycle and Pedestrian Master Plan identifies a planned:
• Class 1 bikeway with an I-5 underpass route along the MO2 storm channel. • Class 2 bikeway on North El Camino Real.
Class 3 bikeway on Camino De Los Molinos.
Class 1 bikeway on Avenida Vista Hermosa.
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Legend
Metrolink Station
+ Railroad
RoadwayClassifications
- Major Arterial (6 Lanes Divided) Calle de Los Molinos •AvesNavarro Primary Arterial (4 Lanes Divided)
Secondary Arterial (4 Lanes Undivided)
Collector (2 Lanes Undivided)
calendardistias
Ave Pico:
•Rincon Ct
Ave Sierra
Valle Ave des
NEl Camino Real CallerdestosaMolinos o Estrella
test@brerosalin
Galle:Deshecha NEl Camino Real:
Calle Las Bolas Calle Mirador
euand Ave Hacienda Ave del Reposo Ave de la Grulla
SAN CLO Scale: 1:6,500 Z
Figure 2-4
280 560
Roadways Feet
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Legend Ave PiCO
Specific Plan Area
SC Trolley Parking
1/2 mile buffer Metrolink Station
Railroad
Metrolink Station
OCTA bus route 1
OCTA bus route 91
Bus Stops OCTA 2019 SOl
Trolley Route
OW!
Blue Line
Both all de industas
Red Line
Trolley Stops
SC Rides On-Demand Stops
OC Metrolink Stations 2014
| OC Metrolink Rail 2019 Ave Pico
RinconiCt gedondel
La Placentia
calle Calle Campo
Rosalles
Call de los Malinos Estrella
leostObreros-in
Galle Deshecha
NEI Camino Real
epuoyer E El Portal
Calle Las Bolas calle Mirador Chiquita E Canada
Escalones
sin eulang pre del Reposo Ave de la Grulla Ave Pelayo Ave Aragon NercaminoReal Scale: 1:7,000
Figure 2-5
300 600
Transit Connections Feet
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Legend
Metrolink Station
→ Railroad
1/2 mile buffer Metrolink пед. Бліелелат
Station
Specific Plan Area
Class 1 Proposed
Class 2 Proposed
Class 3 Proposed
Class 1 Existing
Class 2 Existing
Class 3 Existing
Ave Pico M02 Storm Channel Rincon Ct! edondel Là placentia Calle Calle Campo
Togelies
N-El Camino, Real- /a Estrella
lossObreros tn
E El Portal
Calle Las Bolas Calle Mirador Chiquita. Canada
Escalones.
*Hacienda. del Reposo
Ave de la Grulla. Ave Pelayo Ave Aragon.
mento. Portal.
SA CAN AV
3T2 Figure 2-6 Scale: 1:7,000
300 600
Bikeways Feet
CQLIFORHIE West Pico Corridor Specific Plan 2-19
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Chapter 2 - Land Use Pian
207 Landscape Concept
West Pico Corridor has two landscape themes. First, for El Camino Real, Pico Plaza, Avenida Pico, and development therein, plantings are to reinforce the City's "Spanish Village By the Sea" theme established by Ole Hanson, the City's founder. Second, in the Los Molinos area, plants are to accent and complement architecture guidelines for the Los Molinos district with its heritage as an eclectic industrial district, according to guidelines in Chapter 3. For plantings, California native species should be used, unless natives are found not suitable due to site conditions and the function of a site's use. The primary use of natives in Los Molinos is to distinguish the district's character from other City areas that specify for native plants to comprise a minimum of 60 percent of required landscape area. Landscaping must be consistent with the LUP and requirements of the Orange County Fire Authority. Plantings must be primarily drought-tolerant, must be entirely consist of non-invasive and non-toxic species, and be compatible with infrastructure. The City gives consideration to the reduction of landscape maintenance and water consumption, adaptability to high-salt and high boron local soil conditions, low fire-fuel content in transition areas between development and open space, and enhancement of slope stability and erosion control.
208 Public View Corridors
Within the Specific Plan area, Avenida Pico is a scenic corridor with a designated public view corridor of the ocean, identified in the General Plan and LUP. The public view corridors are protected based on valued public views of scenic and visual qualities of coastal areas. Permitted development will be sited and designed to protect designated public view corridors by making sure projects preserve the physical features of coastal resources, and where feasible, enhance and restore scenic and visual qualities of the coastal zone. This includes protecting public views to and along the ocean and coastal bluffs, visually significant ridgelines, and coastal canyons, open spaces, prominent mature trees on public lands.
209 Infrastructure Plan
City initiated capital and maintenance improvements are planned, budgeted, and prioritized by the City Council through the annual budget and Capital Improvement Program (CIP). Developers of property within the West Pico Corridor will construct required infrastructure improvements, such as streets, water lines, bikeways, trails, sewers, storm drains, etc., in conjunction with their projects. Chapter 4, Implementation, describes the CIP, infrastructure requirements for private development, and funding programs. There is sewer and water capacity available for West Pico Corridor designated for development. For these systems and storm water drainage, the Master Plan for Water Distribution, Wastewater, and Drainage is used as a general guide for infrastructure improvements. For parks, beaches, and recreation facilities, the Beaches, Parks, and Recreation Master Plan provides a framework for decision makers to plan, maintain, and develop and/or rehabilitate beaches, parks, and recreation facilities in the West Pico Corridor and other areas of San Clemente.
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Chapter 3 - Design Guidelines
Chapter 3
Design Guidelines
301 Purpose and Intent
302 Design Districts
303 Grading Guidelines
304 Site Design Guidelines
305 Landscape Guidelines
306 Architectural Guidelines
301 Purpose
A. Purpose
The purpose of this Section is to ensure that development within the West Pico Corridor will be consistent with the City's General Plan, Urban Design Program, and Master Landscape Plan for Scenic Corridors. This Chapter provides guidelines for site planning, landscape, and architecture.
B. Use of Guidelines
Design guidelines are not precise zoning regulations, but guidelines to be considered as qualities of good design in order to implement the General Plan, the , and the Master Landscape Plan for Scenic Corridors. The design guidelines should assist design efforts to meet or exceed the City's quality standards. More specifically, the objectives of these design guidelines are to:
1. Implement General Plan policies for architectural and landscape character in West Pico Corridor, as described in Section 207 (Landscape Concept) and this Chapter.
2. Define a consistent approach to site planning, architecture, streetscape, lighting, landscaping, and other design elements to achieve visual harmony in West Pico Corridor.
Implement grading, land use, landscape, and other concepts described in Chapter 2 (Land Use Plan).
4. Develop pedestrian and open space linkages within and between neighborhoods.
The design guidelines in this Chapter are used in conjunction with the City's Design Guidelines to design and evaluate projects subject to design review through a discretionary permit process, according to Chapter 6 (Administration). When projects do not require a discretionary permit, the City recommends following these design quidelines but projects are not required to follow them. The design guidelines in this Chapter are used as the primary reference for desired design principles in the West Pico Corridor. Then, when this Chapter does not address a 3-1
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site design, grading, landscaping, or architectural design topic, the City's Design Guidelines should be used as a reference to design projects.
New development and major remodels must be consistent with Design Guidelines in this Chapter unless the review authority finds a project involves historically significant structures with other distinctive architectural styles. For minor remodels and site improvements, although the goal is for projects to follow the Design Guidelines, the review authority may find it is not practical, with minor changes, to convert a contemporary building into a true form of the design principles in this Chapter, in order to support property upgrades that the City welcomes.
Additionally, when properties are developed minor remodels and site improvements should be compatible with the site plan, form, scale, architecture, and other design elements of buildings whether or not they are currently consistent with this Chapter.
302 Design Districts
The General Plan and Coastal Land Use Plan contain urban design policies for site planning, landscaping, public art, and architecture that define an intended visual character for neighborhoods in West Pico Corridor. In applying these policies, there are three design districts for areas in the Specific Plan area, described below and shown on Figure 3-1 (Design Districts).
A. Spanish Colonial Revival Districts
This district requires new buildings and major remodel projects to have traditional Spanish Colonial Revival design consistent with the City's "Spanish-Village-by-the- Sea" heritage. At the same time, creative interpretation of Spanish Colonial Reviva! design should be permitted, where appropriate. Consistent with General Plan policies, this district includes City gateway parcels adjoining the interstate 5/ Avenida Pico off-ramp and intersection, Via Pico Plaza, and the Pico Corridor.
Project design should follow basic principles of the Spanish Colonial Revival style discussed below and in detail within the City's Design Guidelines. No written sett of Design guidelines can detail fully all aspects of the Ole Hanson-era Spanish Colonial Revival design criteria. What sets the Ole Hanson-era Spanish Coloniall Revival style apart from other designs is its simple forms, shapes, details, and outdoor spaces. While the following guidelines, help answer design questions about the Spanish Colonial Revival style, perhaps the best way to understand the City's "Spanish Village" character is to visit the City buildings on the National Registry of Historic Places and any of the other buildings that the City has traditionally recognized as being historic.
The California Spanish Colonial Revival style is similar in form to those that are found in other moderate climates such as in Mexico and along the Mediterranean Sea. Climate and California's Spanish traditions have encouraged the use of building materials such as stone, clay, and stucco surfaces for walls, floors, roof tiles, and a limited use of milled lumber. These traditions tend to convey a "hand- made quality" in their overall design and details. The result is a simple form, articulated by a design orientation relating to the warm Mediterranean climate. The buildings exhibit strong expanses of stucco surfaces, deep reveals, porches, arcades, and red-tile roofs. Buildings also have weather-protecting colonnades 3-2
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Chapter 3 - Design Guidelines
and wall extensions to enclose garden spaces and are situated with respect for natural topography.
The decorative details used in the Spanish Colonial Revival style are borrowed from the entire history of Spanish architecture. Some of these decorative elements include: low-keyed traditional colors; exposed stone and woodwork; Spanish/Mediterranean inspired ironwork; fountains; arbors; courtyards; arcades; towers; chimneys; traditional paving; and landscaping which emphasizes flowering material. The integration of traditional design elements reinforces the Spanish Colonial Revival style and defines a site's individual character. For the district's architectural guidelines, see Section 306.A.
B. El Camino Real District
The El Camino Real district includes 10 Neighborhood Commercial properties within the Architectural Overlay district, shown on Figure 2-2 (Overlays). The properties are through lots that slope down from North El Camino Real to Calle Valle and Los Obreros Lane with street frontage to the General Plan Los Molinos remodels along North
architecture, such as Spanish Colonial Revival, Mission, Monterey, etc. Therefore, portions of these properties are part of this design district wherever the proposal of new buildings and major remodels would exceed the existing grade of North El Camino Real. The remaining portions of these properties. with development belon El Camino Real. are part of the Los Molinos district described below. For the district's architectural guidelines, see Section 306.B
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Legend Ave Pico
Specific Plan Area
Design Districts
**Los Molinos
El Camino Real Calle de Los Molinos -Ave-Navarro,
Spanish Colonial Revival
**The rear boundary of the El Camino Real district
is conceptual. The El Camino Real district applies to
parcel area where a project's height equals or cale de nasties exceeds the grade of El Camino Real.
Rincon Ct
Calle de Los Molinos
Calle de Los Molinos, -Los-Obreros Ln.
Los Ob eros Ln
Calle-Deshecha N EI Camino Real WEST PICO CORRIDOR SPECIFIC PLAN Ave Pico- Calle. Las Bolas. See inset map NEI Camino Real Scale: 1:5,700
Figure 3-1
245 490 Ш
Design Districts Feet
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Chapter 3 - Design Guidelines
C. Los Molinos District
Los Molinos is a special industrial district center for the local surfing industry, • Los Molinos industrial park.
• Bonita Canyon Park west of Calle Bonito.
• Residential parcels on Avenida De La Estrella and Calle Bonita. • Rear of Neighborhood Commercial properties on North El Camino Real in the Architectural Overlay district shown on Figure 2-2 (Overlays). The properties slope down to and front Calle Valle and Los Obreros Lane within the Los Molinos Focus Area. Therefore, the rear of these parcels are visually a part of the Los Molinos district. Thus, improvements below the grade of El Camino Real are to follow Los Molinos district guidelines.
The following principles define the vision for the character of Los Molinos and application of this Chapter to development review.
• Projects should be compatible with, maintain the architectural character of, and showcase Los Molinos' heritage as a flex-use industrial center; distinctive from the "Spanish Village By the Sea" theme elsewhere in the City. Design elements in Los Molinos are welcome that fits the Los Molinos industrial identity with details, textures, colors, materials, signage, landscaping, public art, and architecture that may be creative, varied, and fun to add interest to the area.
• Design should prioritize functionality first, and then design considering Los Molinos is an industrial area and this design principle is common for styles within the umbrella of industrial architecture.
• Use of varied, high-quality, raw rough materials and textures are encouraged to accent building forms or cover walls and roof surfaces as a character defining feature. These materials may have distressed or worked finish, as if they have years of heavy use and weathering. Examples include exposed brick walls, corrugated finished metal (e.g. acid wash or painted), concrete, stone, and steel beams, etc.
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Chapter 3 - Design Guidelines
• Purposeful details, colors, signage, public art, and other eclectic flourishes that contribute and highlight the area's heritage, such as a sign, mural, or wall with a tile mosaic that has a surf theme or Rainbow Sandals teak facade and color palette.
• Landscaping to soften structures and screen parking, utility, storage, and service areas; while ensuring the function of properties is a priority. • Building equipment may be visible from public property if the equipment contributes to the architectural character of the site and industrial district, and the function of an industrial use, such as windmills, water tanks, and cisterns.
• While Los Molinos is an industrial area first, the Specific Plan also allows a variety of public facing uses, such as retail and restaurants. Properties with frontage on Calle De Los Molinos are more visible than parcels on collector streets such as Calle Valle. Industrial activities should be screened from public view with landscaping and enclosures, where public facing businesses should have inviting walk up access and pedestrian spaces.
The photographs on the following pages are examples of projects that reflect these desired design principles for Los Molinos district. For additional examples and guidance contact City planning staff and visit our image library on the City's website.
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303 Grading Design Guidelines
Within areas intended to be graded, the following principles should apply:
A. Natural Landforms
Grading should maintain or enhance the natural landforms within the West Pico Corridor area. Manufactured slopes should be contoured to blend with the natural terrain at the development edge. Large flat slopes and highly visible down drains should be avoided.
B. Slope Stabilization
Vegetation, irrigation, and continuing maintenance programs should be used to stabilize manufactured slopes, with trees and shrubs used to soften their appearance.
C. Maximum Gradient
The maximum gradient for manufactured slopes should not exceed a ratio of 2:1.
For exceptions, see required criteria in San Clemente Municipal Code (SCMC) Chapter 15.36, Excavation and Grading.
304 Site Design Guidelines
A. El Camino Real and Spanish Colonial Revival Districts These guidelines apply to the El Camino Real District and Spanish Colonial Revival Districts shown and described in Section 302 above.
Outdoor Spaces
Defined outdoor spaces should be incorporated into buildings and site designs of all new development. allis, deal, covered wallways paces es and cold inded landscape elements.
2. Building Street-Edge
The street edge adjacent to the public sidewalk should create a unified appearance composed of landscaping and buildings. Recessed covered walkways, shallow courtyards or walkways leading into internal courtyards, or pedestrian plazas are encouraged. Building entrances should be recessed to provide visual interest and prevent doors swinging into the sidewalk right-of-way. Auto service bays should be oriented away from or screened from view of streets and residential areas.
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3. Outdoor Lighting
Parking lot and outdoor lighting should be the minimum needed to should be used whenever possible for pedestrian areas. Light fixture design should be consistent with the character of the project.
4. Commercial Center Signs
Commercial centers should have human-scale monument signing to provide business center identification for tenants, visitors, and patrons. Such signs may include logos and should be harmonious in scale, form, materials architecture, and colors with project buildings, walls, and other structures Signs must comply with SCMC 17.84, Sign Regulations
5. Variations in Building Footprint
Building footprints should be designed with variations composed of insets, entries, corners, and jogs integrated with adjacent outdoor areas in order to create visual interest and give a sense of small scale and intimacy.
Parking Areas
Parking should be located to the rear of a building where alleys exist.
Driveway openings along the public street should be minimized and located on the street with the least traffic volume.
Parking lots should be divided into parking courts with landscaping and clear pedestrian linkages to buildings. Parking areas should be set back at least five (5) feet from the face of a building, with that area used for Been no proper in eg and got one ret pen a nea
Parking Lot Size
Parking lots should be broken up into modules by means of intervening landscaping, access drives, or buildings in order to avoid large unbroken expanses of paved areas.
Parking Lot Interconnections
Parking lot design should provide for vehicular and pedestrian access to adjacent parcels where uses are compatible and where such connection is practical in order to provide interconnections without requiring vehicles or pedestrians to re-enter the public right-of-way.
Parking Lot Buffering
There should be a buffer area of at least five feet between buildings and parking areas or driveways, in order to avoid placing paved vehicular areas next to building walls. These buffer areas should be landscaped or designed 3-11
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as pedestrian walkways with landscaped planters. Parking areas should be screened from the street by landscaping and berming.
10. Parking Lot Entries
Parking lot entries should be located as far as possible from intersections in order to minimize congestion and conflicts. For projects on major or primary arterials, or where otherwise determined necessary by the City, full curb return street intersection type entries should be used instead of standard driveway approaches. Entries should have a width and spacing that meets the City's technical engineering standards ensure there is safe and efficient circulation and adequate line-of-sight, including trucks.
11. Parking Area Screening
In addition to the Zoning Ordinance standards, a continuous screen at least
2.5 feet (30 inches) high should be formed by a solid wall or planting. If a wall is used to create a screen, it should not be greater than 3.5 feet (42 inches) high. If shrubs are used, the shrubs should be a minimum of 2.5 feet (30 inches) high after two years growth. Space shrubs in massed plantings so that branches intertwine. Solid walls used for screening shoulo be accompanied by a minimum 5-foot wide landscaped edge between the property line and the wall facing the street.
12. Screening of Service Areas
Service and storage areas and trash enclosures should be screened from public view by means of walls and landscaping.
B. Los Molinos District
These guidelines apply to the Los Molinos District shown and described in Section 302 above.
Landscaped Street-Edge
Street frontages should have 10 feet of public visible landscaping area between a Stret and arking oute space sube a deline a en at least four feet from the sidewalk.
Parking Lot Buffering
There should be a buffer area of at least five (5) feet between buildings and arking areas or driveways in order to avoid placing paved vehicular area should be indecape. PS at bed was Ece where there are walkways, this buffer are should be landscaped. Parking and circulation areas should be screened from the street by landscaping and berming.
3. Pedestrian Orientation for Visitor-Serving Commercial Defined outdoor spaces, such as arcades, colonnades, and courtyards, should be provided for visitor-serving commercial uses on Calle De Los Molinos, such as restaurants with outdoor dining and service businesses. For 3-12
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these uses, the streetscape design should encourage pedestrian activity with the siting of buildings around common walkways that connect buildings.
4. Outdoor Lighting
Parking lot and outdoor lighting should be the minimum needed to residential are core are with shields to dia door and
residential areas.
should be used for overhead lighting. Bollard or other low-height lighting should be used whenever possible for pedestrian areas. Light fixture design should be consistent with the character of the project.
5. Variations in Building Footprint
Building footprints should be designed with variations composed of insets, entries, corners, and jogs integrated with adjacent outdoor areas in order to create visual interest and give a sense of small scale.
6. Screening of Service Areas
Service areas, storage yards (when they are a permitted use), and trash enclosures should be screened from public view by means of landscaping or in combination with fences or wails. Chain link fencing is not allowed.
District Identification Signs
Overhead or monument signage to identity the Los Molinos district at entries on Calle De Los Molinos is encouraged. Such signs may include logos and should be harmonious in scale, form, materials, architecture, and colors with project buildings, walls, and other structures. Signs must comply with SCMC
17.84, Sign Regulations.
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305 Landscape Guidelines
A. Landscape Elements
1. Project Entries
Major project entries should be designed as statements reflective of the character of the project in order to establish identity. Special paving textures, flowering accents, and specimen trees should be used to reinforce the entry statement.
Parking Area Screening
In addition to the Zoning Ordinance standards, parking and circulation areas hould be screened from the street by means of landscaping and berming in order to shield views of cars and paving while promoting views o buildings on the site.
Boundary Landscaping
Boundary landscaping should be installed along all property lines with at least one tree planted for every 30 lineal feet on average.
Decorative Paving
Decorative paving at project entries and interior project pedestrian areas should be used . This should consist of brick, tile, pavers, stamped concrete, or similar materials.
Street Trees
On local and collector streets, new development, major remodels, and not is an ascape a wed rom in are tre not ot
Trees should be
minimum 15-gallon size and should be planted within 10 feet of the sidewalk (or curb where there is no sidewalk). Care must be exercised to avoid potential impacts to existing sewer, water, gas, and utility infrastructure.
