1 Vision Plan with
Conceptual Plans and
Illustrations
EXHIBIT E
Conceptual Plans - March 2023
Arts and Entertainment District
3 Conceptual Plans - March 2023
Contents
INTRODUCTION
GOALS OF THE PLAN
WHAT WE HEARD
USES, DISTRICTS, AND CONCEPTS
CONNECTIVITY & CONNECTIONS
OPEN SPACE & RECREATION
EDGES
ENTERTAINMENT & ARTS
SPORTSPLEX
RESIDENTIAL NEIGHBORHOODS
RETAIL, EXISTING AND NEW
HOSPITALITY AS A NEW USE
EXISTING OFFICE USE
THE TOWN CENTER SPECIFIC PLAN AMENDMENTS
LAND USE MATRIX
CHANGES TO “LAND USE PLAN”
PROJECT SCHEDULE
NEXT STEPS
Page
4 6
8 10
10 12
14 16
18 20
22 24
26 28
30 38
40 41
Arts and Entertainment District
4 4
Introduction
The overall purpose of the Santee Arts and Entertainment District Overlay is to create a vision and plan amendments to the Town Center Specific Plan. The resulting amendment creates a guide to the evolution of Trolley Square and surrounds an exciting mixeduse district that over time will become Santee’s “downtown”. The vision this plan projects is one that through a diversity of activities and opportunities will bring people back time after time. Visitors and residents alike will spend time with their families and friends simply exploring and enjoying.
On December 11th, 2019, the Santee City Council adopted an amendment to the Town Center Specific Plan establishing the Arts and Entertainment District. “The overall goal of the town Center Specific Plan is the ‘The Town Center shall become Santee’s vibrant focal point by providing a balance of development with conservation, enhancement of the community’s regional image, and the creation of opportunities for people to live, work and play’.”
Two years later, in December 2021, the development of a Vision Plan for the Arts and Entertainment District of the Town Center Specific Plan was initiated. The overall goal of this vision plan is to form the basis for an amendment to the Town Center Specific Plan that further details the Arts and Entertainment District along with goals, design features and implementation elements such as design standards and allowed land uses. It is expected that the result of this work will result in the creation of a district that fulfills the goals and objectives of the Specific Plan, and Santee’s leadership and residents.
Created as a collaborative effort between City of Santee staff, stakeholders and the consultant team, this plan puts forth a “real” vision, one that can be implemented over time. The initial goals of the planning process have been followed but expanded by a robust outreach and stakeholder workshop process.
Proposed Arts & Entertainment
District Overlay Boundary
N
0 500 1000 ft
1/8 1/4 mi
Riverview Pkwy
SANTEE
HISTORICAL SOCIETY
AND HISTORIC BARN
SANTEE
HISTORICAL SOCIETY
AND HISTORIC BARN
SAN DIEGO COUNTY
RECORDER OFFICE
SAN DIEGO COUNTY
RECORDER OFFICE
SANTEE TROLLEY
SQUARE TOWN CENTER
SANTEE TROLLEY
SQUARE TOWN CENTER
PARC ONE
APARTMENTS
PARC ONE
APARTMENTS
RIVERVIEW
TOWNHOMES
RIVERVIEW
TOWNHOMES
SAN DIEGO RIVER SAN DIEGO RIVER
MISSION GORGE
SQUARE SHOPPING
CENTER
MISSION GORGE
SQUARE SHOPPING
CENTER
SANTEE TOWN CENTER
SHOPPING CENTER
SANTEE TOWN CENTER
SHOPPING CENTER
MISSION CREEK
SHOPPING CENTER
MISSION CREEK
SHOPPING CENTER
TOWN CENTER
COMMUNITY PARK
TOWN CENTER
COMMUNITY PARK
CAMERON FAMILY
YMCA
CAMERON FAMILY
YMCA
Town Center Pkwy
Mission Gorge Rd
Magnolia Ave
Cuyamaca St
Riverwalk Dr
Riverview Pkwy
Riverview Pkwy
Conceptual Plans - March 2023
Arts and Entertainment District
5 The Arts & Entertainment District has been planned as an interconnected neighborhood considering the goals established by the Santee Town Center Specific Plan, Santee City Council Members and Stake Holders and includes several sub-districts Implementing this plan will result in an active and exciting “downtown” with both a regional and local positive daytime and nighttime impact. The river will become a central focus of the overall plan and link the south and north sides of the river into a cohesive whole. Driven by the community with focus areas that include arts and entertainment, sports activities, recreation, housing, retail, and business, the Arts and Entertainment District will ultimately become the activity core of Santee.
