ORDINANCE NO. 2022-1519
AN ORDINANCE OF THE CITY OF SAN MARCOS, CALIFORNIA, APPROVING AN AMENDMENT OF THE UNIVERSITY DISTRICT SPECIFIC PLAN SP21-0002
Urban Villages San Marcos, LLC
WHEREAS, on September 10, 2021, the City received an application from Urban Villages San Marcos, LLC requesting an amendment to the University District Specific Plan (UDSP) to allow various changes to the UDSP including but not limited to increased building heights, removal of a State Route (SR) 78 flyover bridge and a pedestrian bridge, revisions to development and design standards, expansion of the specific plan boundary, and revisions to the mix of land uses permitted in the University District Specific Plan in the Barham/Discovery Community ; and WHEREAS, this specific plan amendment is applicable to all properties located within the UDSP as shown in the attached Exhibit B; and WHEREAS, the Specific Plan Amendment is being requested in conjunction with an additional Specific Plan Amendment (SP22-0002) to remove two properties from Heart of the City Specific Plan and to incorporate the same into the UDSP area; a General Plan Amendment (GPA21-0005) to amend maps related to Specific Plan changes in the Land Use and Mobility Elements; a Tentative Subdivision Map (TSM21-0002) to subdivide a certain property into five (5) lots and 26 condominium units consisting of 23 commercial units and three (3) residential units; and a Site Development Plan (SDP21-0003) for design review of three mixed-use buildings; and WHEREAS, the Development Services Department did study said request, and recommends approval of said request; and WHEREAS, on November 8, 2021, the City held a public workshop to provide an informational overview of the proposed project to the general public; and WHEREAS, on June 6, 2022, the San Marcos Planning Commission held a duly noticed public hearing and recommended approval of said request and the appropriate environmental document for said request to the City Council by a 6-1 vote, in favor; and WHEREAS, on July 12, 2022 the City Council held a duly noticed public hearing in the manner prescribed by law to consider said request; and WHEREAS, the City Council did review and consider the previously adopted and certified programmatic Final Environmental Impact Report for the University District Specific Plan (FEIR) and the 2022 Addendum to said FEIR (State Clearinghouse No. 2008101083) prepared for the project pursuant to the California Environmental Quality Act (CEQA); it is determined that no new environmental information or documentation was presented revealing any new unidentified environmental impacts which had not been previously mitigated; and the proposed project is within the scope of the FEIR and said FEIR adequately describes the proposed project addressed in the 2022 Addendum to the FEIR; and NOW, THEREFORE, the City Council does hereby resolve as follows:
The foregoing recitals are true and correct, and are hereby incorporated by reference into this Ordinance.
The City Council hereby approves and adopts this Specific Plan Amendment, as shown on the attached Exhibit A, incorporated by reference and made a part of this Ordinance as though fully set forth herein.
This Specific Plan Amendment is approved in conjunction with the submitted Specific Plan Amendment (SPA22-0002), General Plan Amendment (GPA21-0005), Tentative Subdivision Map (TSM21-0002), Site Development Plan (SDP21-0003), and all conditions of approval specified in Ordinance 2022-1520 and Resolutions 2022-9052, 2022-9053, and 2022-9054, respectively, which documents are incorporated herein by this reference; and the mitigation measures and design features in the previously adopted and certified Final Environmental Impact Report (FEIR) for the University District Specific Plan and the 2022 Addendum to the FEIR (State Clearinghouse No. 2008101083) are hereby incorporated by reference and made a part of this Resolution with the same force and effect as though fully set forth herein.
The City Council’s decision is based on the following findings and determinations:
The proposed Specific Plan Amendment will be consistent with the City's General Plan in that changes to the University District Specific Plan will allow for flexibility in project design to create the envisioned vibrant, urban, pedestrian friendly downtown area. The proposed revisions will help produce a distinctive, high quality built environment with forms and character that create memorable places (GP Land Use Goal LU-5), achieve a balanced distribution and compatible mix of land uses to meet the future needs of all residents and the business community (GP Land Use Goal LU-1), develop land use patterns that are compatible with and support a variety of mobility opportunities and choices (GP Land Use Goal LU-3), maintain a supportive business climate and a healthy, sustainable economy to retain and attract high quality businesses and create additional employment opportunities (GP land Use Goal LU-6), and help to direct and sustain growth and expansion in areas of San Marcos that can support a concentration of a variety of uses and are particularly suitable for multi-model transportation and infrastructure expansion and improvements (GP land Use Goal LU-7).