Streetscape.
Primary City Entry at Avenida Pico and Interstate-5
a. Design Goals
The Master Landscape Plan for Scenic Corridors calls for an entry statement which will announce arrival into San Clemente by utilizing plant materials that reflect the "Spanish Village By The Sea" image The use of a landscape treatment that offers a contrasting element to the horizontal plane of the freeway is recommended.
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Chapter 3 - Design Guidelines
b. Planting Concept.
The landscape palette identified in the Master Landscape Plan for Scenic Corridors for Primary City Entries from the I-5 includes the intended visual charade orderent marries toes like la
character of plant material the Avenida
Pico/Interstate 5 freeway interchange. The plant list is outdated in terms of policies that encourage species that are non-invasive, non- toxic, and native, compatible with view corridors and sensitive environmental areas. Chapter 4, Implementation, includes a future update of the Master Landscape Plan for Scenic Corridors and the City Design • Guidelines for
consistency wipiant neral Plan and LUP policies. After this implementation project is completed, the updated plant list should be used as a primary reference to design landscape projects in the West Pico Corridor. In the interim, projects shall be designed in character with the reference plant list below and evaluated by the City for consistency with General Plan and LUP policies.
(1) Washingtonia Robusta (Common name: Mexcian Fan Palm) Erythrina Caffra (Common name: Kaffirboom Coral Tree)
(2) Nerium Oleanders (Common name: Oleanders)
(3) Bougainvillea (Common name: Barbara Karst)
Avenida Pico
a. Parkways Within Right-Of-Way
In accordance with the Master Landscape Plan for Scenic Corridors, landscaped parkways adjacent to scenic highways should generally be 15 to 20 feet in width. Bikeways may be placed within or outside these errors the pare Sidewalks may be adjacent to the curb or may Such specific design considerations
will be as approved by the City at the project level of review.
Setbacks From Right-Of-Way
In order to promote a variety of depth and visual relief for buildings adjacent to Avenida Pico, buildings up to 20 feet in height may be placed as close as 30 feet from the right-of-way, while maintaining an average 50-foot average setback.
Plant Palette
Plant materials utilized in the Avenida Pico median and parkways should be consistent with the City's Master Landscape Plan for Scenic Corridors for the Avenida Pico Coastal Segment. that is outdated in terms of policies that encourage species that are non- invasive, non-toxic, and native, compatible with view corridors and 3-15
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sensitive environmental areas. Chapter 4, Implementation, includes a future update of the Master Landscape Plan for Scenic Corridors and recommended plant lists in the City Design Guidelines for consistency with General Plan and LUP policies. After this implementation project is completed, the updated plant list should be used as a primary reference to design landscape projects in the West Pico Corridor. In the interim, projects shall be designed in character with the reference plant list below and evaluated by the City for consistency with General Plan and LUP policies.
(1) Eucalyptus Ficifoha (Common name: Red Flowering Gum) as the primary street tree across the public sidewalk from the street, spaced and aligned formally 20 feet on center.
(2) Metrosideros excelsus (Common name: New Zealand
Christmas Tree) as the secondary street tree adjacent to the roadway, spaced and aligned formally 20 feet on center. (3) Washingtonia Robusta (Common name: Mexcian Fan Palm) as the median tree, spaced and aligned formally 25 feet on center.
(4) Pinus Torreyana (Common name: Torrey Pine) as an accent tree.
(5) Pittosporum Tobira (Common name: Wheelers Dwarf) and Lantana Montevidensis (Common name: Carnival) as the
primary median groundcover.
(6) Juniperus Horizontalis (Common name: Bar Harbor) as median groundcover.
(7) Lampranthus (Common name: Ice Plant) as median
groundcover.
(8) Rosa Banksia (Common name: Lady Bank's Rose) as median groundcover.
(9) Lantana Montevidensis (Common name: Pink Forlic) as median groundcover.
(10) Bougainvillea (Common name: Barbara Karst) as parkway groundcover.
Walls Adjacent to Scenic Corridors
Masonry or stucco walls or view fences (e.g. wrought iron) should be used adjacent to scenic highways instead of wood fences. Designs should incorporate colors, materials, and finishes to blend with the surrounding environment. Setbacks for walls should vary to add interest to the streetscape. Long straight stretches of wall should be avoided. Wall heights should be less than six feet wherever feasible, with landscaping integrated with the wall design to soften appearance.
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3. Calle de Los Molinos
a. Sidewalk Width and Design
Calle de Los Molinos is the main collector street through the Los Molinos Industrial area. It provides pedestrian _linkages for employees of the industrial area to reach the North Beach Village the Pico Community Commercial area for lunch or
convenience shopping. The public right-of-way is approximately eight feet in width along the street frontage. Within this right-of-way, generally there should be curb adjacent sidewalk, that is standard concrete, with street trees planted on private property. Mature tree trunks should be separated four feet from the sidewalk and spaced ideally 25 feet on center but primary emphasis on tree placement should be on yielding space compatible with the function and access of each site.
Street Tree Species
The following street trees are designated for Calle De Los Molinos:
(1) Cercis Occidentalis (Common name: Western Rosebud) as the primary street tree.
(2) Magnolia grandiflora 'Little Gem' (Common name: Little Gem Magnolia) as the secondary street tree.
Avenida Pico Entry to Los Molinos District
The north entrance to Los Molinos district at the intersection of Calle De Los Molinos and Avenida Pico should reflect the landscape concept for the Los Molinos district, according to Section 207 (Landscape Concept) and this Section.
C. Criteria for Plant Selection
Plant materials for both public and private property should be chosen on the basis of both functional and visual characteristics, reviewed by the City for consistency with this Specific Plan and Local Coastal Program as a part of the project approval process. The following additional criteria should be used in plant selection.
Plants Must be Drought-Tolerant, Non-Invasive, and Non-Toxic Plants must be primarily drought-tolerant and consist of non-invasive species. Plants should consist of non-toxic varieties in the public right-of- way and not have root systems that could become intrusive to underground infrastructure, such as sewer systems, because aggressive roots can damage sewer lines and cause sewer spills.
2. Environmental and Maintenance Considerations
Consideration should be given to the reduction of landscape maintenance and water consumption, and adaptability to high-salt and high-boron soil 3-17
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conditions, low fire-fuel content in transition areas between development and open space, and enhancement of slope stability and erosion control.
3. California Native Plants Encouraged
California native plants are encouraged and should be used, especially in or trol chatted; erept at he discretion oly the reines in or perial the review authority for special considerations such as recreation fields and parks. California native plants and gardens are sustainable, save water, require little to no fertilizer, little less pruning, less maintenance time, and provide habitat animals, bringing these gardening advantages.
Irrigation Systems
When designing irrigation systems, consideration should be given to water conservation according to requirements of the State Model Water Ordinance and the Municipal Code.
5. Los Molinos District
Plants should be selected that accent and complement architecture guidelines for the Los Molinos district, shown on Figure 3-1 above. A majority of Los Molinos properties are developed with constrained space for landscaping so there may be less opportunity for minor remodel projects to fully bring properties into compliance with landscape requirements in the Specific Plan and Municipal Code. In these instances, efforts should be made to add landscape in space available that softens the appearance of the site, accents architecture, and improves the streetscene. Vertical plantings can be an effective option to add landscape when there is a lack of planter area between buildings and the street. For plantings, California native species should be used, unless the review authority determines natives are not suitable for site conditions and needs for the function of a site's use. The primary use of natives in Los Molinos is to distinguish the district's character from other City areas that specify for native plants to comprise a minimum of 60 percent of required landscape area. For trees in parking lots, Quercus ilex (Common name: Holly Oak) should be used unless an alternative is needed to address a site condition.
El Camino Real and Spanish Colonial Revival Districts
The selection of plant materials for the El Camino Real district and Spanish Colonial Revival districts, shown on Figure 3-1 above, should reinforce the "Spanish Village By The Sea" theme established for San Clemente by Ole Hanson. Palm and citrus trees, with tropical plants such as bird of paradise, hibiscus, flowering vines, and geraniums cascading from window boxes have traditionally been used in San Clemente's Spanish Colonial Revival courtyards and outdoor spaces. Drought tolerant species such as fruitless olive trees and bougainvilleas can be used to enhance the theme, while conserving water.
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Accent Trees for Special Effect
The following trees should be planted for special effect or as alternates for accent purposes:
a. Magnolia grand (Common name: Little Gem Magnolia)
b. Cassia leptophylla (Common name: Gold Medallion Tree) Stenocarpus sinuatus (Common name: Firewheel Tree)
d. Erythrina Caffra (Common name: Coral Tree)
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306 Architectural Guidelines
A Spanish Colonial Revival Districts
These guidelines apply to Spanish Colonial Revival Districts shown and described in Section 302 above
1. Design Intent for Districts
Architecture in Spanish Colonial Revival Districts should be consistent with the design intent for the areas, described in Section 302 above.
2. Outdoor Spaces
Detined outdoor spaces should be incorporated into buildings and site designs for visitor-serving uses, such as restaurants, retail, and service businesses. Courtyards and other intimate pedestrian spaces are kel components of Spanish archicture that enrich the pedestrian experience.
Courtyards should be linked with the existing pedestrian network, parking lots, and streets; to encourage pedestrian use, courtyards should connect with adjacent City streets and sidewalks. Active pedestrian-oriented uses for courtyards such as for dining, exhibits, seating areas, etc., are encouraged.
Building Form and Mass
The mass and scale of a building should reflect traditional Spanish architectural styles. The basic principles of the mass and scale appropriate to the architecture are discussed below and in detail within the City's Design Guidelines.
Thicker Masonry Walls - Buildings are to be designed so that their surfaces convey a visual suggestion of masonry construction, e.g. thick stucco walls and inset windows and doors. Exposed masonry is not recommended.
Break-Up Mass into Smaller Units - The building volume or mass should be broken up into smaller units to better relate to the physical cale of the density allowed in the area. "Box-like" building forms ar liscouraged. The use of architectural features can serve to hal break up unacceptable mass and bulk. One method of breaking up mass and to provide visual interest is to vary rooflines or provide a combination of gabled, hipped, and shed roofs. This can also be accomplished by usina a combination of vertical and horizontal elements, e.g. pilasters, columns, exterior stairways, towers, etc.
C. Materials to Reduce Apparent Mass - Materials should be used to reduce the apparent mass or scale of the building. Complimentary colors when used on window mullions, building trim and other design elements is encouraged to reduce a building's perceived scale. 3-20
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d. Setback Areas of Maximum Height - Areas of maximum height and the bullding's highest points should be set back from neighboring structures. The general building form should not contrast greatly with the neighboring structure. Step backs of a minimum of five feet should be provided for at least 25 percent of the building face on each story; this will provide building off-sets and variation in the building mass.
e. Increase Structure Spacing for Increased Height - Usable human scale spaces are encouraged between structures where narrow corridors are created. The space between structures should increase as the building height increases. Crowding or overwhelming neighboring buildings should be avoided.
f. Step Buildings to Follow Slopes - Buildings on sloping lots should step down with the topography of the slope.
Proportion and Scale
a. Visual Balance of Elements - Architectural design should strive to create a visual balance in the relation between dimensions of buildings, their parts, and the spaces between and around them, as well as the spaces they enclose.
Horizontal Orientation - Building proportions with a horizontal emmass are general despere eat in test of ace ener
C. Plateline of Multiple Story Buildings - For multiple story buildings, the first floor should have the tallest plate height, followed by the second and third.
5. Wall Surface
a. Purposeful Wall Planes - Provide uninterrupted stucco surfaces that are caretuily scaled with traditional projections and recessions to Wall Thickness - Convey a structure of stone, brick, or adobe through the suggestion of thickness (mass). The area of solid building should e greater than the total area of door and window openings in thi wall, except at storefront locations. The relation between the heiaht of a column and its mass or thickness should be visually consistent with the weight of the overhead structure it supports.
C. Smooth Stucco Finish - Stucco is the preferred surface cover to create a relatively smooth surface that is suggestive of a masonry structure behind. Stucco texture should be a smooth-sand finish or other traditional style. Other non-traditional textures, such as rough- sand and lace finish, should be avoided.
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Colors
a. Light Earth Wall Tones - Traditional colors for wall surfaces are a light earth tone, typically white or off-white.
Limit Number of Colors - A limited number of colors should be used on a building.
c. Complementing Wall Trim Colors - Accents, trim, and highlightin efaces Tracionat ron features should have colors that contrast with but complement wa Extremely vivid, bright, and/or fluorescent colors are inconsistent with traditional Spanish architecture, and are therefore inappropriate.
Accent Signage and Awning Colors - Signage and awnings tor commercial uses can be used and successfully introduce brighter, more intense colors to a building's color scheme. These colors should be coordinated with the building colors.
e. Terra-Cotta Roof and Pavers - Clay materials, such as roof tiles and pavers, should be terra-cotta red.
Roofs
a. Low-Pitch Varied Rooflines - Simple low-pitched gabled and shed roofs are preferred. Hipped roofs are also used on architectural elements such as towers or turrets. Mansard roofs are discouraged. b. Single-Barrel Terra-Cotta Tile - Single-barrel mission terra-cotta clay tile should be used on pitched roofs. There should be a double- starter row employed at the eve ends, and the tile wrapped in a traditional fashion around the rake gable of the building. Tiles should be laid in random or scattered fashion to avoid the uniform look associated with "S-Tile" and other non-traditional roof materials. "Pack-and-stack" mortar between clay roof tiles is also encouraged.
C. Flat Roofs are Secondary Elements - Flat roofs, including roof decks should not be a structure's primary roof element visible from public right-of-way. Flat roofs, including roof decks, should have a color and material that matches mission clay tile on pitched roof elements as roof decks are architecturally compatible with a structure's exterior. cupolas, and varied chimney forms.
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8. Ground Surface
a. Brick, Tile, and Stone Preferred - Brick, tile, and stone are the preferred surface materials. Where concrete is used, it should be appropriately colored, textured, and designed in traditional geometric patterns.
b. Patterns to Breakup Surfaces - Building surfaces should be broken up into appropriately-scaled geometric patterns which are related to the design of the building, to the general area within which the building is located, and to plantings.
9. Windows and Doors
a Opening to Suggest Wal Tricknes opening are to be g
Recess Walls Away From Wall Edges - Recess windows and doors away from the outer wall surfaces. Plant-on strips around doors and windows are discouraged.
c. Traditional Window Material and Design - Windows of either casement or a double-hung design are encouraged. The material used for door and window frames, and for the door and window mullions is encouraged to be wood, painted or stained. Glass areas should be broken up by mullions. Reflective glass is not allowed.
Steel Metalwork - Focal windows, such as triple-arched windows or windows with parabolic shaped grills of wood, iron or other traditional elaborations, are encouraged. Decorative metalwork should be traditional steel (iron). The use of anodized or mill finished aluminum is not allowed.
Entrance Openings with Deep Insets - Decorative entrances, with carved arched doors or heavy wood-panel doors emphasized by an inset; adjacent columns or pilasters; calved stonework pattern tiles or other elements, are encouragea.
10. Arches
a. Full Rounded Arches Extending from Columns - Arches are one of Colonial
archileaged Segmented St parhe eneratiy arches shaul be encouraged lymen at pried are are ed me. situations but are less desirable. Generally, arches should be extended from a column, pier, or pilasters. The arch and its support column should be a minimum of 18 inches depth, with an articulateo column base.
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Thick Wall Mass Between Arch Key and Above - Careful
consideration should be given to the wall surface and mass above an arch. There should be sufficient wall surface between the key of the arch and the next architectural element above the arch. Given that Spanish Colonial style are imitating masonry construction, the mass of the building elements above the archway should be in proportion with the supporting arches.
11. Columns, Piers, and Pilasters - These elements should be in scale with the building and the pedestrian environment. Columns are typically round or square in shape with no capital or base. The relationship of the diameter of the column, its height, and its base is important. Each of these components should maintain a proper scale to one another.
12. Cornices - Cornices should be in scale with the surfaces and the architectural elements in which they are placed. To avoid a fake or planted- on appearance, the contour of the cornice should be designed so its height and width are harmonious with the building design.
13. Arcades
a. Use for Functional Outdoor Passageways - Arcades are not only decorative but function as a covered outdoor passageway. The use of this element strictly as a decorative feature should be avoided.
Placement for Articulation - Locating arcades against broad expanses of plain surfaces is recommended.
C. Use Full Rounded Arches - Full round arches should be used; pointed or segmented arches are not recommended. A traditional ratio of proportions between columns, the diameter and height of the columns, and the width of the arch should be maintained.
14. Exterior Staircase
Exterior staircases should be compatible with the architectural character of the building. The tread should be a stone or a Mexican paver, and the rise enhanced with a decorative tile. The railing should be a stepped or rounded- stucco wall that is a continuation of building form.
15. Metalwork
a. Multiple Encouraged Uses - Metal is encouraged and can be used:
over windows, doors, and vents; as railings; as awning supports; balconies; and as weather vanes, etc.
Rough-Finish Black or Dark Bronze - Metalwork should be rough- and painted black or another traditional color. Smooth-finish milled and anodized metal is not allowed.
Designed with Individual Bars - All metalwork should be designed with individual bars of appropriate thickness.
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16. Awnings
a. Canvas with Traditional Triangular Shape - Canvas awnings should be designed in the traditional form of a simple triangular shape open on the sides with either a pane or decorative valance.
Decorative Metal Supports - Decorative wrought-iron metal supports are encouraged.
Avoid Curved and Domed Awnings - Segmented curved awnings and domed awnings are to be avoided. Curved awnings may be and depth of the arch is maintained.
17. Towers/Chimneys/Cupolas
Projections to Highlight Architectural Elements - Projections may be used emphasize important architectural elements such as entrances, bays, stair towers, balconies, and verandas. Elements higher up on a building, such as a tower, should be scaled up.
Add Detalling to Projections : Decorative towers, chimneys, and cupolas are encouraged. Chimney caps should be designed in a traditionai manner. Metal imitations of the traditional style are not allowed. Materials should be stucco, brick, terra-cotta pipe, or barrel tiles. Ironwork is also sometimes used
18. Lighting
Decorative metal light fixtures should be used to illuminate pedestrian space. Fixtures should be designed as an integral part of the building's Spanish Colonial Revival design. Lighting should accent important building features such as arcades and entrances; over-use of lighting should be avoided.
19. Signage
Signs should be designed to enhance the special character of the buildings an which they are placed. Commercial projects should be designed with signage placement in mind; the placement of signage is an important part o the overall composition of the building. In general, large font lettering o and signs should be avoided.
detais alout design and sign rate spe Rures the flowing Ordes or i gos Refer to the Zoning Ordinance for are encouraged:
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Projecting , signs, with a hand-crafted appearance on wrought-iron brackets.
Pinned-off metal or wooden letters applied to a wall.
C. Signs painted directly on a wall, awning or window.
Wood sandblasted signs.
Handcrafted or carved signs. Often, this style of sign is a sculpture of an object, such as a whale, fish, boat, etc.
Graphic logos are encouraged to be incorporated into the sign design.
20. Parking and Loading Facilities
For parking and loading facility guidelines, refer to the City's Design Guidelines in addition to the discussion below. Parking and loading facilities should be created and maintained in a manner that is consistent with Spanish architecture so these areas will contribute to the pedestrian village environment and minimize visual impacts. Loading facilities should be parking areas. he items that follow should be considered when designing parking and loading facilities.
Compatibility with village character - Parking lots should be designed compatible with Spanish architecture. Parking lot designs should maintain the Spanish village character through use of treilis- screen devices, walls, and/or landscaping.
Compatibility with streetscape - Parking surface lots should maintain a pedestrian scale and be compatible with the streetscape.
C. Facilitating safe pedestrian travel - The safety of both the pedestrian and driver is paramount in designing circulation patterns. Parkin areas should be designed to lead pedestrians from their parker vehicles to primary circulation routes.
gates, landscaping, and special paving.
f. Screen loading facilities from streets - Loading facilities should be located, when possible, so as not to be visible from a street. In areas where commercial property abuts both residential and commercial 3-26
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zones, the parking area and loading facilities access should be taken off the street that is within the Visitor Serving Commercial Overlay zone.
Consolidate loading facilities - Combining of loading facilities for several properties is encouraged.
Loading zones that facilitate multi-modal traffic flow. When public streets are impacted by service vehicles, loading zones must allov assageway for both pedestrians and vehicles
B. El Camino Real District
These guidelines apply to the El Camino Real District shown and described in Section 302 above. The El Camino Real District requires major remodels and new buildings to have a true form of Spanish architecture, such as Mission, Monterey Colonial, Ranch, Spanish Colonial Revival, and Mediterranean, etc.; in which the traditional architectural characteristics of these styles vary. Below are guidelines that highlight character defining principles of traditional Spanish architecture styles. These principles are not all inclusive. Projects should be adhere to and be compatible with the traditional forms, proportion, materials, and details of historical Spanish architectural styles and their common design elements; however there is space for interpretation and variation to enhance variety and uniqueness.