THE CORE
THE MARKET
THE LAKE
THE WILD
THE FIELDS
THE FARM
Illustrative
N
N
Conceptual Plans - March 2023
Arts and Entertainment District
6 6
Goals of the Plan
“Make walkability a feature of the plan, not a transportation option” The Arts & Entertainment District will be included in the Santee Town Center Specific Plan. With that in mind, the goals of the Town Center have been reviewed for their application to this district.
During that review with stakeholders only two added goals were suggested and agreed to:
• Elevate the Arts to reflect a diverse and vibrant culture. • Support sustainability and energy conservation
The existing the Town Center goals which should remain are:
• The Town Center shall become Santee’s vibrant focal point by providing a balance of development with conservation, enhancement of the community’s regional image, and the
creation of opportunities for people to live, work, and play. • A unified and comprehensive open space system should be an integral part of the basic design concept of the center.
The river shall be a centrally located in the open space area for the benefit of the community.
• Both active and passive recreational opportunities should be provided and encouraged to help meet the recreational needs of the community.
• Architectural designs and concepts should be guided by criteria which reinforce the sense of community identity.
These criteria should foster uniqueness and cohesiveness of design, enhancing Santee’s character.
• Landscape design should enhance the quality of the
environment and contribute to high quality, safe and energy efficient development.
• Provide for the development of a safe, efficient, and costeffective variety of transportation systems to adequately support the circulation needs of the Town Center area with minimal negative impact on the community.
• A variety of housing types and sizes and a mixture of ownership and rental housing should be provided.
• A variety of commercial and office/professional opportunities should provide goods, services and employment opportunity to the region and establish the Town Center as an activity center of the community.
The existing Town Center goals which should be considered for omission or editing are:
• A Civic Center (should this be edited to Arts and Entertainment Center) and associated uses should be located as a part of the developed portion of the site to provide a public focal point for the city.
• An employment center should be established to provide job opportunities for the community and establish revenue sources within the Town Center. (Most of the employment designated areas are proposed to become residential).
Extensive community outreach was conducted that included City Council Member interviews, stakeholder workshops, booths at community events and an online questionnaire. The responses were overwhelmingly supportive of the concept of an Arts and Entertainment District. As might be expected there was a great deal of overlap and repetition of ideas, suggestions, and goals.
With that in mind, the following summarizes the primary goals and suggestions received:
• Create a walkable “Downtown” that connects all uses
including housing, arts, entertainment, retail, commercial and civic embodying an authentic character that fits Santee • Consider elements such as a community gathering place in the form of a “Town Square”, farmer’s markets and local vendors
• Incorporate art, murals, live theater, dance, and music venues both indoors and outdoors, resulting in a regional destination
• Consider parking structure(s)
• Incorporate night life for evening and after dinner
entertainment
• Incorporate unique and effective lighting and signs that “brand” the Arts and Entertainment District
• Promote creativity and inventiveness on the part of the vendors and local businesses in the district.
• Pedestrian areas should be tree lined to provide shade with water features with a naturalized design that recalls the river • Santee’s weather should be considered a positive for yearround activities. Public spaces should support this concept. • Open space, parks, youth programs and health-oriented activities should be integrated into the district
The Vision plan for the Arts and Entertainment District was initiated with the following basic concepts and goals in mind:
• Connect more people to the river park, (YMCA, Community Park, Community Center, and Sports Park)
• Expand transit, pedestrian, and bicycle access
• Environmental: Frame the plan, explore opportunities for streamlining
• Create the vision together
• Create a green organizing framework
• Make a day in the life at the Arts and Entertainment District exceptional:
In the morning – breakfast, exercise, and other activities At work and school
Great places for lunch
Programs after school such as dance classes
A place to meet friends after work in the evening
Abundant arts + culture
Lots to do on weekends
Signage to help create the ambiance
Outreach helps form the right vision
Conceptual Plans - March 2023
Arts and Entertainment District
7 Residential
Residential
Retail/
Hospitality
Entertainment
& Arts
Open Space
& Recreation
Sports
N
Outreach & Pop-Up Events
Conceptual Plans - March 2023
Arts and Entertainment District
8 8
What We Heard
Public outreach is at the core of any successful planning process.
