17.56.130 – Vista Hermosa Freeway Interchange [VHFI] Overlay.
A. Purpose and Intent. It is the purpose and intent of the Vista Hermosa Freeway Interchange (VHFI]) Overlay to encourage the most effective use of uniquely situated commercial property in a manner that allows development projects to take advantage of a prime location to realize an economic return that will benefit the entire community without significant impacts on surrounding properties.
B. Applicability. The provisions in this section apply to properties on the west side of Interstate 5 in proximity to the VHFI, as indicated on the map below. These provisions are intended to complement and enhance the underlying zoning and Marblehead Coastal Specific Plan. If there is conflict between this Overlay Zone and any other provision of the San Clemente Municipal Code, Zoning Ordinance or Specific Plan, the provisions of this Overlay Zone shall prevail to the extent that they are consistent with the General Plan. Except as specifically indicated herein, all other provisions of the San Clemente Municipal Code, General Plan, Zoning Ordinance, or Specific Plan shall apply.
C. Project Enhancements Allowed. The following project enhancements are expressly allowed in the VHFI Overlay and only in the manner provided below:
1. Expedited Processing. Successful commercial projects in the VHFI Overlay area will benefit the entire community through revenue generation that can be used to provide public safety services, maintenance of community resources, and economic development support. Therefore, project applications in the VHFI Overlay area will be given high priority by staff and scheduling priority by the Planning Commission or any other body reviewing the application.
2. Directional Signage. In addition to allowable project signage, projects in the VHFI Overlay area will be allowed to provide additional signage deemed necessary for efficient traffic circulation in the high traffic area of a freeway interchange. This enhancement is intended to improve traffic safety and circulation and the request for additional signage should demonstrate how the signage will achieve the intended purpose.
3. Location Specific Enhancements. The property in the VHFI Overlay area is ideally situated near a freeway interchange, in the proximity of a large commercial center (The Outlets at San Clemente), with potential ocean views, and high traffic volumes. These attributes, when properly incorporated into project development, can create project interest, viability, and sustainability. To capitalize on these attributes, the following enhancements are specifically allowed in the VHFI Overlay area:
a. Reduced Set Backs. Site design near freeway interchanges is complex. In order to properly accommodate traffic patterns, improve the safety of pedestrian facilities, and expand vehicular site lines, the placement of structures on the site is critical. Projects in the VHFI Overlay area can be modified when it can be demonstrated that reduced setbacks can improve the overall site design. b. Roof top decks and patios. Structures in the VHFI Overlay area may implement a roof top deck or patio that exceeds the allowable building height provided the following regulations are satisfied:
The surface on which the roof top deck or patio is situated must be in compliance with all other height requirements of the underlying zoning district or Specific Plan.
The roof top deck or patio may not be enclosed, except that an enclosed kitchen or bar area may be allowed that is demonstrated to be no larger than necessary to serve the roof top deck or patio area; an elevator shaft providing access to the roof top deck or patio may be enclosed; and bathrooms no larger than necessary to serve the roof top deck or patio area may be enclosed.
All enclosed areas allowed above must incorporate the architectural features employed in the remainder of the building.
A roof top deck or patio must be situated in a manner that allows the intended locational enhancement, such as ocean views, that will minimize impacts on surrounding properties. In other words, the rooftop deck or patio shall be placed on the western side of the structure with views toward the ocean. c. Sound walls and Noise Attenuation. Projects near interstate freeways are often subjected to noise, dust and other impediments associated with their location near major roadways. Projects in the HVFI Overlay area are eligible to propose sound walls or other attractive barriers that are consistent and complementary to the primary structures within the project.
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