1. Design Intent for District
Architecture in the El Camino Real District should be consistent with the design intent for the area, described in Section 302 above.
Mission Architecture
Mission architecture is characterized by provincial adaptations of classical Mediterranean architecture limited by unskilled designers and laborers and available materials. Some of the design elements include:
a. "Campanario" - A scalloped wall pierced for the hanging of bells.
Ornamented Openings - Lavish embellishments heightening the sense of entry and arrival.
C. "Corredor" - Outdoor arcade for shaded protection and a place of gathering and walking.
Bell Towers - Tiered vertical elements for visual focus and orientation.
e. Quadrangle - Courtyards or patios; a protected gathering place for relaxation and/or celebration, with a water element (fountain, pool, etc.).
f. Valls and Wall Surfaces - Built with adobe (strong sense of mass nd troweled plaster finish (normally whitewashed), pierced b regular spacing of deep-set windows.
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Spanish Colonial
Spanish Colonial architecture is a mature outgrowth of Mission architecture with more distinct influences of Mediterranean, Spanish, and Mexican origins. It is characterized by the following. For other Spanish Colonial Revival architectural guidelines, refer to Section 306.A, Spanish Colonial Revival Districts
a. Walls - Stucco or troweled plaster with smooth texture. Wall surface predominates over openings, with emphasis on thickness and a sense of mass. Vents punched into wall surfaces, usually small, simple, and repeated shapes.
b. Roofs - Exclusively tile roofs in gable, hip gable, and sometimes flat configurations. Customarily constructed at a low pitch. Eaves have cornices, or wider overhangs with exposed rafters and detailed ends.
Continuous roof and wall edge (informal, classical), or stepped and broken edge (informal, Andalusian). Chimneys given a variety of expressions, simple to ornate.
C. Doors - Entry doors (arched, carved wood, etc.) given special attention to heighten sense of arrival and entry. An elaboration of surrounding detail also. Indoor/outdoor relationships connected with French doors. Essentially wood and multi-paned.
d. Windows - A suggestion of thickness to walls (deep-set). Windows placed with a vertical emphasis in rectangular and/or arched shapes.
Either in single or grouped arrangements, they are sometimes repetitively located (formal), or irregularly located (informal). e. Ornamentation - Ranges from moderate to very simple (Andalusian). consists of carved stone and wood; hand-painted tiles; simple and complex ironwork; sculpted plaster forms. Suggests a handcrafted, human character.
f. Formal organizations - Simple rectangular forms, either along or grouped in " or "Ú" shaped configurations. Encircling
arrangements create courtyards, patios, and social-gathering areas. effect. Balconies, coredors arcade stains, trellises, alon , "corredors" (arcades), stairways, trellises, arbors,
fronting courtyards establish indoor/outdoor relationships.
Spanish Ranch
Simple, direct us of materials and forms and a strong connection with the land characterize ranch-style architecture. A low profile and linear design are common in addition to the following characteristics:
Roofs - Low pitch, hip and gable with wood shakes, and sometimes tile. Wide projecting eaves with exposed rafters and/or fascia boards.
Walls - Exposed adobe or whitewash plaster, wood siding (board and batten, clapboards), and sometimes stone or masonry. Normally 3-28
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single-level with low, horizontal emphasis; informally arranged rectangular forms, often enclosing an outdoor gathering area.
Windows - Multi-paned in varying sizes and types, sometimes configured in horizontal bands.
Porches, verandas - Indoor/outdoor space for protection from climatic elements. A shaded gathering area, fronting or surrounding anet rout do treate and supported by sinle rough even timbers e.
and "L" shaped plans encircling a patio area;
Monterey Colonial
A blending of Spanish adobe with an influence from Eastern Americar and characterize Monterey Colonia
architecture which exhibits the following characteristics:
Porches - Protected upper and lower story sovies for congregatinal observing, activities. Provides a
indoor/outdoor area surrounding the structure, shaded from the sun or protected from rain. Either supported from below with wood posts or cantilevered.
Walls - Adobe with plaster finish or wood siding (board and batten, clapboard, etc.) two-story in height, arranged into a rectangular form; stark, white facades.
c. Windows and doors - Wood doors, sometimes French, and wood double-hung windows Eastern American influence.
Rectangular in shape and positioned vertically. Monterey Colonia structures supported more windows than other Spanish Colonial style structures. Sometimes shutters are applied.
Roofs - Primarily hip or a hip-gable combination. Wood shingles predominate; sometimes tile.
Mediterranean
Mediterranean architecture is a style that is influenced from countries around the Mediterranean Sea over time. The style is the origin for Spanish architectural styles that evolved in California. Mediterranean architecture has similar characteristics to Spanish Colonial Revival, however there is more European and Persian influences with the incorporation of stone on walls, Moorish arches, and other ornate detailing. Also, Mediterranean style more regularly has a symmetrical design.
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7. Outdoor Spaces
Defined outdoor spaces should be incorporated into buildings and site designs for visitor-serving uses, such as restaurants, retail, and service businesses. Courtyards and other intimate pedestrian spaces are key components of Spanish architecture that enrich the pedestrian experience.
Courtyards should be linked with the existing pedestrian network, parking lots, and streets; to encourage pedestrian use, courtyards should connect with adjacent City streets and sidewalks. Active pedestrian-oriented uses for courtyards such as for dining, exhibits, seating areas, etc., are encouraged.
Building Form and Mass
The mass and scale of a building should reflect traditional Spanish architectural styles. The basic principles of the mass and scale appropriate to the architecture are discussed below and in detail within the City's Design Guidelines.
a. Thicker Masonry Walls - Buildings are to be designed so that their surfaces convey a visual suggestion of masonry construction, e.g. thick walls and inset windows and doors.
Break-up Mass into Smaller Units - The building volume or mass should be broken up into smaller units to better relate to the physical scale of the density allowed in the area. "Box-like" building forms are discouraged. The use of architectural features can serve to help break up unacceptable mass and bulk. One method of breaking up mass and to provide visual interest is to vary rooflines or provide a combination of gabled, hipped, and shed roofs. This can also be accomplished by using a combination of vertical and horizontal elements, e.g. pilasters, columns, exterior stairways, towers, etc.
C. Materials to Reduce Apparent Mass - Materials should be used to reduce the apparent mass or scale of the building. Complimentary colors when used on window mullions, building trim and other design elements is encouraged to reduce a building's perceived scale. d. Setback Areas of Maximum Height - Areas of maximum height and the building's highest points should be set back from neighboring structures. The general building form should not contrast greatly wit the neighboring structure. Step backs of a minimum of five feet should be provided for at least 25 percent of the building face on each story; this will provide building off-sets and variation in the building mass.
e. Increase Structure Spacing for Increased Height - Usable human scale spaces are encouraged between structures where narrow corridors are created. The space between structures should increase as the building height increases. Crowding or overwhelming neighboring buildings should be avoided.
f. Step Buildings to Follow Slopes - Buildings on sloping lots should step down with the topography of the slope.
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Proportion and Scale
a. Visual Balance of Elements. Architectural design should strive to create a visual balance in the relation between dimensions of weil ass, espapest eye to spaces between and around them, as b. Horizontal Orientation. Building proportions with a horizontal emmasis are general persper, except in the rate an eige.
Plateline of Multiple Story Buildings. For multiple story buildings, the first floor should have the tallest plate height, followed by the second
10. Lighting
Decorative metal light fixtures should be used to illuminate pedestrian space. Fixtures should be designed as an integral part of the building's Spanish design. Lighting should accent important bullding features such as arcades and entrances; over-use of lighting should be avoided.
11. Signage
Signs should be designed to enhance the special character of the buildings on which they are placed. Commercial projects should be designed with signage placement in mind; the placement of signage is an important part of the overall composition of the building. In general, large font lettering and the use of plastic, foam, or internally-illuminated signs should be avoided.
Decorative lettering, preferably in a Spanish style, should be used. Lighting of signs should be indirect; lighting fixtures should be carefully placed, non- obtrusive, and of an appropriate style. Refer to the Zoning Ordinance for details about design and sign review procedures. The following types of signs are encouraged:
Projecting signs, with a hand-crafted appearance on wrought-iron brackets.
Pinned-off metal or wooden letters applied to a wall.
Signs painted directly on a wall, awning or window.
d. Wood sandblasted signs.
Handcrafted or carved signs. Often, this style of sign is a sculpture of an object, such as a whale, fish, boat, etc.
Graphic logos are encouraged to be incorporated into the sign design.
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12. Parking and Loading Facilities
For parking and loading facility guidelines, refer to the City's Design Guidelines in addition to the discussion below. Parking and loading facilities should be created and maintained in a manner that is consistent with Spanish architecture so these areas will contribute to the pedestrian village environment and minimize visual impacts. Loading facilities should be screened from view in such a way as to not detract from the aesthetics of a building or a neighborhood. Walls or landscaping compatible with Spanish architecture should be used to help reduce the impact of loading and parking areas. The items that follow should be considered when designing parking and loading facilities.
Compatibility with village character - Parking lots should be designed to be compatible with Spanish architecture. Parking lot designs should maintain the Spanish village character through use of trellis- screen devices, walls, and/or landscaping.
b. Compatibility with streetscape - Parking surface lots should maintain a pedestrian scale and be compatible with the streetscape.
Facilitating safe pedestrian travel - The safety of both the pedestrian vehicles to primary circulation routes.
Access points with decorative design elements - Entrances and exits circulariking lots garages ended arking are corr , and other parking areas along primar gates, landscaping, and special paving.
e. Screen parking areas from main pedestrian areas - Parking areas should be screened from main pedestrian areas. Subterranean parking or surface parking located to the rear of buildings recommended.
f. Screen loading facilities from streets - Loading facilities should be located, when possible, so as not to be visible from a street. In areas where commercial property abuts both residential and commercial zones, the parking area and loading facilities access should be taker off the street that is within the Visitor Serving Commercial Overlay
9. Consolidate loading facilities - Combining of loading facilities for several properties is encouraged.
Loading zones that facilitate multi-modal traffic flow - When public streets are impacted by service vehicles, loading zones must allow passageway for both pedestrians and vehicles.
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Chapter 3 - Design Guidelines
Los Molinos District
These guidelines apply to the Los Molinos District shown and described in Section 302 above.
1. Vision Statement
Architecture in the Los Molinos District should be consistent with the vision statement in Section 302 above.
2. Walls
Exterior wall are encouraged to have raw rough exposed materials, where ractical with materials that contain integral color and texture such as pre ast concrete, brick, split-faced block and ribbed finished corrugated meta wall systems should be utilized. Discourage bright colors and avoid highly- reflective wall surfaces.
harmonize and provide contrast. Visual relief should be provided on lono walls through pilasters, reveals, color and material changes, or smal off-sets.
Entrances
Entrances should be located on street frontages when possible.
Form
Building heights and setbacks should be varied to define different functions such as office and warehouse.
Roofs
Careful attention should be given to the appearance of large flat roof surfaces from off-site properties. Built-up roofs should be accompanied by parapets; roof aggregate should be earth tone color and applied dense enough to completely cover the roof. Metal roofing systems with integral color (earth tone) may be used; however, bright-colors and highly reflective surfaces are strongly discouraged. Roof equipment should be screened from public view by being enclosed in a housing which is compatible with the architecture of the main building, unless equipment contributes the architectural character of the site and industrial district, and the function of a permitted use, such as windmills, water towers, and cisterns. If screening is appropriate, the equipment should be organized on the roof to give an uncluttered appearance and painted to match the roof color.
Signage
Signs should appear hand-crafted with a design that adds interest to and Tits the architectural character of structures to which they are mounted upon.
Lighting of signs should be shielded, and indirect (versus face-lit internal letters). It external lighting is used, fixtures should be carefully placed, non- obtrusive, and of an appropriate style. Encouraged sign types include but are not limited to:
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Chapter 3 - Design Guidelines
Projecting signs, with a hand-crafted appearance on decorative metal brackets.
b. Pinned-off metal or wooden letters applied to a wall.
C. Signs painted directly on a wall, awning or window.
d. Wood sandblasted signs.
e. Handcrafted or carved signs. Often, this style of sign is a sculpture of an object, such as a whale, fish, boat, etc.
f. Graphic logos are encouraged to be incorporated into the sign design.
7. Public Art
The inclusion of public art in projects is supported, that is visible from the streetscene in particular. Though the City has no control over the content of art, and content has no factor in decision making; murals, mosaics sculpture, and other art is encouraged that reflects surfing heritage and coastal resources, in addition to art that highlights the heritage and character of the Los Molinos area.
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Chapter 4 - Implementation
Chapter 4
Implementation
401 Purpose
402 Public Improvements
403 Infrastructure for Private Development
404 Future Planning Initiatives
401 Purpose
This Chapter describes implementation measures for this Specific Plan. This Chapter includes a discussion of general development requirements for public improvements and an overview of future planning initiatives to meet goals for the West Pico Corridor area.
The West Pico Corridor area is mostly developed with infrastructure capacity and services adequate for planned uses. There is no active development agreement with pending development phases, capital improvements, and financial commitments. Therefore, this Chapter does not layout a detailed phasing and implementation plan for specific issues.
Moving forward, implementation of this specific plan involves ensuring future projects:
1) are consistent with the General Plan and Local Coastal Program Land Use Plan (LUP), 2) follow design guidelines, 3) comply with development standards, and 4) construct required infrastructure improvements based on programs and funding sources described in this Chapter.
402 Public Improvements
Annually, the City Council adopts an update of the Capital Improvement Program (CIP) with a budget. The CIP includes public construction projects and purchases of land, equipment, and contract services. The City utilizes "master plans" to guide the development and maintenance of existing public infrastructure, as well as future capital improvements. The plans provide a foundation for the development of goals and priorities for public capital improvement projects. The list of master plans includes:
• Centennial General Plan.
Local Coastal Program.
Climate Action Plan.
Bicycle and Pedestrian Master Plan.
Master Plan for City Facilities.
Park & Recreation Master Plan.
• Regional Circulation Financing and Phasing Program (RCFPP). • Street Improvement Program.
• Water Master Plan.
• Drainage Master Plan.
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Chapter 4 - Implementation
• Wastewater (Sewer) Master Plan.
• Water and Sewer Asset Management Plan.
Recycled Water Master Plan.
• Urban Runoff Management Plan.
Through a public review process, these plans are developed to provide goals and policies for achieving San Clemente's vision. The plans guide growth and development, including decisions on the maintenance and development of public infrastructure. The plans demonstrate the City's commitment to long-range capital improvement programming by focusing attention on the current and future needs of the community, while balancing the community's needs with its available fiscal resources. The CIP Committee, consisting of members from all City Departments, annually prepares and updates a capital improvement plan. Projects are reviewed by the CIP Committee to ensure that the City's priorities are addressed and that staffing levels and funds are adequate to complete the projects. Capital Improvement Program projects are based on the following four categories:
• Replacement - Existing improvements that are deteriorated and need to be replaced and/or upgraded to continue to provide service and to meet current codes and regulations.
• Expansion - New improvements that are growth-related and funded through development fees. These improvements are identified in master plans and/or agreements, and funding sources are in place.
• Growth - New improvements based on projected development. These projects are "development dependent" , and the funding source is through future development fees and/or financing by developers.
• Economic Vitality and Diversity - This includes construction of improvements for promotion of economic vitality and diversity and to eliminate and prevent the spread of blight and deterioration in the City.
403 Infrastructure for Private Development
Developers of property within the West Pico Corridor area will construct required infrastructure improvements, such as streets, water lines, bikeways, trails, sewers, storm drains, etc., in conjunction with their projects. Developers should consult with the City's Public Works and Utilities Departments to determine if utility infrastructure improvements are necessary and required to allow a project. Public improvements must be permitted and completed according to engineering design standards, the Municipal Code, and State and Regional regulations.
In terms of the storm water system, the City Master Plan of Drainage should be used as a general guide for improvements to the drainage system within the West Pico Corridor area. Additionally, all related Capital Improvement Program (CIP) Storm Drain and Local 4-2
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Chapter 4 - Implementation
Drainage projects identified in the City's 6-year plan should be considered for implementation, as applicable.
When private development requires public improvements, the property owners and/or developers shall reimburse the City for improvements that the City constructs and/or must naintain over time. Reimbursement shall occur through a reimbursement agreement or other mechanism deemed suitable by the City Council by resolution, such as impacts fees. Further guidance on development impact fees may be obtained by contacting staff of the Community Development and the Public Works Departments. 404 Future Planning Initiatives
Following the adoption of this Specific Plan update, the City Council will initiate the planning initiatives below according to priorities approved in the City's General Plan Strategic Implementation Program (SIP).
Update Plant List in City's Design Guidelines
The recommended plant list in the City's Design Guidelines will be updated to be consistent with and implement policies in the General Plan and Land Use Plan.
Following the City Design Guidelines update, the landscape design guidelines in this Specific Plan may be amended to clarify which specific plant material should be planted in certain areas within the West Pico Corridor. In the interim, development projects shall be designed and reviewed according to policies in the General Plan and LUP.
B. Update Master Landscape Plan for Scenic Corridors
The City's Master Landscape Plan for Scenic Corridors (MLPSC) will be updated to be consistent with and implement policies in the General Plan and LUP for the Avenida Pico scenic corridor in West Pico Corridor. When the MLPSC is updated, the City will amend the Avenida Pico landscape guidelines in this Specific Plan to reflect any changes made to designated trees and plant material for Avenida Pico and the Interstate 5 freeway gateway. In the interim, MLPSC designated trees and plant lists for Avenida Pico scenic corridor and Interstate 5 gateway are included in this Specific Plan for reference only, in order to identify the intended character for landscaping along the corridor. Alternative species may need to be selected to follow policies in the General Plan and LUP.
C. Los Molinos Parking Strategy
The City will evaluate opportunities to increase access to parking within walking distance to the Los Molinos area, such as options for the reestablishment of an in- lieu fee program, a parking master plan, shared off-street, added striped on-street parking; and other measures to relieve circulation and parking impacts. 4-3
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Chapter 5 - Development Standards
Chapter 5
Development Standards
501 Residential Low Standards (RL)
502 Residential Medium Standards (RM)
503 Neighborhood Commercial 1.2 (NC1.2) Standards
504 Neighborhood Commercial 2 Standards (NC2)
505 Community Commercial 2 Standards (CC2)
506 Light Industrial Standards (LI)
507 Heavy Industrial Standards (HI)
508 Mixed Use 2 Standards (MU2)
509 Public Standards (P)
510 Open Space Public Standards (OS1)
511 Mixed Use Overlay Standards (MU)
512 Visitor-Serving Commercial District Overlay Standards (VSCD) 513 Professional Business Overlay Standards (PB)
514 General Standards
501 Residential Low Standards (RL)
A. Purpose and Applicability
Purpose
This Section • establishes development and land use standards for Residential Low Density (RL) areas. The purpose and intent of RL areas are described in Chapter 2, Land Use Plan.
2. Applicability
This Section applies to RL areas shown on Figure 2-1, Land Use Areas.
Review Process
Projects_are subject to review procedures in Chapter 6, Administration; and the Zoning Code.
Additional Standards and Guidelines
a. General Standards
In addition to this Section, RL areas shall comply with general standards in Section 514 below and standards in the Zoning Code that are not listed in this Specific Plan.
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Chapter 5 - Development Standards
b. Special Use Standards
Land uses may also be subject to special use standards in San Clemente Municipal Code (SCMC) Chapter 17.28, Special Uses.
C. Overlay Standards
Residential Low areas are located within the Coastal Zone Overlay (see Figure 2-2, Overlays), therefore RL areas are also subject to overlay standards in SCMC 17.56.
d. Design Guidelines
B. Permitted Uses
Table 501.A lists permitted and conditionally permitted uses. A use in the table vith a blank cell is not permitted. A use with a "P" is permitted, "C" requires :
conditional Use Permit. and "MC" reauires a Minor Conditional Use Permit Table 501.A - RL Permitted Uses
Allowance for
Use
Use
Lodging Uses
1. Bed and breakfast inns.
2. Boarding house. P
3. Hotels. P
4. Motels. P
5. Short-term apartment rental units. P
6. Timeshares. P
Public and Quasi-Public Uses
7. Churches. C
8. Congregate care. C
9. Convalescent facility.
10. Clubs/social organizations.
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Chapter 5 - Development Standards
Allowance for
Use
Use
11. Day care facilities.
12. Offices, government and public safety facilities.
13. Parking lots and structures.
14. Parks. P
15. Schools.
Residential Uses
16. Residential care facilities State licensed to serve six or P fewer people.
17. Single-family residences. P
C. Accessory Uses
Table 501.B lists uses allowed in accessory to permitted and conditionally permitted uses. An accessory use in the table with a "p" is permitted, "CUF requires a Conditional Use Permit, and "MC" requires a Minor Conditional Use Table 501.B - RL Accessory Uses
Use Allowance for
Use
1. Accessory buildings. P
2. Accessory dwelling units. P
3. Family day care home. P
4. Home occupations. P
5. Playground for a conditionally permitted school use.
D. Development Standards
In addition to standards in Section 514, land uses shall comply with the following development standards.