Through an exhaustive process of pop-up outreach at Santee events, a widely distributed questionnaire, stakeholder workshops and one-on-one interviews a complete picture of how the Arts and Entertainment District can be part of and elevate Santee. Distilling what we heard has been refined into 5 overarching goals: • Create a unique, walkable, community gathering environment that reflects the best of Santee
• Include the river park and Sportsplex as integral parts of the district with enhanced connections
• Emphasize a mixed-use district that supports and links housing, arts, entertainment, dining, and retail
• Provide educational, cultural, recreational, and arts venues for all ages
• Create an interconnected system of shady landscaped
linkages, open spaces, parks, and plazas
Opportunities & Contraints Diagram
The Arts and Entertainment District has great opportunities, many of which might be considered constraints. As often happens with urbanized sites, overcoming constraints often presents great opportunities. A perfect example of this is the San Diego River, which divides the district now, but could become the district’s greatest asset.
Besides the San Diego River, the district contains a multitude of successful existing facilities that create limitations but also add energy and vitality. Once again, the existing development is both a constraint and opportunity.
Arts and Entertainment District
9 Urban Elements Diagram
The best strategy to create a large district as complex as the Arts and Entertainment District is built on a framework of elements that include points of interest and activity areas that are connected together by pedestrian links. In the case of the Arts and Entertainment District, this includes connecting the San Diego River with housing, entertainment and arts focus areas, sports and recreation and the existing retail. Locating gathering places such as a town square and arts plaza can also be linked to the river, sports park, housing, and retail.
COMMUNITY CENTER
SAN DIEGO RIVER
SAN DIEGO RIVER
TROLLEY
SQUARE
TOWN
SQUARE
DRAINAGE
AND PASEO
RIVER TRAIL
PROJECT SITE
BOUNDARY
SPORTS
CENTER
PAPER STREET R.O.W.
GREEN WALKWAY SYSTEM
TO INTERCONNECT THE
ARTS AND ENTERTAINMENT
DISTRICT
ELEVATED
BOARDWALK
PRIMARY PEDESTRIAN
CIRCULATION
SECONDARY PEDESTRIAN
CIRCULATION
DEVELOPMENT SITE
HOTEL SITE/ COMMERCIAL
A&E/ THEATER SITE
WETLAND AREA
RIGHT OF WAY CROSSING
AREA OF INFLUENCE
POINT OF INTEREST
LEGEND
PEDESTRIAN BRIDGE
EXISTING TRAIL
TROLLEY
PROPOSED A&E DISTRICT
BOUNDARY
Conceptual Plans - March 2023
Arts and Entertainment District
10 10
Uses, Districts, and Concepts:
Connectivity & Connections
“What makes it all work”
Creating a district where people live and participate in its many offerings depends on its success of connectivity. Being invited to walk from one’s home to all the interesting, exciting, and fun features of the district is an overarching goal of the plan. Connectivity is therefore seen as a system of walkways, trails, paseos, plazas, and open space.
A link between the open space element resulting from the drainage channel, through the entire complex to the Sportsplex is one of the main features of the plan.
Connections are an important part of connectivity as they make the system work seamlessly. These connections take the form of intersections, plazas, and town squares. One of the key intersections where Town Center Parkway, the transit center, entrance to the north parking lot and pedestrian crossing intersect with one another.
This intersection should be re-configured to allow and promote a strong pedestrian link from Trolley Square to the planned theater/ entertainment site.
Clear and effective connections from all areas of the Arts and Entertainment District to the river park is a top priority.