The proposed Specific Plan Amendment complies with the objectives of the adopted City-wide Land Use Policy Plan in that the revisions support development that incorporates smart growth principles such as providing a mixture of compatible land uses within a compact geographical area; utilizes compact building design; produces a range of housing opportunities and choices; creates walkable neighborhoods; fosters distinctive, attractive communities with a strong sense of place; preserves open space; directs development toward existing communities; and integrates development close to public transit.
The proposed Specific Plan Amendment will not be detrimental to the public health, safety, morals, and welfare, in that all development occurring within the University District will be required to comply with the California Building Code and California Fire Code. And, adequate infrastructure, including water & sewer, exists to support future development.
All requirements of CEQA have been met, in that the project is within the scope of the previously adopted and certified FEIR and the 2022 Addendum to the FEIR (State Clearinghouse No. 2008101083) prepared for the project pursuant to the California Environmental Quality Act (CEQA).
This Specific Plan Amendment is within the scope of the Final Environmental Impact Report FEIR and the 2022 Addendum to the FEIR (State Clearinghouse No. 2008101083) prepared for the project pursuant to the California Environmental Quality Act (CEQA) and the mitigation monitoring and reporting program pursuant to CEQA.
Prior to submittal of grading, final maps, and/or building permit application, whichever comes first, the applicant/developer shall submit the specific plan (in color) as an editable digital file on a CD and five (5) hard copies to the Planning Division for review and final approval.
To the extent permitted by law, the applicant/developer shall defend and hold the City of San Marcos, its agents and employees harmless from liability from: (i) any and all actions, claims, damages, injuries, challenges and/or costs of liabilities arising from the City's approval of any and all entitlements or permits arising from the project as defined in the conditions of approval, or issuance of grading or building permits; (ii) any damages, liability and/or claim of any kind for any injury to or death of any person, or damage or injury of any kind to property which may arise from or be related to the direct or indirect operations of the applicant/developer or its contractors, subcontractors, agents, employees or other persons acting on applicant/developer's behalf which relate to the project; and (iii) any and all damages, liability and/or claims of any kind arising from operation of the project. The applicant/developer further agrees that such indemnification and hold harmless shall include all defense related fees and costs associated with the defense of City by counsel selected by the City. This indemnification shall not terminate upon expiration of the conditions of approval or completion of the project, but shall survive in perpetuity.
This Ordinance shall be effective thirty (30) days after its adoption. Within fifteen (15) days after its adoption, the City Clerk shall publish this Ordinance or the title hereof as a summary in a newspaper of general circulation in the City as required by law.
INTRODUCED at a regular meeting of the City Council of the City of San Marcos, California, held on the 12th day of July, 2022.
PASSED, APPROVED, AND ADOPTED by the City Council of the City of San Marcos, California, at a regular meeting thereof, held on this _______ day of _______________, by the following roll call vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
APPROVED:
Rebecca D. Jones, Mayor
ATTEST: APPROVED AS TO FORM:
Phillip Scollick, City Clerk Helen Holmes Peak, City Attorney Attachment(s):
Exhibit A – Specific Plan Text Change Table
Exhibit B – University District Specific Plan Area Map
Exhibit C – Proposed Strikeout & Redline University District Specific Plan
EXHIBIT A
Specific Plan Text Change Table
Section
Page(s)
Revision
Introduction
I-1 – I-3
Modify introduction in accordance with language inserted as part of Attachment XX.
Introduction
I-4
Modify Figure I.B to included expanded boundary.
Introduction
I-6
Modify Figure I.C to include expanded boundary.
Introduction
I-8
Modify Figure I.D to include expanded boundary.
Introduction
I-10
Modify discussion in Section. I.2.1 to include recent projects.
Introduction
I-11 – I-12
Modify Planning Context discussion in accordance with Attachment XX.