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Chapter 5 - Development Standards
Table 501.C - RL Development Standards
Standard Requirement
1. Lot area minimum. 6,000 square feet
2. Lot width minimum. 60'-0"
3. Density maximum. 24 dwelling units per net acre (1 unit per 1,800 square feet); 15 dwelling units per
gross acre applied for projects with a site
design that includes a street or right-of-way
for egress/ingress
4. Front setback minimum. 20'-0"
5. Setback to street-facing 20'-0" when standard garage doors are garage or carport, minimum. provided; 18'-0" feet, when roll-up garage doors are provided. See also special
residential development standards in San
Clemente Municipal Code Chapter 17.32
(SCMC 17.32), Residential zone special
development standards
6. Interior-side setback 10 percent of average lot width, up to six feet minimum.
7. Street-side setback minimum. 10'-0"
8. Rear setback minimum. 10'-0"
9. Lot coverage maximum. 50 percent
10. Height maximum. 25'-0"
11. Landscaping in the required See SCMC 17.68, Landscaping, for front setback landscaping requirements. The City may give vertical plantings credit toward the size of
planting area with a Minor Exception Permit.
12. Parking number of spaces. See SCMC 17.64, Parking and Access Standards, for parking standards, such as
minimum number of off-street spaces.
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Chapter 5 - Development Standards
Standard Requirement
13. Parking off-site. See SCMC 17.64, Parking and Access Standards off-site parking; for review
procedures and provisions to allow required
parking to be provided off-site.
14. Parking adjoining on-street Parking spaces located within adjoining street space credit. frontage of the lot and marked on-street may be credited as required parking spaces for a
permitted or conditionally permitted use.
15. Parking in-lieu certificate See SCMC 17.64, In-Lieu Certificates for Off- program. Street Parking; for review procedures and
provisions to allow the sale of certificates in-
lieu of providing required off-street parking
spaces on a site for a proposed use.
16. Inclusionary housing. See SCMC 17.24, General Development Standards inclusionary housing requirements;
for inclusionary housing requirements for
developments of six or more dwelling units.
17. Density bonus. See SCMC 17.24, General development
standards, density bonuses and other
incentives for affordable and senior housing
projects; for density bonus provisions and
requirements for qualifying affordable and
senior housing projects.
18. In-bank garage front yard See SCMC 17.32, Residential zone and setback adjustment. Standards for special development standards, garage encroachment into front yard setback;
for provisions and review procedures to allow
a reduction of a required front yard setback to
in-bank garages.
19. Coastal Zone Overlay See SCMC 17.56, Coastal Zone Overlay standards (see Figure 2-2, District, for required coastal zoning standards.
Overlays for a location map
of properties in the overlay
district).
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Chapter 5 - Development Standards
502 Residential Medium Standards (RM)
A. Purpose and Applicability
1. Purpose
This Section establishes development and land use standards for Residential Medium Density (RM) areas. The purpose and intent of RM areas is described in Chapter 2, Land Use Plan.
2. Applicability
This Section applies to RM areas shown on Figure 2-1, Land Use Areas.
3. Review Process
Projects are subject to review procedures in Chapter 6, Administration; and the Zoning Code.
Additional Standards and Guidelines
a. General Standards
In addition to this Section, RM areas shall comply with genera standards in Section 514 below and standards in the Zoning Code that are not listed in this Specific Plan.
Special Use Standards
Land uses may also be subject to special use standards in San Clemente Municipal Code (SCMC) Chapter 17.28.
C. Overlay Standards
Residential Medium areas are located within the Coastal Zone Overlay (see Figure 2-2, Overlays), therefore RM areas are also subject to overlay standards in SCMC 17.56.
d. Design Guidelines.
Development projects that require a discretionary permit are also subject to Design Guidelines in Chapter 3. The RM area is locatec within the Los Molinos Design District as shown in Figure 3-1, Design Districts.
B. Permitted Uses
Table 502.A lists permitted and conditionally permitted uses. A use in the table with a blank cell is not permitted. A use with a "P" is permitted, "C" requires a Conditional Use Permit, and "MC" requires a Minor Conditional Use Permit. 5-6
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Chapter 5 - Development Standards
Table 502.A - RM Permitted Uses
Allowance for
Use Use
Lodging Uses
1. Bed and breakfast inns:
a. Five or fewer guest rooms. MC
b. Six or more guest rooms.
2. Boarding house. P
3. Hotels. P
4. Motels. P
5. Short-term apartment rental units. P
6. Timeshares.
Public and Quasi-Public Uses
7. Churches. C
8. Congregate care. C
9. Convalescent facility.
10. Clubs/social organizations. C
11. Day care facilities. C
12. Offices, government and public safety facilities. C
13. Parking lots and structures. C
14. Parks. P
15. Schools. C
Residential Uses
16. Residential care facilities State licensed to serve six or P fewer people.
17. Single-family residences. P
18. Multi-family residential units. P
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Chapter 5 - Development Standards
C. Accessory Uses
Table 502.B - RM Accessory Uses
Allowance for
Use
Use
6. Accessory buildings. P
7. Accessory dwelling units. P
8. Family day care home. P
9. Home occupations. P
10. Playground for a conditionally permitted school use.
Development Standards
In addition to general standards in Section 514, uses shall comply with the following development standards.
Table 502.A - RM Development Standards
Standard Requirement
1. Lot area minimum. 6,000 square feet
2. Lot width minimum. 60'-0"
3. Density maximum. 24 dwelling units per net acre (1 unit per 1,800 square feet); 15 dwelling units per
gross acre applied for projects with a site
design that includes a street or right-of-way
for egress/ingress
4. Front setback minimum. 15'-0"
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Chapter 5 - Development Standards
Standard Requirement
5. Setback to street-facing 20'-0" when standard garage doors are garage or carport provided; 18'-0" feet, when roll-up garage doors are provided. See also special
residential development standards in San
Clemente Municipal Code Chapter 17.32
(SCMC 17.32), Residential zone special
development standards
Interior-side setback 5'-0"
minimum.
7. Street-side setback minimum. 5'-0"
8. Rear setback minimum. 5'-0"
9. Lot coverage maximum. 55 percent
10. Height maximum. 25'-0"
11. Landscaping in the required See SCMC 17.68, Landscaping, for front setback. landscaping requirements. The City may give vertical plantings credit toward the size of
planting area with a Minor Exception Permit.
12. Parking number of spaces. See SCMC 17.64, Parking and Access Standards, for parking standards, such as
minimum number of off-street spaces.
13. Parking off-site. See SCMC 17.64, Parking and Access Standards off-site parking; for review
procedures and provisions to allow required
parking to be provided off-site.
14. Parking adjoining on-street Parking spaces located within adjoining street space credit. frontage of the lot and marked on-street may be credited as required parking spaces for a
permitted or conditionally permitted use.
15. Parking in-lieu certificate See SCMC 17.64, In-Lieu Certificates for Off- program. Street Parking; for review procedures and
provisions to allow the sale of certificates in-
lieu of providing required off-street parking
spaces on a site for a proposed use.
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Chapter 5 - Development Standards
Standard Requirement
16. Inclusionary housing. See SCMC 17.24, General development standards, inclusionary housing requirements;
for inclusionary housing requirements for
developments of six or more dwelling units
17. Density bonus. See SCMC 17.24, General development
standards, density bonuses and other
incentives for affordable and senior housing
projects; for density bonus provisions and
requirements for qualifying affordable and
senior housing projects
18. In-bank garage front yard See SCMC 17.32, Residential zone special setback adjustment. development standards, garage
encroachment into front yard setback; for
provisions and review procedures to allow a
reduction of a required front yard setback to
in-bank garages
19. Entrances for multi-family See SCMC 17.32, Residential zone special residential projects on side development standards, dwelling units with yards. front entrances along side property lines; for
standards that apply to multi-family residential
projects with front entrances on side yards
20. Coastal Zone Overlay See SCMC 17.56, Coastal Zone Overlay standards (see Figure 2-2, District, for required coastal zoning standards.
Overlays for a location map
of properties in the overlay
district).
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Chapter 5 - Development Standards
503 Neighborhood Commercial 1.2 Standards (NC1.2)
A. Purpose and Applicability
Purpose
This Section establishes development and land use standards for NC1.2 areas is described in Chapter 2,
Applicability
This Section applies to NC1.2 areas shown on Figure 2-1, Land Use Areas.
3. Review Process
Projects_are subject to review procedures in Chapter 6, Administration; and the Zoning Code.
Additional Standards and Guidelines
a. General Standards.
In addition to this Section, NC1.2 areas shall comply with general standards in Section 514 below and standards in the Zoning Code that are not listed in this Specific Plan.
b. Special Use Standards
Land uses may also be subject to special use standards in San Clemente Municipal Code (SĆMC) Chapter 17.28.
C. Overlay Standards
The NC1.2 area is within the Coastal Zone and Architectural Overlay Districts (see Figure 2-2, Overlays). Properties within ar overlay district are also subject to overlay standards in SCMC
17.56. Design Guidelines
Development projects that require a discretionary permit are also subject to Design Guidelines in Chapter 3. The NC.2 area includes through lot properties with street frontage on El Camino Real, and Calle Valle and Los Obreros Lane. Projects are evaluated for consistency with Design Guidelines of the El Camino Real Design District or Los Molinos Design District depending on whether development is proposed above or below the grade of El Camino Real, as described and shown in Chapter 3.
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Chapter 5 - Development Standards
B. Permitted Uses
Table 503.A lists permitted and conditionally permitted uses. A use in the table with a blank cell is not permitted. A use with a "P" is permitted, "C" requires a Conditional Use Permit. and "MC" requires a Minor Conditional Use Permit.
Table 503.A - NC1.2 Permitted Uses
Allowance for
Use
Use
Commercial Uses
1. Art gallery. P
2. Banking.
a. In-person banking including Automated Teller Machine P (ATM) access.
b. Banking with drive-through facility.
3. Commercial recreation or entertainment. C
4. Drinking establishments, such as bars, pubs, or taverns; C whose primary business is the sale and on-site
consumption of alcoholic beverages.
5. Instructional services. MC
6. Maintenance and repair services. P
7. Microbreweries with limited production up to 5,000 barrels and tasting room.
8. Mortuaries.
9. Nurseries, indoors.
10. Nurseries, outdoors.
11. Offices, business and professional.
12. Offices, optometrists with retail space.
13. Offices, real estate.
14. Offices, veterinary care.
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Chapter 5 - Development Standards
Allowance for
Use
Use
15. Pawn shop.
16. Personal services. P
17. Pet sales (versus pet supplies only) MC
18. Recycling facilities, large collection.
19. Restaurants and fast food excluding a drive-through. P
20. Restaurants and fast food with a drive-through.
21. Retail sales, excluding alcohol for off-site consumption. P
22. Retail sales of alcohol for off-site consumption. MC
23. Secretarial and telemarketing services. P
24. Travel agencies. P
Industrial Uses (Portions of Parcels Accessed from Los
Obreros Lane and Calle Valle only)
25. Automotive and truck related uses. P
26. Construction trades and contractors storage. P
27. Dry laboratories. P
28. Light industrial, manufacturing and assembly. P
29. Research and development. P
30. Recycling facilities, large collection. P
31. Storage yards. P
32. Testing facilities.
Lodging Uses
33. Bed and breakfast inns.
34. Boarding house.
35. Hotels.
36. Motels.
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Chapter 5 - Development Standards
Allowance for
Use
Use
37. Timeshares. P
Public and Quasi-Public Uses
38. Churches. C
39. Congregate care. C
40. Convalescent facility. C
41. Clubs/social organizations.
42. Day care facilities.
43. Offices, government and public safety facilities.
44. Parking lots and structures.
45. Parks. P
46. Schools.
Accessory Uses
Permited us. as and in ace able tami pedied ca
requires a Conditional Use Permit, and "MC" requires a Minor Conditional Use Table 503.B - NC1.2 Accessory Uses
Allowance for
Use
Use
1. Accessory buildings. P
2. Accessory massage services for a primary personal MC service use.
3. Alcohol sales for indoor on-site consumption in conjunction P with a restaurant, lodging, and commercial recreation and entertainment
4. Animal grooming at pet supply retail stores. MC
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Chapter 5 - Development Standards
Use Allowance for
Use
5. Live entertainment and dancing accessory to primary uses:
commercial recreation and entertainment, drinking
establishments, lodging, and restaurants.
a. Non-amplified indoors. P
b. Amplified or non-amplified outdoors.
6. Playground for a conditionally permitted school use.
7. Recycling facilities, small collection. MC
8. Wine tasting accessory to retail sales of wine or wine MC products.
9. Valet parking services for primary uses: commercial
recreation and entertainment, drinking establishments,
lodging, and restaurants.
Development Standards
In addition to general standards in Section 514, uses shall comply with the following development standards.
Table 503.C - NC1.2 Development Standards
Standard Requirement
1. Lot area minimum. 4,000 square feet
2. Lot width minimum. 40'-0'
3. Density maximum, Floor Area .35
Ratio (FAR) [
4. Front setback minimum. 0'-0"
5. Interior-side setback 0'-0"
minimum.
6. Street-side setback minimum. 0'-0"
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Chapter 5 - Development Standards
Standard Requirement
7. Rear setback minimum O'-0"
8. Lot coverage maximum. 50 percent
9. Height maximum. 33'-0" top of roof height; 26'-0" plate height; 2 story limit
10. Landscaping. See SCMC 17.68, Landscaping, for
landscaping requirements. A minimum of 10
percent of the site's gross lot area shall be
landscaped with drought-tolerant plants, ano
one 15 gallon tree or equivalent shall be
planted on-site for every 25 feet of parcel
street frontage.
11. Parking number of spaces. See SCMC 17.64, Parking and access standards, for parking standards, such as
minimum number of off-street spaces.
12. Parking off-site. See SCMC 17.64, Parking and access standards off-site parking; for review
procedures and provisions to allow required
parking to be provided off-site.
13. Parking adjoining on-street Parking spaces located within adjoining street space credit. frontage of the lot and marked on-street may be credited as required parking spaces for a
permitted or conditionally permitted use.
14. Parking in-lieu certificate See SCMC 17.64, In-Lieu Certificates for Off- program. Street Parking; for review procedures and
provisions to allow the sale of certificates in-
lieu of providing required off-street parking
spaces on a site for a proposed use.
15. Stacked or tandem parking Stacked or tandem parking may be allowed provision with conditionally when valet service is provided with standards permitted valet service. determined through the review process.
Stacked parking shall be screened from public
right-of-way.
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Chapter 5 - Development Standards
Standard Requirement
16. Coastal Zone Overlay See SCMC 17.56, Coastal Zone Overlay standards (see Figure 2-2, District, for required coastal zoning standards.
Overlays for a location map
of properties in the overlay
district).
17. Architectural Overlay New structures and major remodels shall be standards (see Figure 2-2, designed consistent with Chapter 3, Design Overlays for a location map Guidelines, except when the review authority of properties in the overlay finds it is impractical or a project involves district). historically significant structures with other distinctive architectural styles, as set forth in
Architectural Overlay requirements within
SCMC 17.56, Overlay Districts and
Standards.
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Chapter 5 - Development Standards
504 Neighborhood Commercial 2 Standards (NC2)
A. Purpose and Applicability
1. Purpose
This Section establishes development and land use standards for Neighborhood Commercial 2 (NC2) areas. The purpose and intent of NC1.2 areas is described in Chapter 2, Land Use Plan
Applicability
This Section applies to NC2 areas shown on Figure 2-1, Land Use Areas.
3. Review Process
Projects are subject to review procedures in Chapter 6, Administration; and the Zoning Code.
Additional Standards and Guidelines
a. General Standards
In addition to this Section, NC2 areas shall comply with general standards in Section 514 below and standards in the Zoning Code that are not listed in this Specific Plan.
Special Use Standards
Land uses may also be subject to special use standards in San Clemente Municipal Code (SCMC) Chapter 17.28.
c. Overlay Standards
The NC2 area located within the Coastal Zone and Architectural overlay district as shown on Figure 3-1, Design Districts.
Properties within an overlay district are also subject to overlay standards in this Chapter and in the Zoning Code.
Design Guidelines
Development projects that require a discretionary permit are also subject to Design Guidelines in Chapter 3. The NC.2 area includes through lot properties with street frontage on El Camino Real, and Calle Valle and Los Obreros Lane. Projects are evaluated consistency with Design Guidelines of the El Camino Real Design District or Los Molinos Design District depending on whether development is proposed above or below the grade of El Camino Real, as described and shown in Chapter 3.
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Chapter 5 - Development Standards
B. Permitted Uses
Table 504.A - NC2 Permitted Uses
Use Allowance for
Use
Commercial Uses
1. Art gallery. P
2. Banking.
a. In-person banking including Automated Teller Machine P (ATM) access.
b. Banking with drive-through facility.
3. Commercial recreation or entertainment.
4. Drinking establishments, such as bars, pubs, or taverns; whose primary business is the sale and on-site
consumption of alcoholic beverages.
5. Instructional services. MC
6. Maintenance and repair services. P
7. Microbreweries with limited production up to 5,000 barrels and tasting room.
8. Mortuaries.
9. Nurseries, indoors.
10. Nurseries, outdoors.
11. Offices, business and professional.
12. Offices, optometrists with retail space.
13. Offices, real estate.
14. Offices, veterinary care.
15. Pawn shop.
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Chapter 5 - Development Standards
Allowance for
Use Use
16. Personal services. P
17. Pet sales (versus pet supplies only) MC
18. Recycling facilities, large collection.
19. Restaurants and fast food excluding a drive-through. P
20. Restaurants and fast food with a drive-through.
21. Retail sales, excluding alcohol for off-site consumption. P
22. Retail sales of alcohol for off-site consumption. MC
23. Secretarial and telemarketing services. P
24. Travel agencies. P
Industrial Uses (Portions of Parcels Accessed from Los
Obreros Lane and Calle Valle only)
25. Automotive and truck related uses. P
26. Construction trades and contractors storage. P
27. Dry laboratories. P
28. Light industrial, manufacturing and assembly. P
29. Research and development. P
30. Recycling facilities, large collection. P
31. Storage yards. P
32. Testing facilities. P
Lodging Uses
33. Bed and breakfast inns. P
34. Boarding house.
35. Hotels.
36. Motels.
37. Timeshares.
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Chapter 5 - Development Standards
Allowance for
Use
Use
Public and Quasi-Public Uses
38. Churches. C
39. Congregate care. C
40. Convalescent facility. C
41. Clubs/social organizations. C
42. Day care facilities. C
43. Offices, government and public safety facilities.
44. Parking lots and structures.
45. Parks. P
46. Schools.
C. Accessory Uses
permitted use face ally use ince able to me permite cl
requires a Conditional Use Permit, and "MC" requires a Minor Conditional Use Table 504.B - NC2 Accessory Uses
Allowance for
Use
Use
1. Accessory buildings. P
2. Accessory massage services for a primary personal MC service use.
3. Alcohol sales for indoor on-site consumption in conjunction P with a restaurant, lodging, and commercial recreation and entertainment.
4. Animal grooming at pet supply retail stores. MC
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Chapter 5 - Development Standards
Allowance for
Use
Use
5. Live entertainment and dancing accessory to primary uses:
commercial recreation and entertainment, drinking
establishments, lodging, and restaurants.
a. Non-amplified indoors. P
b. Amplified or non-amplified outdoors.
6. Playground for a conditionally permitted school use.
7. Recycling facilities, small collection. MC
8. Wine tasting accessory to retail sales of wine or wine MC products.
9. Valet parking services for primary uses: commercial
recreation and entertainment, drinking establishments,
lodging, and restaurants.
D. Development Standards
In addition to general standards in Section 514, uses shall comply with the following development standards.
Table 504.C - NC2 Development Standards
Standard Requirement
1. Lot area minimum. 6,000 square feet
2. Lot width minimum. 60'-0"
3. Density maximum, Floor Area .50
Ratio (FAR)
4. Front setback minimum. 0'-0"
Interior-side setback O'-0"
minimum.
6. Street-side setback minimum. O'-O"
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Chapter 5 - Development Standards
Standard Requirement
7. Rear setback minimum. O'-O"
8. Lot coverage maximum. 60 percent
9. Height maximum. 33'-0" top of roof height; 26'-0" plate height; 2 story limit
10. Landscaping. See SCMC 17.68, Landscaping, for
landscaping requirements. A minimum of 10
percent of the site's gross lot area shall be
landscaped with drought-tolerant plants, and
one 15 gallon tree or equivalent shall be
planted on-site for every 25 feet of parcel
street frontage.
11. Parking number of spaces. See SCMC 17.64, Parking and access standards, for parking standards, such as
minimum number of off-street spaces.