N
Residential
Residential
Retail/
Hospitality
Entertainment
& Arts
Open Space
& Recreation
Sports
Arts and Entertainment District
11 A&E District - Intersection at Town Center
A&E District - Intersection at Town Center
Accessible Intersection Providing Safe Pedestrian Crossing Accessible Intersection Providing Safe Pedestrian Crossing A&E District - Intersection at Town Center A&E District - Intersection at Town Center A&E District - Intersection at Town Center Accessible Intersection Providing Safe Pedestrian Crossing A&E District - Intersection at Town Center Accessible Intersection Providing Safe Pedestrian Crossing A&E District - Intersection The Wild Conceptual Plans - March 2023
Arts and Entertainment District
12 12
Uses, Districts, and Concepts:
Open Space & Recreation
“The green organizing framework”
The San Diego River, youth programs and integrated playgrounds disbursed throughout. The goal of making the San Diego River a central feature of the district will be realized through the careful organization of linkages connecting the river to every other facet of the district.
The Santee Historical Society and Historic Edgemoor Barn will be preserved and remain as the Santee Historical Society. Consideration should be given to developing a passive open space at this location for recreation of Santee residents and for the benefit of the Historical Society.
The drainage channel will become a major open space element connecting residential neighborhoods to the river park as well as the primary A&E promenade. The concept of feasibly combining a much-needed drainage system and open space.
Open space internal to the project is important for the well-being of residents. This will be developed in the plan through both guidelines and objective standards.
Shade and water create an environment that celebrates Santee’s great climate. This concept should be followed with the design of all open spaces, connections, plazas, and town squares.
N
Residential
Residential
Retail/
Hospitality
Entertainment
& Arts
Open Space
& Recreation
Sports
Arts and Entertainment District
13 Sports District - Existing Band Shell and Field
A&E District - Intersection at Town Center
Accessible Intersection Providing Safe Pedestrian Crossing Accessible Intersection Providing Safe Pedestrian Crossing A&E District - Intersection at Town Center
A&E District - New Town Square
A&E District - Intersection at Town Center
Accessible Intersection Providing Safe Pedestrian Crossing Town Square as Gathering Space
Accessible Intersection Providing Safe Pedestrian Crossing Food Hall Outdoor Seating and Lighting
Conceptual Plans - March 2023
Arts and Entertainment District
14 14
Uses, Districts, and Concepts:
Edges
“Where things come together”
Creating an environment that promotes walking by creating a “village” quality that supports a sense of community, safety and wellbeing is dependent largely on how the street and walkway edges are treated and developed. This is of particular importance at both Riverview Parkway and Town Center Parkway.
Residential development should present an active environment that includes a sense of “eyes on the street”. This can easily be done by incorporating front doors, porches, stoops and living room windows that face the street. Commercial and entertainment venues should likewise engage the streets and walkways with entrances, cafes, windows, and other elements typical of a downtown environment.
Edges of the river park play an important role in the daily life of the Arts and Entertainment District and their sensitive treatment is of utmost importance.
N
Residential
Residential
Retail/
Hospitality
Entertainment
& Arts
Open Space
& Recreation
Sports
Arts and Entertainment District
15 PROPOSED SWALE SYSTEM
EXISTING DRAINAGE AT CURB
FLOW OF WATER ROUTED
UNDER SIDEWALK
PEDESTRIAN BRIDGE
Residential District - Adjacent Natural Features Walking Path and Native Landscaping Residential District
Residential District - Street Frontage
Lower Density Housing with Formal Entry
Existing Stormwater Management System
Managing Stormwater Runoff
Active Streetscape with Work-Live Transform Street Design & Stormwater Runoff Arts and Entertainment District
16 16
Uses, Districts, and Concepts:
Entertainment & Arts
“A uniquely ‘Santee Experience’”
The overarching goal of the Arts and Entertainment district is to create a uniquely “Santee” environment that supports local arts, entertainment, and food venues. Art will be integrated into all aspects of this district including art in the public realm, venues for artists of all disciplines and integration of art elements in the landscape, walkways, public plazas, and open spaces. People have asked for quality local restaurants and a great place to go after dinner. Others have asked for venues that can support larger presentations of dancing and music. And some have asked for this district to become Santee’s “downtown”.
Major entertainment venues exist on the north side of the river; the (band shell / green) and the soon to be realized community center. Locating a larger amphitheater within the district is a goal of the plan. If a large enough site can be identified, this would be a positive feature for the district.