Introduction
I-13
Replace Figure I.E with updated property ownership exhibit Introduction
I-17 – I-31
Update General Plan discussion in conformance accordance with Attachment XX.
Introduction
I-31
Update Specific Plan Organization.
Sustainability Goals & Policies
II-7
Update policy to include mixed use dwelling units.
Land Use Framework
III-2
Update Exiting Development Patterns Section.
Land Use Framework
III-3
Update Figure III.A.
Land Use Framework
III-5-III-6
Update Figure III.B: Photos of Existing Land Uses – East Side.
Land Use Framework
III-7-III-8
Update Figure III.C: Photos of Existing Land Uses – West Side.
Land Use Framework
III-10
Update Figure III.D Conceptual Land Use Illustrative.
Land Use Framework
III-13
Update Figure III.E Neighborhoods/Districts Illustrative. Figure proposes to include expansion area east of the Sprinter Light Rail Line.
Land Use Framework
III-15
Modify discussion in Section III.3.2 under “Commercial/Retail Core Neighborhood” title.
Land Use Framework
III-15
Update Figure III.F: Commercial/Retail Core Enlarged Plan.
Land Use Framework
III-17
Update Figure III.G: Commercial/Retail Core Perspective.
Land Use Framework
III-19
Modify discussion in Section III.3.2 under “Student Housing Village Neighborhood” title.
Land Use Framework
III-19
Update Figure III.H: Student Housing Village Enlarged Plan.
Land Use Framework
III-21
Update Figure III.I: Student Housing Village Perspective.
Land Use Framework
III-23
Modify discussion in Section III.3.2 under “Mixed-Use Center Neighborhood” title.
Land Use Framework
III-24
Update Figure III.J: Mixed-Use Center Enlarged Plan.
Land Use Framework
III-25
Update Figure III.K: Mixed-Use Center Perspective.
Land Use Framework
III-27
Modify discussion of Section III.3.2 under “Office/Commercial District” title to include language regarding property to the east of the Sprinter Light Rail line.
Land Use Framework
III-28
Update Figure III.L: Office/Commercial District Enlarged Plan.
Land Use Framework
III-29
Update Figure III.M: Office/Commercial District Perspective.
Land Use Framework
III-31
Modify discussion of Section III.3.2 under “Residential Neighborhood” title. Language includes possible expansion of Knoll Park.
Land Use Framework
III-32
Update Figure III.N: Residential Neighborhood Enlarged Plan Land Use Framework
III-35
Elimination of Figure III.P: Residential Block Case Study (Layers).
Land Use Framework
III-36
Elimination of Figure III.Q: Residential Block Case Study (Cross Section).
Land Use Framework
III-37
Modify discussion of Section III.4 “Development Intensity” and update Table III.A: Land Use Statistical Summary.
Land Use Framework
III-38
Modify discussion of Section III.5 “Land Use Descriptions” regarding mixed-use residential and student housing.
Land Use Framework
III-39
Modify discussion of Section III.5 “General Office” and “Medical Office” regarding general discussion and definitions and updating square footages in accordance with Attachment XX.
Land Use Framework
III-40
Modify discussion of Section III.5 “Parks/Urban Open Space” regarding Knoll Park and park acreage.
Land Use Framework
III-41
Modify discussion of Section III.5 “K-6 Elementary School (Option).” Open Space/Conservation
IV-1
Modify discussion of Section IV.1 “Existing Natural Open Space Conditions” first paragraph.
Open Space/Conservation
IV-2
Modify discussion of Section IV.2 “Urban Open Space Concept and Illustrative” last paragraph.
Open Space/Conservation
IV-4
Update Figure IV.A: Parks, Plazas, and Open Space Illustrative.
Open Space/Conservation
IV-6
Modify discussion of Section IV.2 under “East Paseos and Mini Plazas” title.
Open Space/Conservation
IV-7
Eliminate discussion of Section IV.2 title “East Green” and Figure IV.D” East Green Enlarged Plan. Update Figure IV.E to IV.D.
Open Space/Conservation
IV-8
Modify discussion of Section IV.2 under “Twin Oaks Plaza and Paseos (East)” title.
Open Space/Conservation
IV-9
Modify discussion of Section IV.2 under “Twin Oaks West Plazas and Paseos” title.