12. Parking off-site. See SCMC 17.64, Parking and access standards off-site parking; for review
procedures and provisions to allow required
parking to be provided off-site.
13. Parking adjoining on-street Parking spaces located within adjoining street space credit. frontage of the lot and marked on-street may be credited as required parking spaces for a
permitted or conditionally permitted use.
14. Parking in-lieu certificate See SCMC 17.64, In-Lieu Certificates for Off- program. Street Parking; for review procedures and
provisions to allow the sale of certificates in-
lieu of providing required off-street parking
spaces on a site for a proposed use.
15. Stacked or tandem parking Stacked or tandem parking may be allowed provision with conditionally when valet service is provided with standards permitted valet service. determined through the review process.
Stacked parking shall be screened from public
right-of-way.
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Chapter 5 - Development Standards
Standard Requirement
16. Coastal Zone Overlay See SCMC 17.56, Coastal Zone Overlay standards (see Figure 2-2, District, for required coastal zoning standards.
Overlays for a location map
of properties in the overlay
district).
17. Architectural Overlay New structures and major remodels shall be standards (see Figure 2-2, designed consistent with Chapter 3, Design Overlays for a location map Guidelines, except when the review authority of properties in the overlay tinds it is impractical or a project involves district). historically significant structures with other distinctive architectural styles, as set forth in
Architectural Overlay requirements within
SCMC 17.56, Overlay Districts and
Standards.
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Chapter 5 - Development Standards
505 Community Commercial 2 Standards (CC2)
A. Purpose and Applicability
1. Purpose
This Section establishes development and land use standards for Community Commercial 2 (CC2) areas. The purpose and intent of CC2 areas is described in Chapter 2, Land Use Plan.
2. Applicability
This Section applies to CC2 areas shown on Figure 2-1, Land Use Areas.
Review Process
Projects are subject to review procedures in Chapter 6, Administration; and the Zoning Code.
4. Additional Standards and Guidelines
a. General Standards
In addition to this Section, CC2 areas shall comply with general standards in Section 514 below and standards in the Zoning Code that are not listed in this Specific Plan.
b. Special Use Standards
Land uses may also be subject to special use standards in San Clemente Municipal Code (SCMC) Chapter 17.28.
C. Overlay Standards
Portions of the CC2 area are located within the Professional d. Design Guidelines
within the Spanish Colonial Revival Design District as described and shown in Chapter 3.
B. Permitted Uses
Table 505.A lists permitted and conditionally permitted uses. A use in the table with a blank cell is not permitted. A use with a "P" is permitted, "C" requires Conditional Use Permit, and "MC" requires a Minor Conditional Use Permit 5-25
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Chapter 5 - Development Standards
Table 505.A - CC2 Permitted Uses
Allowance for
Use
Use
Commercial Uses
1. Art gallery. P
2. Banking.
a. In-person banking including Automated Teller Machine P (ATM) access.
b. Banking with drive-through facility. C
3. Commercial recreation or entertainment.
4. Drinking establishments, such as bars, pubs, or taverns; whose primary business is the sale and on-site
consumption of alcoholic beverages.
5. Instructional services. MC
6. Maintenance and repair services. P
7. Microbreweries with limited production up to 5,000 barrels C and tasting room.
8. Mortuaries.
9. Nurseries, indoors. P
10. Nurseries, outdoors.
11. Offices, business and professional. P
12. Offices, optometrists with retail space. P
13. Offices, real estate. P
14. Offices, veterinary care. C
15. Pawn shop.
16. Personal services. P
17. Pet sales (versus pet supplies only) MC
18. Recycling facilities, large collection. C
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Chapter 5 - Development Standards
Use Allowance for
Use
19. Restaurants and fast food excluding a drive-through. P
20. Restaurants and fast food with a drive-through.
21. Retail sales, excluding alcohol for off-site consumption. P
22. Retail sales of alcohol for off-site consumption. MC
23. Secretarial and telemarketing services. P
24. Travel agencies. P
Industrial Uses (Parcels on Avenida Navarro, Calle De Los Molinos, and Calle De Industrias north of Avenida Pico)
25. Automotive and truck related uses. P
26. Construction trades and contractors storage. P
27. Dry laboratories. P
28. Light industrial, manufacturing and assembly. P
29. Research and development. P
30. Recycling facilities, large collection. P
31. Storage yards. P
32. Testing facilities. P
Lodging Uses
33. Bed and breakfast inns. P
34. Boarding house.
35. Hotels.
36. Motels. P
37. Timeshares.
Public and Quasi-Public Uses
38. Churches.
39. Congregate care. C
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Allowance for
Use
Use
40. Convalescent facility.
41. Clubs/social organizations.
42. Day care facilities.
43. Offices, government and public safety facilities.
44. Parking lots and structures.
45. Parks. P
46. Schools.
C. Accessory Uses
Table 505.B - CC2 Accessory Uses
Allowance for
Use
Use
1. Accessory buildings. P
2. Accessory massage services for a primary personal MC service use.
3. Alcohol sales for indoor on-site consumption in conjunction P with a restaurant, lodging, and commercial recreation and entertainment.
4. Animal grooming at pet supply retail stores. MC
5. Live entertainment and dancing accessory to primary uses:
commercial recreation and entertainment, drinking
establishments, lodging, and restaurants.
a. Non-amplified indoors. P
b. Amplified or non-amplified outdoors.
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Chapter 5 - Development Standards
Allowance for
Use
Use
6. Playground for a conditionally permitted school use.
7. Recycling facilities, small collection. MC
8. Wine tasting accessory to retail sales of wine or wine MC products.
9. Valet parking services for primary uses: commercial C recreation and entertainment, drinking establishments,
lodging, and restaurants.
D. Development Standards
In addition to general standards in Section 514, uses shall comply with the following development standards.
Table 505.C - CC2 Development Standards
Standard Requirement
1. Lot area minimum. 6,000 square feet
2. Lot width minimum. 60'-0"
3. Density maximum, Floor Area .50
Ratio (FAR) (also see
standard 17 below for the
Professional Business
Overlay).
4. Front setback minimum. 0'-0"
5. Interior-side setback O'-0"
minimum.
6. Street-side setback minimum. O'-0"
7. Rear setback minimum. O'-0"
8. Lot coverage maximum. 60 percent
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Chapter 5 - Development Standards
Standard Requirement
9. Height maximum. 45'-0" top of roof height; 37'-0" plate height; 3 story limit
10. Landscaping. See SCMC 17.68, Landscaping, for
landscaping requirements. A minimum of 15
percent of the site's gross lot area shall be
landscaped with drought-tolerant plants, and
one 15 gallon tree or equivalent shall be
planted on-site for every 25 feet of parcel
street frontage.
11. Parking number of spaces. See SCMC 17.64, Parking and access standards, for parking standards, such as
minimum number of off-street spaces.
12. Parking off-site. See SCMC 17.64, Parking and access standards off-site parking; for review
procedures and provisions to allow required
parking to be provided off-site.
13. Parking adjoining on-street Parking spaces located within adjoining street space credit. frontage of the lot and marked on-street may be credited as required parking spaces for a
permitted or conditionally permitted use.
14. Parking in-lieu certificate See SCMC 17.64, In-Lieu Certificates for Off- program. Street Parking; for review procedures and
provisions to allow the sale of certificates in-
lieu of providing required off-street parking
spaces on a site for a proposed use.
15. Stacked or tandem parking Stacked or tandem parking may be allowed provision with conditionally when valet service is provided with standards permitted valet service. determined through the review process.
Stacked parking shall be screened from public
right-of-way.
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Chapter 5 - Development Standards
Standard Requirement
16. Coastal Zone Overlay See SCMC 17.56, Coastal Zone Overlay standards (see Figure 2-2, District, for required coastal zoning standards.
Overlays for a location map
of properties in the overlay
district).
17. Professional Business See Section 513, Professional Business Overlay (see Figure 2-2, Overlay, for overlay standards that allow a Overlays for a location map density increase for additional office capacity of properties in the overlay and institutional uses with a development district). plan.
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Chapter 5 - Development Standards
506 Light Industrial Standards (LI)
A. Purpose and Applicability
Purpose
This Section establishes development and land use standards for ight Industrial (LI) areas. The purpose and intent of LI areas is describes n Chapter 2. Land Use Plan
2. Applicability
This Section applies to LI areas shown on Figure 2-1, Land Use Areas.
Review Process
Projects are subject to review procedures in Chapter 6, Administration; and the Zoning Code.
4. Additional Standards and Guidelines
a. General Standards
In addition to this Section, LI areas shall comply with general standards in Section 514 below and standards in the Zoning Code that are not listed in this Specific Plan.
Special Use Standards
Land uses may also be subject to special use standards in San Clemente Municipal Code (SCMC) Chapter 17.28.
c. Overlay Standards
properties located at 108 and 1607 Calle Lago, and 1623 North E Camino Real are also located within
Architectural, Mixed Use, North Beach Parking, and Visitor-Servino Commercial District.
d. Design Guidelines
Development projects that require a discretionary permit are also subject to Design Guidelines in Chapter 3. The LI area is locater within the Los Molinos Desian District as described and shown ir 5-32
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Chapter 5 - Development Standards
Permitted Uses
Table 506.A - LI Permitted Uses
Use Allowance for
Use
Commercial Uses
1. Art gallery. P
2. Banking, in-person service including Automated Teller P Machines (ATM).
3. Drinking establishments, such as bars, pubs, or taverns; whose primary business is the sale and on-site
consumption of alcoholic beverages.
4. Instructional services. MC
5. Maintenance and repair services. P
6. Microbreweries with tasting rooms. C
7. Nurseries, indoors. P
8. Nurseries, outdoors. P
9. Offices, business and professional. P
10. Offices, optometrists with retail space. P
11. Offices, real estate. P
12. Offices, veterinary care. P
13. Personal services. P
14. Restaurants and fast food excluding a drive-through. P
15. Retail sales, excluding alcohol for off-site consumption. P
16. Retail sales of alcohol for off-site consumption. MC
17. Secretarial and telemarketing services. P
18. Travel agencies. P
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Chapter 5 - Development Standards
Allowance for
Use Use
Industrial Uses
19. Automotive and truck related uses. P
20. Construction trades and contractors storage. P
21. Dry laboratories. P
22. Light industrial, manufacturing and assembly. P
23. Research and development. P
24. Recycling facilities, large collection. P
25. Storage yards. P
26. Testing facilities. P
27. Commercial Storage limited to property at 108 and 1607 P Calle Lago and 1623 North El Camino Real.
Public and Quasi-Public Uses
28. Churches. C
29. Offices, government and public safety facilities.
30. Parking lots and structures. C
31. Parks. P
32. Schools. C
C. Accessory Uses
Table 506.B lists uses in accessory to permitted and conditionally permitted ses. An accesory use in the table with a "P" is permitted, "CUP" requires onditional Use Permit, and "MC" requires a Minor Conditional Use Perm Table 506.B - LI Accessory Uses
Allowance for
Use
Use
1. Accessory buildings. P
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Chapter 5 - Development Standards
Use Allowance for
Use
2. Accessory massage services for a primary personal MC service use.
3. Alcohol sales for indoor on-site consumption in conjunction P with a restaurant.
4. Animal grooming at pet supply retail stores. MC
5. Live entertainment and dancing accessory to a restaurant and drinking establishment.
a. Non-amplified indoors. P
b. Amplified or non-amplified outdoors. C
6. Playground for a conditionally permitted school use.
7. Recycling facilities, small collection. MC
8. Wine tasting accessory to retail sales of wine or wine MC products.
9. Valet parking services accessory to drinking
establishments and restaurants.
D. Development Standards
In addition to general standards in Section 514, uses shall comply with the following development standards.
Table 506.C - LI Development Standards
Standard Requirement
1. Lot area minimum. 6,000 square feet
2. Lot width minimum. 60'-0"
3. Density maximum, Floor Area .50
Ratio (FAR).
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Chapter 5 - Development Standards
Standard Requirement
4. Building setback from 30'-0"
centerline of public street
right-of-way, minimum.
5. Building setback from MU1 5'-0"
and MU2 zoned parcels,
minimum.
6. Lot coverage maximum. 50 percent
7. Height maximum. 35'-0" top of roof; 3 stories.
8. Landscaping coverage. See SCMC 17.68, Landscaping, for landscaping requirements. If required
landscaping is provided at ground level, a
minimum of 10 percent of the site's lot area
shall be landscaped. If required landscaping
area is provided above grade and/or
vertically, a minimum of 20 percent of the
site's lot area shall be landscaped in areas
that may include the ground surface, planter
boxes at grade, or as vertical planting on
walls such as wines on a trellis, planting in
gabions, or mounted plant boxes. Vertical
planting is counted based on the wall surface
area covered with plant material at maturity.
9. Trees along street frontages. A minimum of one 15 gallon tree or equivalent shall be planted on-site between buildings
and the street for every 25 feet of parcel
street frontage.
10. Parking number of spaces. See SCMC 17.64, Parking and access standards, for parking standards, such as
minimum number of off-street spaces.
11. Parking off-site. See SCMC 17.64, Parking and access standards off-site parking; for review
procedures and provisions to allow required
parking to be provided off-site.
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Chapter 5 - Development Standards
Standard Requirement
12. Parking adjoining on-street Parking spaces located within adjoining street space credit. frontage of the lot and marked on-street may be credited as required parking spaces for a
permitted or conditionally permitted use.
13. Parking in-lieu certificate See SCMC 17.64, In-Lieu Certificates for Off- program Street Parking; for review procedures and
provisions to allow the sale of certificates in-
lieu of providing required off-street parking
spaces on a site for a proposed use.
14. Stacked or tandem parking Stacked or tandem parking may be allowed provision with conditionally when valet service is provided with standards permitted valet service. determined through the review process.
Stacked parking shall be screened from public
right-of-way.
15. Coastal Zone Overlay See SCMC 17.56, Coastal Zone Overlay standards (see Figure 2-2, District, for required coastal zoning standards.
Overlays for a location map
of properties in the overlay
district).
16. Architectural Overlay New structures and major remodels shall be standards (see Figure 2-2, designed consistent with Chapter 3, Design Overlays for a location map Guidelines, except when the review authority of properties in the overlay finds it is impractical or a project involves district). historically significant structures with other distinctive architectural styles, as set forth in
Architectural Overlay requirements within
SCMC 17.56, Overlay Districts and
Standards.
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Chapter 5 - Development Standards
Standard Requirement
17. Mixed Use Overlay (see See Section 511, Mixed Use Overlay District, Figure 2-2, Overlays for a for overlay zoning standards that supersede location map of properties in Light Industrial standards in this section, if the overlay district). light industrial uses are: 1) changed to a commercial or mixed use allowed by the
Mixed Use Overlay or Visitor-Serving
Commercial District; or 2) discontinued for
more than one-year (365 calendar days) and
are thus rebuttably presumed to have been
abandoned.
18. North Beach Parking Overlay See SCMC 17.56, North Beach Parking (see Figure 2-2, Overlays for Overlay District, for reduced parking a location map of properties standards applicable to development that in the overlay district). participates in the commercial benefit district by opening on-site parking to the public and
agreeing to implement the City's parking
management strategies.
19. Visitor-Serving Commercial See Section 513, Visitor-Serving Commercial District Overlay (see Figure District (VSCD), for active ground-floor 2-2, Overlays for a location dependent uses that are prioritized within 50 map of properties in the feet of street frontage in the overlay area. The overlay district). VSCD standards apply if there is zoning approval and building permits are issued for
the development of a commercial or mixed
use project according to standards and
permitted uses in this Section and other
applicable overlay standards.
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Chapter 5 - Development Standards
507 Heavy Industrial Standards (HI)
A. Purpose and Applicability
1. Purpose
This Section establishes development and land use standards for Heavy Industrial (HI) areas. The purpose and intent of Hi areas is described in Chapter 2, Land Use Plan.
2. Applicability
This Section applies to HI areas shown on Figure 2-1, Land Use Areas.
3. Review Process
Projects_are subject to review procedures in Chapter 6, Administration; and the Zoning Code.
Additional Standards and Guidelines
a. General Standards
that are not se is pen Plant and nig on ng coad
b. Special Use Standards
Lien eutes unicipal be Sit 1o saptea 1,28 standards in San C. Overlay Standards
High Industrial areas are located within the Coastal Zone Overlay (see Figure 2-2, Overlays), therefore HI areas are also subject to overlay standards in SCMC 17.56.
d. Design Guidelines
Development projects that require a discretionary permit are also subject to Design Guidelines in Chapter 3. The HI area is located within the Los Molinos Design District as described and shown in Chapter 3.
B. Permitted Uses
Table 507.A lists permitted and conditionally permitted uses. A use in the table with a blank cell is not permitted. A use with a "p" is permitted, "C" requires a Conditional Use Permit. and "MC" reauires a Minor Conditional Use Permit 5-39
WEST PICO CORRIDOR SPECIFIC PLAN
Chapter 5 - Development Standards
Table 507.A - HI Permitted Uses
Allowance for
Use
Use
Commercial Uses
1. Art gallery. P
2. Banking, in-person service including Automated Teller P Machines (ATM).
3. Drinking establishments, such as bars, pubs, or taverns; whose primary business is the sale and on-site
consumption of alcoholic beverages.
4. Instructional services. MC
5. Maintenance and repair services. P
6. Microbreweries with tasting rooms. C
7. Nurseries, indoors. P
8. Nurseries, outdoors. P
9. Offices, business and professional. P
10. Offices, optometrists with retail space. P
11. Offices, real estate. P
12. Offices, veterinary care. P
13. Personal services. P
14. Restaurants and fast food excluding a drive-through. P
15. Retail sales, excluding alcohol for off-site consumption. P
16. Retail sales of alcohol for off-site consumption. MC
17. Secretarial and telemarketing services. P
18. Travel agencies. P
Industrial Uses
19. Automotive and truck related uses. P
20. Auto towing and salvage yards. C
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WEST PICO CORRIDOR SPECIFIC PLAN
Chapter 5 - Development Standards
Allowance for
Use
Use
21. Concrete batch plants, excluding parcels located on Avenida De La Estrella (Assessor Parcel Numbers 057-
020-45 and 057-020-67)
22. Construction trades and contractors storage. P
23. Dry laboratories. P
24. Light industrial, manufacturing and assembly. P
25. Research and development. P
26. Recycling facilities, large collection. P
27. Storage yards. P
28. Testing facilities. P
Public and Quasi-Public Uses
29. Churches. C
30. Offices, government and public safety facilities. C
31. Parking lots and structures. C
32. Parks. P
33. Schools.
C. Accessory Uses
able 507.B lists uses allowed in accessory to permitted and conditional ermitted uses. An accessory use in the table with a "P" is permitted, "CUP Peeries a Conditional Use Permit, and "MC" requires a Minor Conditional Use Table 507.B - HI Accessory Uses
Use Allowance for
Use
1. Accessory buildings. P
2. Accessory massage services for a primary personal MC service use.
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Chapter 5 - Development Standards
Use Allowance for
Use
3. Alcohol sales for indoor on-site consumption in conjunction P with a restaurant.
4. Animal grooming at pet supply retail stores. MC
5. Live entertainment and dancing accessory to a restaurant and drinking establishment.
a. Non-amplified indoors. P
b. Amplified or non-amplified outdoors. C
6. Playground for a conditionally permitted school use.
7. Recycling facilities, small collection. MC
8. Wine tasting accessory to retail sales of wine or wine MC products.
9. Valet parking services accessory to drinking C
establishments and restaurants.
D. Development Standards
In addition to general standards in Section 514, uses shall comply with the following development standards.
Table 507.C - HI Development Standards
Standard Requirement
1. Lot area minimum. 6,000 square feet
2. Lot width minimum. 60'-0"
3. Density maximum, Floor Area .75
Ratio (FAR)
4. Building setback from 30'-0"
centerline of public street
right-of-way, minimum.
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Chapter 5 - Development Standards
Standard Requirement
5. Building setback from MU1 5'-0"
and MU2 zoned parcels,
minimum.
6. Lot coverage maximum. 50 percent
7. Height maximum. 35'-0" top of roof height; 2 story limit; except structures for concrete batch plants other than
buildings may have a maximum height of 70'-
0" if the Planning Commission determines the
particular nature and characteristics of the
use require such a higher structure.
8. Landscaping coverage. See SCMC 17.68, Landscaping, for landscaping requirements. If required
landscaping is provided at ground level, a
minimum of 10 percent of the site's lot area
shall be landscaped. If required landscaping
area is provided above grade and/or
vertically, a minimum of 20 percent of the
site's lot area shall be landscaped in areas
that may include the ground surface, planter
boxes at grade, or as vertical planting on
walls such as wines on a trellis, planting in
gabions, or mounted plant boxes. Vertical
planting is counted based on the wall surface
area covered with plant material at maturity.