Some of the uses envisioned include:
Performance venues for music, dance, and theater
Opportunities for art studios, dance studios, music studios, and public exhibitions
Food venues that include dining, food hall/markets, food truck parking, and dining plazas
Movie theater that may be designed to accommodate other forms of entertainment
N
Residential Residential
Retail/
Hospitality
Entertainment
& Arts
Open Space
& Recreation
Sports
Arts and Entertainment District
17 A&E District - New Outdoor Amphitheater
Food court with Openness and Natural Light
Food court with Evening Lighting
Space for the Community to Perform
A&E District
A&E District - Existing Amphitheater Enhanced
Art Classes Music Lessons Dance Lessons
Arts and Entertainment District
18 18
Uses, Districts, and Concepts:
Sportsplex
“A regional treasure”
The Santee Sports Park and health-oriented activities abound on the north side of the river. This regional facility will be integrated into the whole with the introduction of sensitively designed and constructed pedestrian bridges over the river. In addition to the existing Sportsplex and Santee Community Park as a venue for sports and entertainment, a smaller children’s “sports park” is envisioned on the south side of the river, close to residential areas.
In support of the young families of Santee, many opportunities for exercise and sports are envisioned such as:
The integration of the Santee Sportsplex into the A&E
district by installing direct connections over the river park Focus of the plan on outdoor spaces and uses
Integration of small playground and children’s sports
facilities throughout the area
N
Residential
Residential
Retail/
Hospitality
Entertainment
& Arts
Open Space
& Recreation
Sports
Arts and Entertainment District
19 Sports District - Symbiotic Activation
Sports District
Play Ball!
Critical Use for the Community and Surrounding Area
Blend of Sports, Art, and Culture
Shaded Areas for Play
Arts and Entertainment District
20 20
Uses, Districts, and Concepts:
Residential Neighborhoods
“Bringing the district alive 24/7”
Affordable housing, senior housing and mixed-use housing have all been front and center of discussions with all Santee residents and stakeholders.
The multi-family residential that is included in the district will activate streets and open spaces, and the main street/trolley corridor. The mixed-use housing will be configured to support and intensify the main street/trolley corridor as well as further define and active the existing amphitheater/food court space.
The types and nature of the residential uses in the A&E district are envisioned as:
Apartments, both affordable and market rate suitable for families as well as seniors
Condominiums
Mixed use housing that reinforces the Trolley “main street” and existing amphitheater/food court with thoughtful
pedestrian orientation
Planning and design that results in complete integration with the district amenities and walkable circulation
Sustainable design throughout
N
Residential
Residential
Retail/
Hospitality
Entertainment
& Arts
Open Space
& Recreation
Sports
Arts and Entertainment District
21 Mixed-Use High Density Housing with Comfortable Streetscape Residential District Sustainable Design
Residential District
Residential District Outdoor Space Connecting Residents Work-Live
Arts and Entertainment District
22 22
Uses, Districts, and Concepts:
Retail, Existing & New
“All part of creating a sense of ‘downtown’”
How do we make the district uniquely “Santee”? Is there a “main street”? Public town squares organizing the retail and integrating it into the overall plan has been suggested. New retail will be focused on “town squares” and plazas to foster placemaking. Outdoor dining will be encouraged, and shady spaces and paseos are encouraged to take full advantage of Santee’s weather. A range of new retail will be focused on local businesses as a way to create a unique Santee environment.
The existing community serving retail at Trolley Square will be supported by the overall plan. There may be some areas that will see improvements or additions should the existing tenants choose to do so in the spirit of creating an overall fresh environment.
The types of retail uses envisioned include:
• Fine dining, casual and outdoor dining, food halls, food trucks and carry-out restaurants
• Public market
• Night clubs with and without entertainment
• Various soft goods retail with a focus on local vendors • Wine tasting and sales
N
Residential
Residential
Retail/
Hospitality
Entertainment
& Arts
Open Space
& Recreation
Sports
Arts and Entertainment District
23 Retail District
Outdoor Dining Art Services
Retail Gathering Spaces
Local Cuisine Local Businesses
Arts and Entertainment District
24 24
Uses, Districts, and Concepts:
Hospitality as a New Use
“Bringing people to the core of Santee”
A hotel will be part of the A&E district. Its siting is important since it should become an active part of the entertainment component of the plan. This great addition to Trolley Square should be designed in a way that encourages and supports the walkable nature of the district and engages the street.