Open Space/Conservation
IV-10
Modify discussion of Section IV.2 under “Knoll Park and Neighborhood Greens” title. Update Figure IV.F to IV.E.
Open Space/Conservation
IV-11
Modify discussion of Section IV.2 under “Creek Trail at Pedestrian Bridge, West Creek Park” title. Update Figure IV.G to IV.F.
Open Space/Conservation
IV-12
Modify discussion of Section IV.2 under “Wetland Trail and Open Space” title. Update Figure IV.H to IV.G.
Open Space/Conservation
IV-13
Modify discussion of Section IV.2 under “Residential Model Block and West Residential Amenities. Eliminate the word “model.” Open Space/Conservation
IV-14 – IV-16
Modify Table IV.A: Open Space Statistical Summary. Update name, acreage, and program information throughout table.
Open Space/Conservation
IV-17
Modify discussion language to reference Figure IV.H.
Open Space/Conservation
IV-19
Update Figure IV.I to Figure IV.H.
Open Space/Conservation
IV-24
Modify discussion of Section IV.5 “Low Impact Development (LID) Strategies.” Open Space/Conservation
IV-25 – IV-27
Modify discussion of Section IV.5.2 “LID Goals for University District.” Update Figure references.
Open Space/Conservation
IV-28
Update Figure IV.J to Figure IV.I.
Open Space/Conservation
IV-30
Update Figure IV.K to Figure IV.J. Modification to illustration as well.
Open Space/Conservation
IV-32
Update Figure IV.K. Modification to illustration as well.
Transportation/Circulation
V-2 – V-3
Modify discussion of Section V.2.1 “Urban Form and Circulation.” Transportation/Circulation
V-4
Update Figure V.A: Required Streets Diagram
Transportation/Circulation
V-6
Update Figure V.B: Pedestrian and Bicyclist Linkages Diagram.
Transportation/Circulation
V-8
Update Figure V.C: Pedestrian and Vehicular Gateways Diagram.
Transportation/Circulation
V-10
Modify discussion of Section V.2.2 “Parking and Transportation Demand Management.” Transportation/Circulation
V-11
Modify discussion Section V.2.3. “Park Once Strategy.” Elimination of discussion of Eastern Boundary.
Transportation/Circulation
V-12
Modify discussion of Section V.2.3. “Park Once Strategy.” Elimination of discussion of “West Side Freeway Oriented Office Area.” Addition of “Student Housing” language.
Transportation/Circulation
V-15 – V-22
Modify discussion of Section V.3 “Intra-City Shuttle.” Elimination of language relative to Phases 1 through 3.
Transportation/Circulation
V-23 – V-24
Modify discussion of Section V.4. Update Figure V.H: Planned Craven Drive & Discovery Street Intersection Improvement.
Transportation/Circulation
V-25 – V-51
Due to the updated Traffic Impact Analysis, much of this section, discussion, tables and figures are no longer warranted and have been eliminated.
Form-Based Code
VI-6
Modify discussion of Section VI.2 under “Modifications” title.
Form-Based Code
VI-7
Update Figure VI.A: Street Type Regulating Plan.
Form-Based Code
VI-9
Update Figure VI.B: Building and Public Space Regulating Plan.
Form-Based Code
VI-11
Update Figure VI.C: Building Height Regulating Plan
Form-Based Code
VI-13
Update Figure VI.D: Conceptual Grading Plan (West of Twin Oaks Valley Road).
Form-Based Code
VI-15
Update Figure VI.D. Conceptual Grading Plan (East of Twin Oaks Valley Road).
Form-Based Code
VI-18
Modify language of Section VI.3 “Block Standards.”
Form-Based Code
VI-19
Modify language of Section VI.4 “Street Type Standards.” Form-Based Code
VI-21
Modify Street Type A-1 language and figure references.
Form-Based Code
VI-22
Modify Street Type A-1a figure references.
Form-Based Code
VI-23
Modify Street Type A-1b language and figure references.
Form-Based Code
VI-24
Modify Street Type A-2 language and figure references.
Form-Based Code
VI-25
Modify Street Type A-3, A-3a, and A-3b language and figure references.