9. Trees planting minimum. A minimum of one 15 gallon tree or equivalent shall be planted on-site between buildings
and the street for every 25 feet of parcel
street frontage.
10. Parking number of spaces. See SCMC 17.64, Parking and access standards, for parking standards, such as
minimum number of off-street spaces.
11. Parking off-site. See SCMC 17.64, Parking and access standards off-site parking; for review
procedures and provisions to allow required
parking to be provided off-site.
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WEST PICO CORRIDOR SPECIFIC PLAN
Chapter 5 - Development Standards
Standard Requirement
12. Parking adjoining on-street Parking spaces located within adjoining street space credit. frontage of the lot and marked on-street may be credited as required parking spaces for a
permitted or conditionally permitted use.
13. Parking in-lieu certificate See SCMC 17.64, In-Lieu Certificates for Off- program Street Parking; for review procedures and
provisions to allow the sale of certificates in-
lieu of providing required off-street parking
spaces on a site for a proposed use.
14. Stacked or tandem parking Stacked or tandem parking may be allowed provision with conditionally when valet service is provided with standards permitted valet service. determined through the review process.
Stacked parking shall be screened from public
right-of-way.
15. Coastal Zone Overlay See SCMC 17.56, Coastal Zone Overiay standards (see Figure 2-2, District, for required coastal zoning standards.
Overlays for a location map
of properties in the overlay
district).
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508 Mixed Use 2 Standards (MU2)
A. Purpose and Applicability
1. Purpose
This Section establishes development and land use standards for Mixed Use 2 (MU2) areas. The purpose and intent of MU2 areas is described in Chapter 2, Land Use Plan.
Applicability
This Section applies to MU2 areas shown on Figure 2-1, Land Use Areas.
Review Process
Projects are subject to review procedures in Chapter 6, Administration; and the Zoning Code.
4. Additional Standards and Guidelines
a. General Standards
In addition to this Section, MU2 areas shall comply with general standards in Section 514 below and standards in the Zoning Code that are not listed in this Specific Plan.
Special Use Standards
Land uses may also be subject to special use standards in San Clemente Municipal Code (SCMC) Chapter 17.28.
c. Overlay Standards
Mixed Use 2 areas are located within the Coastal Zone Overlay (see Figure 2-2, Overlays), therefore Mu2 areas are also subject to overlay standards in SCMC 17.56.
Design Guidelines
Development projects are also subject to Design Guidelines in Chapter 3. The MUZ area is in the Los Molinos Design District, as described and shown in Chapter 3.
B. Permitted Uses
Table 508.A lists permitted and conditionally permitted uses. A use in the table with a blank cell is not permitted. A use with a "P" is permitted, "C" requires a Conditional Use Permit, and "MC" requires a Minor Conditional Use Permit 5-45
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Table 508.A - MU2 Permitted Uses
Allowance for
Use Use
Commercial Uses
1. Art gallery. P
2. Banking.
a. In-person banking including Automated Teller Machine P (ATM) access.
b. Banking with drive-through facility.
3. Commercial recreation or entertainment. C
4. Drinking establishments, such as bars, pubs, or taverns; whose primary business is the sale and on-site
consumption of alcoholic beverages.
5. Instructional services. MC
6. Maintenance and repair services. P
7. Microbreweries with limited production up to 5,000 barrels and tasting room.
8. Mortuaries.
9. Nurseries, indoors. P
10. Nurseries, outdoors.
11. Offices, business and professional. P
12. Offices, optometrists with retail space. P
13. Offices, real estate. P
14. Offices, veterinary care. C
15. Pawn shop.
16. Personal services. P
17. Pet sales (versus pet supplies only) MC
18. Recycling facilities, large collection.
19. Restaurants and fast food excluding a drive-through. P 5-46
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Allowance for
Use
Use
20. Restaurants and fast food with a drive-through.
21. Retail sales, excluding alcohol for off-site consumption. P
22. Retail sales of alcohol for off-site consumption. MC
23. Secretarial and telemarketing services. P
24. Travel agencies. P
Lodging Uses
25. Bed and breakfast inns.
26. Boarding house.
27. Hotels.
28. Motels.
29. Short-term apartment rental units.
30. Timeshares.
Public and Quasi-Public Uses
31. Churches. C
32. Congregate care. C
33. Convalescent facility. C
34. Clubs/social organizations.
35. Day care facilities.
36. Offices, government and public safety facilities.
37. Parking lots and structures. C
38. Parks. P
39. Schools. C
Residential Uses Above Ground Floor
40. Affordable housing. P
41. Single-family residences. P
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Use Allowance for
Use
42. Multi-family residential P
43. Supportive housing.
44. Transitional housing.
C. Accessory Uses
Table 508.B lists uses allowed in accessory to permitted and conditionally ermitted uses. An accessory use in the table with a "P" is permitted, "CUP requires a Conditional Use Permit, and 'MC" requires a Minor Conditional Use Table 508.B - MU2 Accessory Uses
Use Allowance for
Use
10. Accessory buildings. P
11. Accessory dwelling units for a mixed-use project with P residential units.
12. Accessory massage services for a primary personal MC service use.
13. Alcohol sales for indoor on-site consumption in conjunction P with a restaurant, lodging, and commercial recreation and entertainment.
14. Animal grooming at pet supply retail stores. MC
15. Live entertainment and dancing accessory to primary uses:
commercial recreation and entertainment, drinking
establishments, lodging, and restaurants.
a. Non-amplified indoors. P
b. Amplified or non-amplified outdoors.
16. Playground for a conditionally permitted school use.
17. Recycling facilities, small collection. MC
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Allowance for
Use
Use
18. Wine tasting accessory to retail sales of wine or wine MC products.
19. Valet parking services for primary uses: commercial recreation and entertainment, drinking establishments,
lodging, and restaurants.
Development Standards
In addition to general standards in Section 514, uses shall comply with the following development standards.
Table 508.C - MU2 Development Standards
Standard Requirement
1. Lot area minimum. 6,000 square feet
2. Lot width minimum. 60'-0"
3. Density maximum, residential 36 dwelling units per net acre (1 unit per units in mixed-use project. 1,200 square feet); 24 dwelling units per gross acre (1,800 square feet) applied for
projects with a site design that includes a
street or right-of-way for egress/ingress.
4. Residential use location. Residential units shall be located above frontage commercial floor area.
5. Density maximum, Floor Area| .5
Ratio (FAR) for commercial
projects.
6. Density maximum, FAR for 1.50 with a minimum of .20 devoted to mixed-use projects. commercial uses and maximum of 1.0.
7. Front setback minimum. O'-0"
8. Interior-side setback 0'-0"
minimum.
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Standard Requirement
Street-side setback minimum. O'-0"
10. Rear setback minimum. O'-0"
11. Lot coverage maximum. 50 percent
12. Height maximum. For commercial projects: 33'-0" top of roof height, 26'-0" plate height, and 2 story limit.
For mixed use projects, 45'-0" top of roof,
37'-0", and 3 story limit.
13. Urban open area as a See SCMC 17.68, Landscaping, for percentage of a site's lot landscaping requirements. Urban open area area. is required that include courtyards, setbacks,
walkways, and other areas of the parcel that
are undeveloped between buildings and
property lines. Urban open area is required
as a percentage of a site's lot area as: 1) 20
percent minimum if required area is provided
at the ground floor, and 2) 30 percent if
required area is provided on multiple floors,
including balconies, decks, and roofs.
14. Landscaping coverage See SCMC 17.68, Landscaping, for minimum as percentage of landscaping requirements. A minimum of 25 urban open area. percent of required urban open area shall be landscaped in areas that may include the
ground surface, planter boxes at grade, or
as vertical planting on walls such as wines
on a trellis, planting in gabions, or mounted
plant boxes. Vertical planting is counted
based on the floor's wall surface area
covered with plant material at maturity.
15. Trees planting minimum. See SCMC 17.68, Landscaping, for landscaping requirements. A minimum of
one15 gallon tree or equivalent shall be
planted on-site for every 25 feet of parcel
street frontage.
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Standard Requirement
16. Parking number of spaces. See SCMC 17.64, Parking and access standards, for parking standards, such as
minimum number of off-street spaces.
17. Parking off-site. See SCMC 17.64, Parking and access standards off-site parking; for review
procedures and provisions to allow required
parking to be provided off-site.
18. Parking adjoining on-street Parking spaces located within adjoining space credit. street frontage of the lot and marked on- street may be credited as required parking
spaces for a permitted or conditionally
permitted use.
19. Parking in-lieu certificate See SCMC 17.64, In-Lieu Certificates for program. Off-Street Parking; for review procedures
and provisions to allow the sale of
certificates in-lieu of providing required off-
street parking spaces on a site for a
proposed use.
20. Stacked or tandem parking Stacked or tandem parking may be allowed provision with conditionally when valet service is provided with permitted valet service. standards determined through the review process. Stacked parking shall be screened
from public right-of-way.
21. Coastal Zone Overlay See SCMC 17.56, Coastal Zone Overlay standards (see Figure 2-2, District, for required coastal zoning Overlays for a location map standards.
of properties in the overlay
district).
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Chapter 5 - Development Standards
509 Public Standards (P)
A. Purpose and Applicability
Purpose
This Section establishes development and land use standards for Puapte(2), Landuse Flapurpose and intent of P areas is described in Applicability
This Section applies to P areas shown on Figure 2-1, Land Use Areas.
Review Process
Projects are subject to review procedures in Chapter 6, Administration; and the Zoning Code.
Additional Standards and Guidelines
a. General Standards
In addition to this Section, P areas shall comply with general standards in Section 514 below and standards in the Zoning Code that are not listed in this Specific Plan.
Special Use Standards
Land uses may also be subject to special use standards in San Clemente Municipal Code (SCMC) Chapter 17.28.
C. Overlay Standards
Public areas are located within the Coastal Zone Overlay and North Beach Parking Overlay (see Figure 2-2, Overlays), therefore P areas are also subject to overlay standards in SCMC 17.56. d. Design Guidelines
Development projects that require a discretionary permit are also subject to Design Guidelines in Chapter 3. area is located within the Los Molinos Design District as described and shown in Chapter 3.
B. Permitted Uses
Table 509.A lists permitted and conditionally permitted uses. A use in the table with a blank cell is not permitted. A use with a "P" is permitted, "C" requires a Conditional Use Permit, and "MC" requires a Minor Conditional Use Permit. 5-52
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Table 509.A - P Permitted Uses
Allowance for
Use
Use
1. Community centers and halls for conventions, P
exhibitions, and other community, social, and multi-
purposes.
2. Cultural facilities. P
3. Government offices. P
4. Libraries. P
5. Museums. P
6. Parks and open space; public. P
7. Parking lots and structures. P
8. Public facilities for maintenance and support of public P utilities and services, such as the maintenance yard and water treatment facility.
9. Public safety facilities. P
10. Recreational facilities. P
11. Recreational concessions.
12. Schools. P
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C. Accessory Uses
511.B - P Accessory Uses
Use Type of tenant
space
1. Accessory buildings. P
2. Alcohol sales for on-site consumption in conjunction with recreational concessions.
3. Live entertainment and dancing accessory to recreational concessions:
a. Non-amplified indoors. P
b. Amplified or non-amplified outdoors.
4. Public facilities for public parks and recreation facilities. P
5. Storage yards. P
D. Development Standards
Development shall comply with general standards in Section 514, standards in the Zoning Code (SCMC 17), the standards below, and development standards determined through the discretionary review process.
Table 509.C - P Development Standards
Standard Requirement
Density maximum, Floor Area Determined through the review process.
Ratio (FAR)
2. Building setback from Determined through the review process. centerline of public street
right-of-way, minimum.
3. Lot coverage maximum. Determined through the review process. 5-54
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Standard Requirement
Height maximum. Determined through the review process.
Landscaping coverage. See SCMC 17.68, Landscaping, for
landscaping requirements. If required
landscaping is provided at ground level, a
minimum of 10 percent of the site's lot area
shall be landscaped. If required landscaping
area is provided above grade and/or
vertically, a minimum of 20 percent of the
site's lot area shall be landscaped in areas
that may include the ground surface, planter
boxes at grade, or as vertical planting on
walls such as wines on a trellis, planting in
gabions, or mounted plant boxes. Vertical
planting is counted based on the wall
surface area covered with plant material at
maturity.
Trees planting minimum. A minimum of one 15 gallon tree or equivalent shall be planted on-site between
buildings and the street for every 25 feet of
parcel street frontage.
7. Parking number of spaces See SCMC 17.64, Parking and access (also see standard 14 below standards, for parking standards, such as for the North Beach Parking minimum number of off-street spaces.
Overlay District).
8. Parking off-site. See SCMC 17.64, Parking and access standards off-site parking; for review
procedures and provisions to allow required
parking to be provided off-site.
9. Parking adjoining on-street Parking spaces located within adjoining space credit. street frontage of the lot and marked on- street may be credited as required parking
spaces for a permitted or conditionally
permitted use.
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Standard Requirement
10. Parking in-lieu certificate See SCMC 17.64, In-Lieu Certificates for program. Off-Street Parking; for review procedures
and provisions to allow the sale of
certificates in-lieu of providing required off-
street parking spaces on a site for a
proposed use.
11. Stacked or tandem parking Stacked or tandem parking may be allowed provision with conditionally when valet service is provided with permitted valet service. standards determined through the review process. Stacked parking shall be screened
from public right-of-way.
12. View corridor preservation Development within designated public view (designated corridor is shown corridors shall be sited and designed to on in the General Plan and protect public views to and along the ocean Coastal Land Use Plan) and coastal bluffs, visually significant ridgelines, and coastal canyons, open
spaces, and prominent mature trees on
public lands. Development shall be designed
and sited in a manner that compliments the
natural topography and does not interrupt
views within public view corridors. A view
analysis shall be required for new
development proposed within designated
public view corridors
13. Coastal Zone Overlay See SCMC 17.56, Coastal Zone Overlay standards (see Figure 2-2, District, for required coastal zoning Overlays for a location map standards.
of properties in the overlay
district).
14. North Beach Parking Overlay See SCMC 17.56, North Beach Parking (see Figure 2-2, Overlays for Overlay District, for reduced parking a location map of properties standards applicable to development that in the overlay district). participates in the commercial benefit district by opening on-site parking to the public and
agreeing to implement the City's parking
management strategies.
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Chapter 5 - Development Standards
510 Open Space Public Standards (OS1)
A. Purpose and Applicability
1. Purpose
This Section establishes development and land use standards for Public Open Space (OS1) areas. The purpose and intent of OS1 areas is described in Chapter 2, Land Use Plan.
Applicability
This Section applies to OS1 areas shown on Figure 2-1, Land Use Areas.
Review Process
Projects _are subject to review procedures in Chapter 6, Administration; and the Zoning Code.
Additional Standards and Guidelines
a. General Standards
In addition to this Section, OS1 areas shall comply with general standards in Section 514 below and standards in the Zoning Code that are not listed in this Specific Plan.
b. Special Use Standards
Land uses may also be subject to special use standards in San Clemente Municipal Code (SCMC) Chapter 17.28.
C. Overlay Standards
Public Open Space areas are located within the Coastal Zone Sue to ov Flay sa 2dards in SC 17,Sfore O51 areas are also Design Guidelines
Development projects that require a discretionary permit are also subject to Design Guidelines in Chapter 3. The OS1 area is located within the Los Molinos Design District as described and shown in Chapter 3.
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B. Permitted Uses
Table 510.A lists permitted and conditionally permitted uses. A use in the table vith a blank cell is not permitted. A use with a "P" is permitted, "C" requires :
onditional Use Permit, and "MC" requires a Minor Conditional Use Permi Table 510.A - OS1 Permitted Uses
Allowance for
Use
Use
1. Amphitheaters and dance pavilions, open air (not
including drive-ins)
2. Arboretums, public. C
3. Aquariums. C
4. Community recreation center. C
5. Observatories or planetariums. C
6. Parks and open space; public. P
7. Parking lots and structures. C
8. Public safety facilities. MC
9. Recreational facilities. C
10. Recreational concessions. C
11. Tourist information offices.
C. Accessory Uses
510.B - OS1 Accessory Uses
Type of tenant
Use space
1. Accessory buildings. P
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2. Alcohol sales for on-site consumption in conjunction with recreational concessions.
3. Live entertainment and dancing accessory to recreational concessions:
a. Non-amplified indoors. P
b. Amplified or non-amplified outdoors.
4. Public facilities for public parks and recreation facilities. P D. Development Standards
Development shall comply with general standards in Section 514, standards in the Zoning Code (SCMC 17), the standards below, and development standards determined through the discretionary review process.
Table 510.C - OS1 Development Standards
Standard Requirement
Density maximum, Floor Determined through the review process.
Area Ratio (FAR)
2. Building setback from Determined through the review process. centerline of public street
right-of-way, minimum.
3. Lot coverage maximum. Determined through the review process.
4. Height maximum. Determined through the review process. 5-59
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Standard Requirement
Landscaping coverage. See SCMC 17.68, Landscaping, for
landscaping requirements. If required
landscaping is provided at ground level, a
minimum of 10 percent of the site's lot area
shall be landscaped. If required landscaping
area is provided above grade and/or vertically,
a minimum of 20 percent of the site's lot area
shall be landscaped in areas that may include
the ground surface, planter boxes at grade, or
as vertical planting on walls such as wines on a
trellis, planting in gabions, or mounted plant
boxes. Vertical planting is counted based on
the wall surface area covered with plant
material at maturity.
6. Trees planting minimum. A minimum of one 15 gallon tree or equivalent shali be planted on-site between buildings and
the street for every 25 feet of parcel street
frontage.
7. Parking number of spaces. See SCMC 17.64, Parking and access standards, for parking standards, such as
minimum number of off-street spaces.
8. Parking off-site. See SCMC 17.64, Parking and access standards off-site parking; for review
procedures and provisions to allow required
parking to be provided off-site.
9. Parking adjoining on-street Parking spaces located within adjoining street space credit. frontage of the lot and marked on-street may be credited as required parking spaces for a
permitted or conditionally permitted use.
10. Parking in-lieu certificate See SCMC 17.64, In-Lieu Certificates for Off- program. Street Parking; for review procedures and
provisions to allow the sale of certificates in-lieu
of providing required off-street parking spaces
on a site for a proposed use.
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Standard Requirement
11. Stacked or tandem Stacked or tandem parking may be allowed parking provision with when valet service is provided with standards conditionally permitted determined through the review process. valet service. Stacked parking shall be screened from public right-of-way.
12. Coastal Zone Overlay See SCMC 17.56, Coastal Zone Overlay standards (see Figure 2- District, for required coastal zoning standards. 2, Overlays for a location
map of properties in the
overlay district).
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Chapter 5 - Development Standards
511 Mixed Use Overlay Standards
A. Purpose and Applicability
Purpose
This Section establishes development and land use standards for e Mixed Use Overlay. The purpose and intent of the Mixed Use Overla : described in Chapter 2. Land Üse Pla
Applicability
This Section applies to the Mixed Use (MU) Overlay properties located at 108 and 1607 Calle Lago, and 1623 North El Camino Real, shown on Figure 2-2, Overlays. Standards for the MU Overlay, North Beach an in than ong an on ng in enter set to the
Review Process
Projects are subject to review procedures in Chapter 6, Administration; and the Zoning Code.
Additional Standards and Guidelines
a. General Standards
In addition to this Section, MU Overlay shall compiy with general standards in Section 514 below and standards in the Zoning Code that are not listed in this Specific Plan.
Special Use Standards
and uses may also be subject to special use standards in Sa lemente Municipal Code (SCMC) Chapter 17.28
C. Overlay Standards
The subject properties are also located in Architectural Overlay, Serving Commercial Distict SCD, herefore the overa Vrea is North Beach Parking Overlay, and Visitor- also subject to standards in SCMC 17.56 and this Chapter as Design Guidelines
Development projects are also subject to Design Guidelines in Chapter 3. The MU Overlay is in the Spanish Colonial Revival Design District as described and shown in Chapter 3.
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B. Visitor-Serving Commercial District (VSD). The VSCD Overlay also applies to the properties subject to this Section. The VSCD requires "active ground-floor dependent uses" , listed in Subsections 511.C and 511.D below, to be located in tenant space at ground-floor within 40 feet of Calle Lago street frontage from the frede trian-oriented Space to faciate visitor-sening, usestrian regity along sidewalks and throughout the area.
1. Reduction of Frontage Depth
With Zoning Administrator approval of a Minor Conditional Use Permit (MCUP), the 40-foot frontage depth of ground-may be reduced up to 20 Required Findings - For approval, the Zoning Administrator must make the following findings.
(1) The proposed use meets the definition of "active ground- floor dependent uses" ", which shall mean: "a pedestrian- oriented commercial or public space that is reliant on
pedestrian foot traffic, generally open to the public,
generates a high volume of customer or visitor traffic, provides ground floor display windows to promote views into he business, and sells goods that are typically consumed or premises or carried away by customers or services of a
personal or recreational nature. Inactive uses are typically not open to the general public, generate a lower volume of customer or visitor traffic, tend to have screened windows to maintain privacy (such as offices and residential uses) and are thereby not oriented to pedestrian foot traffic."
(2) The proposed use does not require a 40-foot depth to establish an active ground-floor dependent use.
(3) The proposed use will not cause irreversible modification to the building.
(4) The 40-foot depth reduction will maintain ground-floor use activity between the business frontage and Calle Lago, the business frontage on any side of the street in the case of s. and the business frontade onto exterio
Exception for Non-Visitor Serving Commercial Uses in Vacant Tenant Spaces
Uses identified in Tables 511.A and 511.B, or others found by the Director Portage capta can and ange de Buses marip or case tale
following requirements are met.
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a. Required Findings - For approval, the Zoning Administrator must make the tollowing findings in addition to general findings for the Minor Conditional Use Permit required identified in Tables 511.A or (1) The use meets the definition of a walk-in clientele use below direct services to patrons or clients that may or may not require appointments and maintains a visibly open storefront and regular business hours.
(2) The used is proposed in a building space that has been vacant for six or more months during which the applicant demonstrates there has been active marketing of the space for sale or lease for permitted or conditionally permit uses (Subsection 511.C) at an appropriate price.
b. Change of Ownership or Use - The MCUP is valid until a change of ownership or use to a permitted or conditionally permitted visitor serving use identified in Table 511.A. A business change of ownership for includes, but is not limited to, the sale of at least 50 percent of the shares in any type of corporation, or a change in any of the principal officers in a corporation as determined by the Director or his or her designee. However, if the permittee is a partnership and one or more of the partners withdraws, one or nore of the remaining partners may acquire by purchase or otherwise the interest of the partner or partners who withdrew without effecting a change in ownership, and in such case the permittee is deemed to be the surviving partners).
Exception for Accessory Dwelling Units
Accessory Dwelling Units are allowed in MU-VS tenant spaces if there is no feasible option demonstrated to allow the use on above ground floors or further than 40 feet of the Calle Lago street frontage depth from the front property line.
C. Permitted Uses
Tonional so Pem, and elina Ming Control use real e
table has two columns for types of tenant space in the overlay zone with different use requirements.
1. Mixed-Use Overlay tenant space (column "MU"). This includes tenant space above ground-floor and ground-floor tenant space located further than 40 feet of Calle Lago street frontage depth from the front property line. This tenant space is not considered visitor-oriented and therefore is not subject to Subsection 511.B.
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Mixed-Use Overlay_ Visitor-Serving Commercial District tenant space (column "MU-VS"). This tenant space is subject to Subsection 511.B that Ton open no unts onto an and set ride ron te
Table 511.A - MU Overlay Permitted Uses
Type of tenant space
Use
MU MU-VS
Commercial Uses
1. Art gallery. P P
2. Banking.
a. In-person banking including P P
Automated Teller Machine (ATM)
access.
b. Banking with drive-through facility. C
3. Commercial recreation or C
entertainment.
4. Drinking establishments, such as bars,
pubs, or taverns; whose primary
business is the sale and on-site
consumption of alcoholic beverages.
5. Instructional services. MC See Section
511.B.2
6. Maintenance and repair services. P P
7. Microbreweries with limited production C
up to 5,000 barrels and tasting room.
8. Mortuaries. C
9. Nurseries, indoors. P P
10. Nurseries, outdoors. C C
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Type of tenant space
Use
MU MU-VS
11. Offices, business and professional. P See Section
511.B.
12. Offices, optometrists with retail space. P P
13. Offices, real estate. P P
14. Offices, veterinary care. C C
15. Pawn shop.
16. Personal services. P P
17. Pet sales (versus pet supplies only) MC MC
18. Recycling facilities, large collection. C
19. Restaurants and fast food excluding a P P
drive-through.
20. Restaurants and fast food with a drive- C
through.
21. Retail sales, excluding alcohol for off- P P
site consumption.
22. Retail sales of alcohol for off-site MC MC
consumption.
23. Secretarial and telemarketing services. P See Section 511.B.
24. Travel agencies. P P
Lodging Uses
25. Bed and breakfast inns. P P
26. Boarding house. P P
27. Hotels. P P
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Type of tenant space
Use
MU MU-VS
28. Motels. P P
29. Short-term apartment rental units. P P
30. Timeshares. P P
Public and Quasi-Public Uses
31. Churches. C
32. Congregate care. C
33. Convalescent facility.
34. Clubs/social organizations.
35. Day care facilities. C
36. Offices, government and public safety C C
facilities.
37. Parking lots and structures. C C
38. Parks. P
39. Schools.
Residential Uses
40. Affordable housing. P
41. Single-family residences. P
42. Multi-family residential P
43. Supportive housing.
44. Transitional housing. C
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D. Accessory Uses
Table 511.B lists uses allowed in accessory to permitted and conditionally Po at a a cons for yo of tenant apace ne orely one mat
have different use requirements.
1. Mixed-Use Overlay tenant space (column "MU"). This includes tenant space above ground-floor and ground-floor tenant space located further than 40 feet of Calle Lago street frontage depth from the front property line. This tenant space is not considered visitor-oriented and therefore is not subject to Subsection 511.B.
Mixed-Use Overlay Visitor-Serving Commercial District tenant space (column "MU-VS"). This tenant space is subject to Subsection 511.B that an active
Subsection 511.B
Table 511.B - MU Overlay Accessory Uses
Use Type of tenant space
MU MU-VS
1. Accessory buildings. P D
2. Accessory dwelling units. P See Section
511.B.3.
3. Accessory massage services for a MC MC
primary personal service use.
4. Alcohol sales for indoor on-site P P
consumption in conjunction with a
restaurant, lodging, and commercial
recreation and entertainment.
5. Animal grooming at pet supply retail P MC
stores.
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Use Type of tenant space
MU MU-VS
6. Live entertainment and dancing C
accessory to primary uses: commercial
recreation and entertainment, drinking
establishments, lodging, and
restaurants.
a. Non-amplified indoors. P P
b. Amplified or non-amplified outdoors. C
7. Playground for a conditionally
permitted school use.
8. Recycling facilities, small collection. MC
9. Wine tasting accessory to retail sales MC MC
of wine or wine products.
10. Valet parking services for primary uses:
commercial recreation and
entertainment, drinking establishments,
lodging, and restaurants.
E. Development Standards.
In addition to general standards in Section 514, uses shall comply with the following development standards.
Table 511.C - Mixed Use Overlay Development Standards
Standard Requirement
1. Lot area minimum. 6,000 square feet
2. Lot width minimum. 60'-0"
3. Density maximum, residential 36 dwelling units per net acre (1 unit per units in mixed-use project. 1,200 square feet); 24 dweiling units per gross acre (1,800 square feet) applied for
projects with a site design that includes a
street or right-of-way for egress/ingress.
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Standard Requirement
4. Density maximum, Floor Area 1.0.
Ratio (FAR) for commercial
projects.
5. Density maximum, FAR for 2.0 with a minimum of. 10 devoted to mixed-use projects. commercial uses over the entirety of the Mixed Use Overlay parcels, up to a
maximum of 1.0.
6. Front setback minimum. 0'-0"
7. Interior-side setback O'-0"
minimum.
8. Street-side setback minimum. O'-0"
9. Rear setback minimum. O'-O"
10. Lot coverage maximum. 100 percent
11. Height maximum for lots 33'-0" top of roof height, 26'-0" plate height, 12,000 square feet or smaller. and 2 story limit. With the approval of a Conditional Use Permit, the maximum height
may be increased up to 45'-0" top of roof
height, 37'-0" plate height, and 3 stories.
12. Height maximum for mixed- 45'-0" top of roof height, 37'-0" plate height, use projects on lots larger and 3 story limit. If a parking structure is than 12,000 square feet. proposed on 1623 North El Camino Real (NECR), then the height and story limit shall
be measured above the elevation at the
midpoint of the property line along NECR at
1625 and 1629 NECR (APN 057-191-31,
057-191-54).
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Standard Requirement
13. Urban open area as a See SCMC 17.68, Landscaping, for percentage of a site's lot landscaping requirements. Urban open area area. is required that include courtyards, setbacks,
walkways, and other areas of the parcel that
are undeveloped between buildings and
property lines. Urban open area is required
as a percentage of a site's lot area as: 1) 20
percent minimum if required area is provided
at the ground floor, and 2) 30 percent if
required area is provided on multiple floors,
including balconies, decks, and roofs.
14. Landscaping coverage See SCMC 17.68, Landscaping, for minimum as percentage of landscaping requirements. A minimum of 25 urban open area. percent of required urban open area shall be landscaped in areas that may include the
ground surface, planter boxes at grade, or
as vertical planting on walls such as wines
on a trellis, planting in gabions, or mounted
plant boxes. Vertical planting is counted
based on the floor's wall surface area
covered with plant material.
15. Tree planting minimum. See SCMC 17.68, Landscaping, for landscaping requirements. A minimum of
one15 gallon tree or equivalent shall be
planted on-site for every 25 feet of parcel
street frontage.
16. Parking number of spaces See SCMC 17.64, Parking and access (also see standard 22 below standards, for parking standards, such as for the North Beach Parking minimum number of off-street spaces.
Overlay District).
17. Parking off-site. See SCMC 17.64, Parking and access standards off-site parking; for review
procedures and provisions to allow required
parking to be provided off-site.
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Standard Requirement
18. Parking in-lieu certificate See SCMC 17.64, In-Lieu Certificates for program. Off-Street Parking; for review procedures
and provisions to allow the sale of
certificates in-lieu of providing required off-
street parking spaces on a site for a
proposed use.
19. Stacked or tandem parking Stacked or tandem parking may be allowed provision with conditionally when valet service is provided with permitted valet service. standards determined through the review process. Stacked parking shall be screened
from public right-of-way.
20. Coastal Zone Overlay See SCMC 17.56, Coastal Zone Overlay standards (see Figure 2-2, District, for required coastal zoning Overlays for a location map standards.
of properties in the overlay
district).
21. Architectural Overlay New structures and major remodels shall be standards (see Figure 2-2, designed consistent with Chapter 3, Design Overlays for a location map Guidelines, except when the review of properties in the overlay authority finds it is impractical or a project district). involves historically significant structures with other distinctive architectural styles, as
set forth in Architectural Overlay
requirements within SCMC 17.56, Overlay
Districts and Standards.
22. North Beach Parking Overlay See SCMC 17.56, North Beach Parking (see Figure 2-2, Overlays for Overlay District, for reduced parking a location map of properties standards applicable to development that in the overlay district). participates in the commercial benefit district by opening on-site parking to the public and
agreeing to implement the City's parking
management strategies.
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Standard Requirement
23. Visitor-Serving Commercial See Section 512, Visitor-Serving District Overlay (see Figure Commercial District (VSCD), for active 2-2, Overlays for a location ground-floor dependent uses that are map of properties in the prioritized within 50 feet of street frontage in overlay district). the overlay area. The VSCD standards apply if there is zoning approval and building
permits are issued for the development of a
commercial or mixed use project according
to standards and permitted uses in this
Section and other applicable overlay
standards, that discontinues the existing
industrial use.
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512 Visitor-Serving Commercial District Standards
A. Purpose and Applicability
Purpose
This Section establishes development and land use standards for the Visitor-Serving Commercial District (VSCD). The purpose and intent of the VSCD is described in Chapter 2, Land Use Plan.
2. Applicability
This Section applies to the VSCD properties located at 108 and 1607 Calle Lago, and 1623 North El Camino Real, shown on Figure 2-2, Overlays. Standards for the VSCD, Mixed Use (MU) Overlay, and North Beach Parking (NBP) Overlay apply and supersede Section 506, Light Industrial Standards (LI), if there is zoning approval and building permits are issued for the development of a commercial or mixed use project according to standards and permitted uses in this Section and other applicable overlay standards, that discontinues the existing industrial use.
3. Review Process
Projects are subject to review procedures in Chapter 6, Administration; and the Zoning Code.
Additional Standards and Guidelines
a. General Standards
In addition to this Section, VSCD properties shall comply with general standards in Section 514 below and standards in the Zoning Code that are not listed in this Specific Plan.
Special Use Standards
Land uses may also be subject to special use standards in San Clemente Municipal Code (SCMC) Chapter 17.28.
c. Overlay Standards
The subject properties are also in the Mixed Use Overlay, Coastal alo one to santani in scie 9715e an his Chaper as
Design Guidelines
Development projects are also subject to Design Guidelines ir Chapter 3. The Mixed Use Overlay is in the Spanish Colonial Revival Design District as described and shown in Chapter 3. 5-74
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B. Visitor-Serving Uses in Pedestrian-Oriented Space
The VSCD Overlay also applies to the properties subject to this Section. The VSCD requires "active ground-floor dependent uses"
and 511.D, to be located in tenant space at ground-floor within 40 feet of Calle Lago street frontage from the front property line. Active ground-floor dependent uses are required in pedestrian-oriented space to facilitate visitor-serving, pedestrian activity along sidewalks and throughout the area.
1. Reduction of Frontage Depth
With Zoning Administrator approval of a Minor Conditional Use Permit (MCUP), the 40-foot frontage depth may be reduced up to 20 feet. a. Required Findings - For approval, the Zoning Administrator must make the following findings.
(1) The proposed use meets the definition of "active ground- floor dependent uses" ", which shall mean: "a pedestrian- oriented commercial or public space that is reliant on
pedestrian foot traffic, generally open to the public,
generates a high volume of customer or visitor traffic, provides ground floor display windows to promote views into the business, and sells goods that are typically consumed on premises or carried away by customers or services of a
personal or recreational nature. Inactive uses are typically not open to the general public, generate a lower volume of customer or visitor traffic, tend to have screened windows to maintain privacy (such as offices and residential uses) and are thereby not oriented to pedestrian foot traffic."
(2) The proposed use does not require a 40-foot depth to establish an active ground-floor dependent use.
(3) The proposed use will not cause irreversible modification to the building.
(4) The 40-foot depth reduction will maintain ground-floor use Exception for Non-Visitor Serving Commercial Uses in Vacant Tenant Spaces
Uses identified in Tables 511.A and 511.B, or others found by the Director 5-75
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a. Required Findings - For approval, the Zoning Administrator must make the following findings in addition to general findings for the Minor Conditional Use Permit required identified in Tables 511.A or The use meets the definition of a walk-in clientele use below (see Chapter 7): "a ground-floor inactive and independent use such as instructional services, business and professiona. offices and secretarial and telemarketing services; providing direct services to patrons or clients that may or may not require appointments and maintains a visibly open storefront and regular business hours.
The used is proposed in a building space that has been
vacant for six or more months during which the applicani demonstrates there has been active marketing of the space for sale or lease for permitted or conditionally permit uses (Subsection 511.C) at an appropriate price.
Change of Ownership or Use - The MCUP is valid until a change of ownership or use to a permitted or conditionally permitted visitor use identified in Table 511.A. A business change
ownership for includes, but is not limited to, the sale of at least 50 percent of the shares in any type of corporation, or a change in any of the principal officers in a corporation determined by the Director or his or her designee. However, if the permittee is a partnership and one or more of the partners withdraws, one or nore of the remaining partners may acquire by purchase or otherwise the interest of the partner or partners who withdrew without effecting a change in ownership, and in such case the permittee is deemed to be the surviving partner (s).
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Chapter 5 - Development Standards
513 Professional Business Overlay Standards
A. Purpose and Applicability
1. Purpose
This Section provides development standard exceptions for the Professional Business Overlay. The purpose and intent of the PC is described in Chapter 2, Land Use Plan.
2. Applicability
This Section applies to the PB Overlay shown on Figure 2-2, Overlays.
Professional Business Overlay standards apply and supersede standards in Section 505 for the underlying zone Community Commercial 2 (CC2), except as follows:
a. The proposed development does not fully comply with this Section. b. The CC2 development standards and permitted uses continue to apply when a comparable standard or permitted use is not specified in this Section.
3. Review Process
Projects_are subject to review procedures in Chapter 6, Administration; and the Zoning Code.
B. Development Plan Required
This Section provides a density increase of the underlying Community Community 2 area for the development of additional office capacity and this benefit, a development plan shall be submitted in conjunction with an application for required discretionary permits to allow a project. A development plan shall meet the minimum materials for a discretionary permit described in SCMC 17.12 and in the City application packet. Additionally, a development shall include:
1. Detailed Project Description
The development plan shall include a detailed project description that ncludes necessary information to evaluate whether a density increase i varranted for the proposal. This document shall describe a. Proposed design concept.
Proposed hours of operation.
C. Proposed uses by site and building and how they will operate compatibility with each other.
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d. Site circulation and parking strategy to support the proposed uses ncluding any plans to offset parking demand with transit service supported by a parking study.
The project's community benefits.
f. How the project is consistent with required findings for approval of discretionary permits.
2. Phasing plan if the development will occur in phases.
3. Parking study if the applicant proposes shared parking, off-street parking, in-lieu parking, or transit service to offset off-street parking requirements.
C. Development Standards
in addition to general standards in Section 514, and underlying CC2 standards in Section 505, a development shali comply with the following development standards.
Table 513.A - PB Overlay Development Standards
Standard Requirement
1. Density maximum, Floor Area .70
Ratio (FAR).
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Chapter 5 - Development Standards
514 General Standards
A. Purpose and Applicability
Purpose
This Section establishes general land use, development, and procedural requirements for this Specific Plan.
Applicability
This Section applies to all land use areas of this Specific Plan shown on Figure 2-1, Land Use Areas.
B. Development Standards Not Listed
A development standard not specifically addressed in this Specific Plan is subject o the zoning Ordinance. It the standard is also not specifically addressed in the Zoning Ordinance, Municipal Code Section 17.04.040 (SCMC 17.04.040' governs.
C. Development Review and Permitting Procedures
Requests to modify property or establish uses shall be in compliance with review and permitting procedures. For more details, see Chapter 6 of this Specific Plan for a summary of review procedures, SCMC 17.16, Applications, for application requirements, and Chapter 17.12, Development review process, for general procedural requirements. improvements, grading, landscaping development subject to a discretionary permit are also reviewed for consistency with design guidelines in Chapter 3.
Development Standards
In addition to the specific area standards above, properties shall comply with the following general standards in Table 514.A, unless exceptions are in this Chapter for particular land use areas.
Table 514.A - General Development Standards
Standards Requirement
Accessory buildings and See San Clemente Municipal Code Chapter structures, such as patio 17.24 (SCMC 17.24), Accessory buildings covers, decks, and stairways. and structures, for accessory building and structure requirements
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Standards Requirement
2. Building equipment See SCMC 17.24, General development screening. standards, building equipment and services
and their screening; for requirements that
apply to screening trash, mechanical, and
similar types of ground and roof-mounted
equipment
3. Coastal Zone Overlay See SCMC 17.56, Overlay districts and standards for parcels in the standards Coastal Zone Overlay district; for Coastal Zone (see Figure 2- coastal canyon, bluff, and shoreline standards 2, Overlays). for setbacks, preservation, and landform
alterations.
4. Fences, walls, hedges. See SCMC 17.24, General development standards, fences, walls, and hedges; for
requirements that apply to fences, hedges,
and walls, including retaining, skirt, and stem
walls. Chain link fencing is prohibited.
5. Height limitations. See SCMC 17.36, General development standards, height limitations; for height
measurement methodology requirements.
6. Lot frontage minimum. See SCMC 17.24, General development standards, lot frontage requirements
minimum; for minimum lot street frontage
requirements.
7. Landscaping and urban open See SCMC 17.68, Landscape standards, and area. see SCMC 17.64, Parking and access
standards; for general and zone specific
landscaping requirements.
8. Lighting. See SCMC 17.24, General development
standards, lighting; for lighting requirements.
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Standards Requirement
9. Nonconforming uses and See SCMC 17.72, Nonconforming uses and structures. structures, for regulations that apply to
lawfully established uses and structures that
do not conform to land use regulations in the
Local Coastal Program and Zoning
Ordinance.
10. Parking standards. See SCMC 17.64, Parking and access standards, for parking standards, such as
minimum number of off-street spaces, design
of off-street spaces, parking lot landscaping,
oversized vehicles on residentially zoned or
developed properties, and parking waivers.
11. Parking joint use. Joint-use parking for both public and private lots may be granted through the approval of a
Conditional Use Permit processed according
to SCMC 17.64, Parking and access
standards, shared parking. Standard parking
ratios required for individual-use projects may
be reduced when a parking study, prepared
by a professional traffic engineer, shows a
reduced parking demand to the satisfaction of
the City Planner for multiple-use projects.
12. Setback adjustments. See SCMC 17.16, Applications, Minor Exception Permits; for provisions and
procedures to request a reduction of setback
standards within thresholds provided.
13. Setback encroachments. See SCMC 17.24, General development standards, encroachments into setbacks and
height limits; for provisions to allow site
improvements and structures to encroach into
required setbacks and height limits.