Form-Based Code
VI-26
Modify Street Type B language and figure references.
Form-Based Code
VI-27
Modify Street Type C-1a language and figure references.
Form-Based Code
VI-28
Modify Street Type C-1b language and figure references.
Form-Based Code
VI-29
Modify Street Type E-1 language and figure references.
Form-Based Code
VI-30
Modify Street Type G language and figure references.
Form-Based Code
VI-31
Modify Street Type J language.
Form-Based Code
VI-32
Modify Street Type K-1 language and figure references.
Form-Based Code
VI-33
Modify Street Type K-2 language and figure references.
Form-Based Code
VI-34
Modify Street Type K-2a language and figure references.
Form-Based Code
VI-35
Modify Street Type L language, standards, exhibit and figure references.
Form-Based Code
VI-36
Elimination of Figure VI.E: LID in Public R.O.W Option (West).
Form-Based Code
VI-37
Elimination of Figure VI.E: LID in Public R.O.W Option (East).
Form-Based Code
VI-38
Update Figure VI.F to Figure VI.E.
Form-Based Code
VI-44
Modify language under Section VI.4 title “Parking Structure Special Urban Design Standards” to eliminate reference to maximum ramp percentage.
Form-Based Code
VI-47
Modify language under Section VI.5 title “East Urban Plazas.” Form-Based Code
VI-48
Update Figure VI-G to Figure VI.F.
Form-Based Code
VI-49
Modify language under Section VI.5 title “East and West Paseos.” Form-Based Code
VI-50
Update Figure VI-H to Figure VI.G and update Figure VI.I to Figure VI.H.
Form-Based Code
VI-51
Eliminate language and illustrations under Section VI.5 “East Green” title.
Form-Based Code
VI-52
Eliminate Figure VI.IJ: East Green Conceptual Plan
Form-Based Code
VI-53
Modify language under Section VI.5 title “Twin Oaks Plaza (East).” Form-Based Code
VI-54
Update Figure VI.K to Figure VI.I.
Form-Based Code
VI-55
Modify language under Section VI.5 title “Twin Oaks West (Plazas and Paseos).” Form-Based Code
VI-56
Modify language under Section VI.5 title “Knoll Park and Neighborhood Greens.
Form-Based Code
VI-58
Update Figure VI.L to Figure VI.J and eliminate reference to pedestrian bridge over Discovery Street.
Form-Based Code
VI-60
Update Figure VI.M to Figure VI.K.
Form-Based Code
VI-62
Update Figure VI.N to Figure VI.L.
Form-Based Code
VI-64
Update Figure VI.O to Figure VI.M.
Form-Based Code
VI-67
Under Section VI.6 “Development Standards for Mixed-Use Building A”, Mixed-Use Building A: Lot Size and Building Placement title page to modify language, standards, and exhibit.
Form-Based Code
VI-69
Under Section VI.6 “Development Standards for Mixed-Use Building A”, Mixed-Use Building A: Lot Size and Building Placement: Unique Standards for East Urban Plazas Block title page to modify language, standards, and exhibit.
Form-Based Code
VI-70
Under Section VI.6 “Development Standards for Mixed-Use Building A”, Mixed-Use Building A: Vehicle Access and Parking title page to modify language and standards.
Form-Based Code
VI-72
Under Section VI.6 “Development Standards for Mixed-Use Building A”, Mixed-Use Building A: Frontages title page to modify language.
Form-Based Code
VI-73
Under Section VI.6 “Development Standards for Mixed-Use Building A”, Mixed-Use Building A: Building Height and Mass title page to modify language and standards.
Form-Based Code
VI-74
Under Section VI.6 “Development Standards for Mixed-Use Building A”, Mixed-Use Building A: Building Uses title page to modify language and exhibit.
Form-Based Code
VI-76
Under Section VI.6 “Development Standards for Mixed-Use Building B”, Mixed-Use Building B: Lot Size and Building Placement title page to modify language, standards, and exhibit.
Form-Based Code
VI-78
Under Section VI.6 “Development Standards for Mixed-Use Building B”, Mixed-Use Building B: Vehicle Access and Parking title page to modify language and standards.