14. Signage. See SCMC 17.84, Sign regulations; for
signage requirements. Signage that requires
a Discretionary Sign Permit is also subject to
Design Guidelines in Chapter 3 and the City's
Design Guidelines.
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Standards Requirement
15. Subdivisions. See SCMC 16, Subdivisions, and State law for requirements that apply to subdivision
requests.
16. Trash receptacle See SCMC 8.66, Litter receptacles, for trash requirements. receptacle maintenance and placement
requirements.
Enclosure of Uses
Permitted and conditionally permitted uses shall be conducted within enclose tructures, except as follows
Uses allowed to occur outdoors according to SCMC 17.28, Special uses (e.g. outdoor dining), or
2. The following uses are allowed to occur outdoors in addition to uses in Subsection E.1 above and outdoor uses permitted in Sections 501-513 above.
Open space, such as trails, courtyards, gardens; retail nurseries, and storage yards, towing and salvage yard in industrial area, etc.
Parking lots.
c. Playgrounds accessory to a permitted day care facility or school. d. Retail nurseries with outdoor sales display.
e. Recreational activities.
f. Uses not in this list but are interpreted to be similar to a listed use, subject to interpretation procedures in Chapter 6, Administration.
F. Grading
Grading is not included in the lists of categorized permitted and conditionally permitted uses for land use areas in the Sections above. Grading in any land use area of this Specific Plan shall comply with general requirements in SCMC 15.36, Excavations and grading, and SCMC 17.28.240, Special uses, grading. When major grading is proposed (as defined in SCMC) without an application for development, a Conditional Use Permit is required, unless the City Engineer makes required findings in SCMC 17.28.240.
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Chapter 5 - Development Standards
G. Prohibited Uses
Uses are prohibited if:
Uses are not listed as permitted, conditionally permitted, accessory uses, or temporary uses in this Section.
Uses are not specifically addressed in the Zoning Ordinance and the uses have not been allowed by an interpretation. Interpretations are processed SCMC 17.04.040, Interpretations. In addition to general findings required for use interpretations in SCMC 17.04.040, the review authority shall find the interpretation is consistent with land use policies in the Local Coastal Program Land Use Plan (LUP).
ne use is a specific prohibition enacted by the City Council within this area or effective City-wide
H. Regional and State Permits
Development is subject to permit requirements of regional and State agencies for water quality, air quality, and other applicable matters.
1. Temporary Uses
Temporary uses are not included in the lists of categorized permitted and conditionally permitted uses for land use areas in the Sections above. Temporary uses in any land use area of this Specific Plan shall comply with the following:
For permitted I temporary uses, see SCMC 17.28 for provisions and requirements.
For special activities on private nonresidential sites, see SCMC 17.28, special activities; for special activity procedures and requirements.
Depending on events proposed, special activities may require discretionary review.
For special events on public property, see SCMC 8.72, Special event permits; for event procedures and requirements.
Utility Projects
Utility projects are not included in lists of categorized permitted and conditionally permitted uses for land use areas in Sections above. Utility projects in any land use area of this Specific Plan shall comply with procedures in SCMC 17.28.240, 5-83
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Chapter 6 - Administration
Chapter 6
Administration
601 Legal Authority
602 Development Review Procedures
603 Enforcement
604 Severability
605 Specific Plan Amendments
601 Legal Authority
This Specific Plan has been prepared and adopted pursuant to Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457 of the California Government Code. The California Government Code authorizes Cities such as San Clemente, to adopt Specific Plans as a more comprehensive method of implementing the General Plan. The Specific Plan bridges the gap between the goals and policies of the General Plan and the site- specific criteria of a tentative tract map or site plan. This Specific Plan is a regulatory plan constituting the zoning for the property in the West Pico Corridor area. Development Plans or Agreements, Tract or Parcel Maps, and any action requiring discretionary or ministerial approval by the City shall be consistent with this Specific Plan as adopted by City Council.
The City shall have the authority to enforce this Specific Plan according to State law and the Municipal Code, including but not limited to general permit procedures for appeals, concurrent review of multiple applications, public notification requirements, time extensions, revocations, modifications, etc. In any instance where this Specific Pian has a requirement that differs from the Zoning Ordinance, Specific Plan provisions take precedence. Where the Specific Plan is silent on an issue, the requirements of the Municipal Code shall apply.
602 Development Review Procedures
A. Purpose and Applicability
his Section describes procedures for the review and permitting of projects withir he West Pico Corridor shown on (Figure 1-2 West Pico Corridor Area i Chapter 1. Projects include but are not limited to, requests to establish certain land 6-1
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Chapter 6 - Administration
B. Environmental Review
Projects requiring discretionary applications are reviewed according to the California Environmental Quality Act (CEQA) Guidelines and City procedures.
C. Interpretations
Development standards and uses not specifically addressed in this Specific Plan are subject to the Zoning Ordinance in Title 17 of the San Clemente Municipal review authority shall find the interpretation is consistent with the LUP for areas in the Coastal Zone.
D. Grading
If grading is proposed, a grading permit shall be required depending on the amount and nature or work proposed. Grading permits are required to ensure grading is completed according to State law, the Municipal Code, and the City's Grading Manual.
E. Subdivision Ordinance
Subdivisions, lot mergers, lot line adjustments, and corrections shall be reviewed according to state law and the City's Subdivision Ordinance. Preliminary grading concept plans shall be approved in association with approval of a Tentative Map.
Grading concept plans shali be reviewed for consistency with this Specific Plan.
The City may impose specific conditions on Tentative Maps in addition to the requirements of this Specific Plan.
F. Site Plan and Architectural Review
All applications for new development, remodeis, and site modifications to existing development shall be subject to approvals required by the Zoning Code and Local Coastal Program, if projects are in the Coastal Zone. The purpose of the review process is to ensure projects are consistent with land use policy, design guidelines, and applicable regulations. As part of the review process, the City may impose specific conditions of approval on permits, in addition to the requirements of this Specific Plan. If a project does not fully comply with required development standards, then zoning exceptions or variances must be processed as part of an application.
Residential Medium and Residential High Area
In addition to review procedures required by the Zoning Code and LCP, new development and major remodels in the RM and RH areas (see Figure 2- 1, Land Use Areas) shall require Zoning Administrator approval of a Minor Architectural Permit. For approval, projects shall have a site design, architecture, landscaping, signage, and other design elements, consistent with Chapter 3, Design guidelines, for the Los Molinos Design District - except when the review authority finds it is impractical or a project involves historically significant structures with other distinctive architectural styles. 6-2
WEST PICO CORRIDOR SPECIFIC PLAN
Chapter 6 - Administration
Local Coastal Program and Coastal Development Permits
The West Pico Corridor Specific Plan is partially located within the Coastal Zone, is snown on rigure 1-% in Chapter 1. When projects are proposed in the Coasta Zone, they shall be reviewed according to the California Coastal Act of 1976 as amended and contained in the California Public Resources Code (Section 30000 et seq.). The Local Coastal Program for the West Pico Corridor area includes lanc ise policies in the Coastal Land Use Plan (LUP) and regulations and procedures within this Specific Plan and the Zoning Ordinance.
The City reviews and processes proposals according to State law, the Coastal Land Use Plan (LUP), this Specific Plan, and the Zoning Ordinance. Following City approval of zoning permits, projects that do not meet criteria for the Coastal Categorical Exclusion Order must be reviewed and approved by the City "in- concept" and then submitted to the Coastal Commission for a Coastal Development Permit or other approval process that may apply depending on the The City does not have an Implementation Plan (IP). The City is preparing an IP for public review and City Council consideration, and Coastal Commission certification. Until IP certification is complete, this Specific Plan and the Zoning Ordinance function as the implementation plans for policies applicable to the West Pico Corridor.
H. Signs
Sign applications shall be processed in accordance with the City's Sign Ordinance in SCMC 17.84 and the Sign Program for the site, if applicable.
1. Other Applications
All applications for new development and modifications to existing development shall be subject to approvals required by the Local Coastal Program. The purpose of the review process is to ensure projects are consistent with land use policy, design guidelines, and applicable regulations. As part of the review process, the City may impose specific conditions of approval on permits, in addition to the requirements of this Specific Plan. If a project does not fully comply with required development standards, then zoning exceptions or variances must be processed as part of an application.
603 Enforcement
This Specific Plan promotes orderly development and the zoning for the West Pico Corridor area. Consistent with the Municipal Code, any violation of the standards and regulations identified in the Specific Plan adopted by the City Council shall be considered a violation of the Zoning Ordinance.
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Chapter 6 - Administration
604 Severability
In the event that any plan, diagram, regulation, condition, program, or other portion of this Specific Plan is held invalid by a court of competent jurisdiction, such portion(s) shall be deemed separate, distinct, and independent provisions of the Specific Plan and the invalidity of such provisions shall not affect the validity of the remaining provisions of the Specific Plan.
605 Specific Plan Amendments
Amendments to this Specific Plan shall be reviewed and processed according to the Zoning Ordinance, or the Implementation Plan following its certification by the California Coastal Commission. If land use policy or map changes are required, a General Plan Amendment and Coastal Land Use Plan Amendment, for any area in the Coastal Zone, shall be reviewed according to the Municipal Code, Local Coastal Program, and State law.
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Chapter 7 - Acronyms and Definitions
Chapter 7
Acronyms and Definitions
701 Purpose
702 Acronyms
703 General Criteria
704 Definitions
701 Purpose
construction intended in that particular case.
702 Acronyms
The following acronyms are used in this Specific Plan:
CCC California Coastal Commission
GPAC General Plan Advisory Committee
HQTA High Quality Transit Area
IP Implementation Plan
LCP Local Coastal Program
LUP Land Use Plan
PL Plate Line
SCR Spanish Colonial Revival
TOR Top of Roof
VSCD Visitor-Serving Commercial District
703 General Criteria
Words and phrases in this Specific Plan are to be interpreted according to the following and the interpretation procedures in Chapter 6 and San Clemente Municipal Code
17.04.040 (SCMC 17.04.040).
The word "shall" is mandatory and not discretionary. The word "may" is permissive and discretionary.
In case of any difference of meaning or implication between the text of any provision and any caption or illustration, the text shall control.
References in the masculine and feminine genders are interchangeable. 7-1
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Chapter 7 - Acronyms and Definitions
Unless the context clearly indicates to the contrary, words in the present and the future tense are interchangeable, and words in the singular and plural are interchangeable.
Uniess the context clearly indicates to the contrary, the following conjunctions shall be interpreted as follows:
1. "And" indicates that all connected items or provisions shall apply. "Or" indicates that the connected items or provisions may apply singly or in any combination.
3. "Either...or" indicates that the connected items or provisions shall apply singly but not in combination.
4. The word "used" shall include arranged, designed, constructed, altered, converted, rented, leased, occupied, or intended to be utilized. 704 Definitions
For the purposes of this Specific Plan, certain terms shall be defined as set forth in this Chapter. Terms not included shall be defined by the California Coastal Act, the City's Local Coastal Program, General Plan, and Zoning Ordinance in this order. If a term is not defined in these sources, the meaning of a term shall based on its standard usage and the most common dictionary definition. For the purposes of this Specific Plan, the following definitions shall apply:
Active Ground-Floor Dependent Use means a commercial or public space that is reliant on pedestrian foot traffic, generally open to the public, generates a high volume of customer or visitor traffic, provides ground floor display windows to promote views into the business, and sells goods that are typically consumed on premises or carried away by customers or services of a personal or recreational nature. Inactive uses are typically not open to the general public, generate a lower volume of customer or visitor traffic, tend to have screened windows to maintain privacy (such as offices and residential uses) and are thereby not oriented to pedestrian foot traffic.
Design Guidelines means those aesthetic standards imposed within the West Pico Corridor that ensure the quality of development and the overall character as envisioned in the Chapter 3 of this Specific Plan.
Automobile and Truck Related Uses means those uses conducted entirely within an enclosed building, including bodywork, detailing, lube and tune, mufflers, paint, rental, service, repair, tires, transmission, and upholstery (exclusive of towing and salvage yards).
Automobile Dismantling Yard means any premises used for the dismantling or wrecking of motor vehicles required to be registered under the Vehicle Code of the state, including the buying, selling or dealing in such vehicles or integral parts or component 7-2
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Chapter 7 - Acronyms and Definitions
materials thereof and the storage, sale or salvage of dismantled, partially dismantled, or wrecked, inoperative vehicles. Automobile dismantling does not include the incidental storage of inoperative or disabled vehicles in connection with the legal operation of an automobile repair garage or body and fender shop. The terms automobile dismantling yard and automobile wrecking yard are synonymous.
Auto Towing and Salvage Yards means the business of towing motor vehicles for compensation in the City by means of a tow car. A towing service includes the dispatching of tow cars and the reception of tow car dispatches. Facilities include an area used for the temporary storage of towed vehicles by a towing service operator pending the return of the vehicle to its owner. A towing service operated as an incidental service in conjunction with an auto-sales, storage, rental use; an auto-service, repair use; or a gas station use is not included in this definition.
Chapter means a chapter within this Specific Plan unless specifically identified as part of some other document.
Commercial Storage shall mean the renting or leasing of individual storage spaces to customers for the purpose of storing and removing personal property and the storage of recreational vehicles in a screened yard.
Construction Trades and Contractors' Storage means those uses conducted entirely within an enclosed building, including awnings, cabinetry, carpentry, drywall, electrical, flooring, glass and mirror, heating and air conditioning, iron work, insulation, masonry, mill work, plumbing, sheet metal, and roofing.
City means the City of San Clemente, a municipal corporation.
City Council means the City Council of the City of San Clemente.
Civic Uses means publicly or privately owned and managed facilities for meetings, conventions or exhibitions and other community, social, and multi-purpose uses. Typical uses include community halls and governmental offices.
Cultural Uses means facilities involved with the collection and exhibition of objects and the performance of works having literary, artistic, historic, natural historic, musical, and/or scientific value for public appreciation. Typical uses include public art galleries, museums, libraries, and live-arts theater.
Development Plan, refer to definition of Master Plan.
Heavy Industrial Uses means industrial uses which involve the processing, manufacturing, and use of natural resources, raw materials, primary metals, chemicals, petroleum, and petroleum by-products. Typical uses include concrete processing batch plants, sand-and- gravel yards, major automotive repair and recycling, refinery operations, chemical manufacturing and storage, fabrication, storage, warehousing, and manufacturing. 7-3
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Chapter 7 - Acronyms and Definitions
Instructional Services. Provision of instructional services or facilities, including photography, dine arts, crafts, dance or music studios, driving schools, business and trade schools, and diet centers, reducing salons, and fitness studios.
Laboratory, Dry means a laboratory where dry materials, electronics, or large instruments are tested and analyzed, with limited piped services. Dry laboratories may require controlled temperature and humidity as well as dust control.
Laboratory, Wet means a laboratory where chemicals, drugs or biological matter is tested and analyzed, and which typically requires water, direct ventilation, specialized piped utilities and protective measures.
Light Industrial, Manufacturing and Assembly Uses means industrial uses which are quiet, non-polluting operations wholly contained within a structure or screened from view.
Typical uses include manufacture and assembly of apparel and garments; cabinets; canvas products; cosmetics; cutlery; dental equipment; drugs and pharmaceuticals; water softener tank regeneration; electrical appliances, equipment, and supplies; food processing and production; furniture; hardware; medical equipment; musical instruments; optical goods; plastic products; precision instruments; scientific instruments; steel and sheet-metal products; and toys. Chemical plants, glass fabrication plants, lumber mills, and pulp mills are prohibited
Maintenance and Repair Services. Establishments providing appliance repair, office machine repair, or building maintenance services. This classification excludes maintenance and repair of vehicles or boat.
Master Plan or "development plan" is the submittal required to evaluate a development in the Professional Business Overlay with a request to increase Floor Area Ratio for additional office capacity and institutional uses. A "development pian" contains the minimum materials for a discretionary permit application described in the Zoning Code, in addition to a detailed description of the design concept, hours of operation, proposed uses, site circulation, parking, project community benefits, and project consistency with required findings. This is referred to as a development plan in this Specific Plan.
Mixed-Use means the combination of non-residential and residential uses located on the same property as part of a unified development. Mixed-use development consists of commercial and residential uses integrated either vertically (vertical mixed-use) in the same structure or group of structure, or horizontally on the same development site (horizontal mixed-use) where parking, open spaces, and other development features are shared. in a mixed-use development, both uses are considered primary uses of the land.
Offices, Business and Professional. Offices of firms or organizations providing professional, executive, management, or administrative services, such as architectural, city planning, engineering, graphic design, landscape design, interior design, real estate, 7-4
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Chapter 7 - Acronyms and Definitions
insurance, investment, legal, veterinary, public surveying, medical/dental offices and veterinary offices. This classification includes medical/dental laboratories incidental to an office use, but excludes banks and savings and loan associations and group counseling.
Personal Services. Provision of recurrently needed services of a personal nature. This classification includes barber and beauty shops, seamstresses, tailors, shoe repair shops, dry-cleaning businesses (excluding large-scale plants), photocopying, and self-service laundries.
Photographic/Reproduction means the provision of services involving technical skills, training or talents for the reproduction of printed or graphic matter for business and individuals. Typical uses including printing establishments, blueprint companies, photography laboratories, and photocopy companies.
Planning Commission means the Planning Commission of the City of San Clemente.
Public Land Use means land and/or facilities owned, operated, and maintained by public agencies for the use and enjoyment of the general public.
Research and Development Use means the pursuit of knowledge or creation of products in technology-intensive fields. Examples include but are not limited to research and development of computer software, information systems, communications systems, transportation, geographic information systems, multi-media and video technology, drugs, medical technology and genetics. Laboratories may also be included in this use (see also "Laboratory, dry" and "Laboratory, wet"). Development and construction of prototypes may be associated with this use.
Recreation and Entertainment, Commercial. Provision of participant or spectator recreation or entertainment. This classification includes theaters, bowling alleys, dance halls, ice or roller skating rinks, golf courses, miniature golf courses, tennis or racquetball courts, health or fitness clubs, electronic games centers having more than three coin- operated game machines, and card rooms.
1. Limited. Indoor movie theaters, game centers and performing arts theaters.
2. Extensive Outdoor. Golf courses, ball fields, tennis courts and other outdoor facilities.
Retail Sales. The retail sale of merchandise not specifically listed under another use classification. This classification includes department stores, drug stores, clothing stores, furniture stores, and businesses retailing the following goods: toys, hobby materials, hand- crafted items, jewelry, cameras, photographic supplies, medical supplies and equipment, electronic equipment, records, sporting goods, kitchen utensils, hardware, appliances, antiques, art supplies and services, paint and wallpaper, carpeting and floor covering, office 7-5
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Chapter 7 - Acronyms and Definitions
supplies, bicycles, and automotive parts and accessories (excluding auto service, repair, installation or dismantling).
Section means a portion of a chapter in this Specific Plan unless specifically identified as a section of some other document.
Junk and Salvage Yard means any premises used for the storage or keeping of old, used, or secondhand scrap, ferrous and nonferrous metals, brick and building materials, including roofing and tar paper cloth and clothing, wood and wood products, rubber tires, rope and plastic products, paint, clay and porcelain products, trash and similar materials and includes dismantled machinery, equipment and parts, but does not include an automobile dismantling yard.
Storage Yards mean contractors' storage yards, janitorial supplies, equipment rental, commercial recreation vehicle storage, truck or trailer rental, and similar transportation industry uses normally conducted outdoors and therefore require special compliance with the NPDES Storm Water Permit Program.
Temporary Uses means a use of limited duration (i.e. interim, nonpermanent, and/or seasonal in nature) compared to permitted uses and conditionally permitted used listed in this Specific Plan or other implementation plan that applies to West Pico Corridor.
Tow Car means a motor vehicle altered or designed and equipped for, and primarily used in the business of towing vehicles by means of a crane, hoist, tow bar, tow line, dolly, or any combination thereof.
Walk-in Clientele Use means a professional office, medical office, or service uses providing direct services to patrons or clients that may or may not require appointments and maintains a visibly open storefront and regular business hours. It does not include banks or check- cashing facilities.
Warehousing means the storage of trade goods, personal goods, or service products, and equipment by business and retail establishments in an enclosed building. Typical use includes cold storage plants, garages, and warehouses.
West Pico Corridor means the area shown on Figure 1-2 (West Pico Corridor Area) of Chapter 1.
Wholesaling means the large storage areas for receiving, selling, and shipping goods to retail dealers. Typical uses include distributors of trade goods and products.
Urban Design Program means the Urban Design Element of the General Plan together with implementation tools such as the Design Guidelines, Chapter 3 of this Specific Plan, and the Master Landscape Plan for Scenic Corridors.
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Chapter 7 - Acronyms and Definitions
Zoning Code means the San Clemente City Zoning Ordinance as last revised. 7-7
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Appendix A
Amendment Index and Tracking List
Amendment # Ordinance # Date Description
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