Form-Based Code
VI-80
Under Section VI.6 “Development Standards for Mixed-Use Building B”, Mixed-Use Building A: Building Height and Mass title page to modify language, standards, and exhibit.
Form-Based Code
VI-81
Under Section VI.6 “Development Standards for Mixed-Use Building B”, Mixed-Use Building B: Frontages title page to modify language.
Form-Based Code
VI-82
Under Section VI.6 “Development Standards for Mixed-Use Building B”, Mixed-Use Building B: Building Uses title page to modify language.
Form-Based Code
VI-85
Under Section VI.6 “Development Standards for Commercial Building” Commercial Building: Lot Size and Building Placement title page to modify language, standards, and exhibit.
Form-Based Code
VI-87
Under Section VI.6 “Development Standards for Commercial Building” Commercial Building: Vehicle Access and Parking title page to modify language, standards and exhibit.
Form-Based Code
VI-88
Under Section VI.6 “Development Standards for Commercial Building” Commercial Building: Building Height and Mass title page to modify language and standards.
Form-Based Code
VI-89
Under Section VI.6 “Development Standards for Commercial Building” Commercial Building: Frontages title page to modify language.
Form-Based Code
VI-90
Under Section VI.6 “Development Standards for Commercial Building” Commercial Building: Building Uses title page to modify language.
Form-Based Code
VI-92
Under Section VI.6 “Development Standards for Freeway Commercial Building A”, Freeway Commercial Building A: Lot Size and Building Placement title page to modify language.
Form-Based Code
VI-93
Under Section VI.6 “Development Standards for Commercial Building A” Freeway Commercial Building A: Vehicle Access and Parking title page to modify language and standards.
Form-Based Code
VI-94
Under Section VI.6 “Development Standards for Commercial Building A” Freeway Commercial Building A: Building Height and Mass title page to modify language.
Form-Based Code
VI-96
Under Section VI.6 “Development Standards for Commercial Building A” Freeway Commercial Building A: Building Uses title page to modify language.
Form-Based Code
VI-98
Under Section VI.6 “Development Standards for Freeway Commercial Building B”, Freeway Commercial Building B: Lot Size and Building Placement title page to modify language and standards.
Form-Based Code
VI-99
Under Section VI.6 “Development Standards for Commercial Building B” Freeway Commercial Building B: Vehicle Access and Parking title page to modify language and standards.
Form-Based Code
VI-100
Under Section VI.6 “Development Standards for Freeway Commercial Building B”, Freeway Commercial Building B: Building Height and Mass title page to modify language.
Form-Based Code
VI-102
Under Section VI.6 “Development Standards for Freeway Commercial Building B”, Freeway Commercial Building B: Building Uses title page to modify language.
Form-Based Code
VI-104
Under Section VI.6 “Development Standards for University Flats”, University Flats: Lot Size and Building Placement title page to modify language and standards.
Form-Based Code
VI-105
Under Section VI.6 “Development Standards for University Flats”, University Flats: Vehicle Access and Parking title page to modify language and standards.
Form-Based Code
VI-106
Under Section VI.6 “Development Standards for University Flats”, University Flats: Building Heights and Mass title page to modify language and standards.
Form-Based Code
VI-109
Under Section VI.6 “Development Standards for University Flats”, University Flats: Building Uses title page to modify language.
Form-Based Code
VI-113
Under Section VI.6 “Development Standards for Office Flats”, Office Flats: Building Heights and Mass title page to modify language.
Form-Based Code
VI-115
Under Section VI.6 “Development Standards for Office Flats”, Office Flats: Building Uses title page to modify language.
Form-Based Code
VI-121
Under Section VI.6 “Development Standards for Townhomes/Flats”, Townhomes/Flats: Building Uses title page to modify language Form-Based Code
VI-125
Under Section VI.6 “Development Standards for Creek SideTownhomes/Flats”, Creek Side Townhomes/Flats: Building Heights and Mass title page to modify standards.
Form-Based Code
VI-127
Under Section VI.6 “Development Standards for Creek SideTownhomes/Flats”, Creek Side Townhomes/Flats: Building Uses title page to modify language.
Form-Based Code
VI-128
Modify discussion in Section. VI.6 “Development Standards for Alternative Adaptive Reuse” to reference Site Development Plan.
Form-Based Code
VI-129
Modify language and development standards in Section. VI.6 “Development Standards for Alternative Adaptive Reuse”.
Form-Based Code
VI-134
Modify language and development standards in Section. VI.7 “Frontage and Projection Standards” under title “Storefronts.” Form-Based Code
VI-136
Modify language and development standards in Section. VI.7 “Frontage and Projection Standards” under titles “Live-Work Fronts” and “Arcade/Gallery.” Form-Based Code
VI-137
Modify language in Section. VI.7 “Frontage and Projection Standards” under title “Anchor Retail Store Frontage.” Form-Based Code
VI-138
Modify language in Section. VI.7 “Frontage and Projection Standards” under title “Residential Frontage.” Form-Based Code
VI-141
Modify language and development standards in Section. VI.7 “Frontage and Projection Standards” under title “Patio Yards.” Form-Based Code
VI-142
Modify language and development standards in Section. VI.7 “Frontage and Projection Standards” under title “Awnings, Canopies and Marquees.” Form-Based Code
VI-143
Modify language and development standards in Section. VI.7 “Frontage and Projection Standards” under title “Window Shades.” Form-Based Code
VI-144
Modify development standards in Section. VI.7 “Frontage and Projection Standards” under title “Balconies.” Form-Based Code
VI-145
Modify language and development standards in Section. VI.8 “Architectural Standards and Guidelines” under title “Facades and Entrances.” Form-Based Code
VI-146
Modify language in Section. VI.8 “Architectural Standards and Guidelines” under title “Materials and Colors.” Form-Based Code
VI-148
Modify title to “Podium Parking” in Section. VI.8 “Architectural Standards and Guidelines.” Form-Based Code
VI-167
Modify language in Section. VI.11 “Definitions” subsection E.
Form-Based Code
VI-170
Modify language in Section. VI.11 “Definitions” subsection N.
Form-Based Code
VI-171
Modify language in Section. VI.11 “Definitions” subsection P.
Form-Based Code
VI-171
Modify language in Section. VI.11 “Definitions” subsection R.
District Signage
VII-6
Modify language in Section. VII.2.4 title “General Provisions for District Identity Statement, Gateway Signs, and Wayfinding Signs” regarding Planning Director.
District Signage
VII-8
Update Figure VII.A – Conceptual District Sign Program Plan.
District Signage
VII-12 – VII-13
Modify language in Section. VII.3.2 title “Guidelines for Public Art.” District Signage
VII-14 – VII-16
Modify language in Section. VII.3.3 title “Review Processing.” Infrastructure/Utilities/Public Services
VIII-7
Update Figure VIII.B – Proposed Water Facilities (West).
Infrastructure/Utilities/Public Services
VIII-9
Update Figure VIII.B – Proposed Water Facilities (East).
Infrastructure/Utilities/Public Services
VIII-15
Update Figure VIII.B – Proposed On-Site Sewer Facilities (West).
Infrastructure/Utilities/Public Services
VIII-17
Update Figure VIII.B – Proposed On-Site Sewer Facilities (East).
Infrastructure/Utilities/Public Services
VIII-22
Modify language in Section. VIII.4 title “Flood Control and Storm Drainage.” Infrastructure/Utilities/Public Services
VIII-23
Update Figure VIII.F – Storm Drain System (West).
Infrastructure/Utilities/Public Services
VIII-25
Update Figure VIII.F – Storm Drain System (East).
Implementation/Administration
IX-18
Add Section and language noted as Section. IX.4.4 title “Affordable Housing.” Implementation/Administration
IX-18
Change Section numbering under title “Legal, Non-Conforming Uses.” Implementation/Administration
IX-20
Change Section numbering under title “Lot Consolidation.” Implementation/Administration
IX-25 – IX-27
Modify language in Section. IX.6.1 under title “Administrative Amendments.” Implementation/Administration
IX-28
Add Section and language noted as Section. IX.7 title “Minor Deviations.”
EXHIBIT B
University District Specific Plan Area
EXHIBIT C
Strikeout & Redline University District Specific Plan
Ordinance No. 2022-1519
SP21-0002
July 12, 2022