N
Residential
Residential
Retail/
Hospitality
Entertainment
& Arts
Open Space
& Recreation
Sports
Arts and Entertainment District
25 Retail District - Hospitality
Dining and Sportsbar
Sportsplex Accomodations
Small Convention Space
Arts and Entertainment District
26 26
Uses, Districts, and Concepts:
Existing Office Use
“Important to the life of the district”
There are office uses presently located at the perimeter and central to Trolley Square. These facilities are envisioned to remain a part of the district. There is a vacant site at the northeast corner of Cuyamaca Street and Town Center Parkway that may be developed in part as a corporate complex.
N
Residential
Residential
Retail/
Hospitality
Entertainment
& Arts
Open Space
& Recreation
Sports
Arts and Entertainment District
27 Corporate Headquarters
Existing Office Use
Academia and Proffesional Use Providing Amenities to Enhance Student Life Office Use-Integrated Public Amenities
Arts and Entertainment District
28 28
Amendment # Land Use District
87-01 Resolution to amend the Office/Professional land use designation to allow additional Light Industrial uses
Denied - Not consistent with the General Plan or the
intent of the Town Center Specific Plan
88-01 Removed a 35’ height limit, prohibited Supermarkets, added on Office/ Professional overlay, and permitted Museums as conditionally approved use "Resolution states delete supermarkets from
Commercial (But I cannot find this use on the land
use table), added museums as a conditional use in all
residential zones"
89-01 Revised signage provisions, and amends the Office-Commercial designation to permit “City Halls” and “Community Centers”
Amends the Town Center signage provisions to increase
compatibility with the citywide ordinance; and amends
the Office-Commercial designation to permit “City
Halls” and “Community Centers”
92-01 Added private and public clubs as a conditional use. Added to Public School and Park/Open Space designations
93-04 Revised sign regulations & removed certain property along Mission Gorge Road between Cottonwood Avenue and Magnolia Avenue N/A
98-01 Added gas stations as a conditionally approved use Added to Commercial and Office Commercial 00-01 Established an Office Park Overlay N/A
01-01 Added libraries as a conditionally permitted use Added to Commercial 01-02
Established an R-22 land use designation and a Residential/Institutional Overlay and added athletic and health clubs as permitted uses in commercial areas.
Added athletic and health clubs as permitted use in
Commercial
02-01 Changed land use designation on two parcels on Cuyamaca Street/River Park Drive from commercial to residential N/A
04-01 Established Riverview Master Plan N/A
07-02 Removed Mission Creek subdivision N/A
09-01 Added R-30 land use designation N/A
12-1 Changed the land use designation specified properties N/A 15-1 Amended sign regulations within the River View Office Park area N/A 19-1 Established Art and Entertainment District Table revised with new column The Land Use Matrix included within the next pages captures the series of amendments that have been adopted by the City of Santee City Council which are applicable within the Town Center Specific Plan. The amendments are summarized in the table below, and then annotated with footnotes in each page of the Land Use Matrix.
As part of the matrix, the amendments that address the Arts and Entertainment District Overlay have been incorporated. The land use categories that were not previously included have been incorporated to create a unified cohesive source of information for staff and applicants.
The Town Center Specific Plan Amendments
Arts and Entertainment District
29 Arts and Entertainment District
30 30
Use Categories
Land Use District
Floodway/
Open
Space
Park/
Open
Space
Corridor/
Open
Space
Civic
Center Institutional Commercial Office/Commercial
Office/
Professional Residential
Residential/
Office/
Commercial
Residential/
Institutional
Transit
Center
Overlay
Air Rights
Overlay
Public
Schools
Theme/
Commercial
Community
Center
Arts and
Entertainment
Overlay 30
A. Residential
1. Single Family
Dwellings P P
2. Patio homes P P
3. Townhomes P P
4. Garden Apartments P P
5. Senior Citizen
Apartments P P P
6. Residential Care
Facility C C C
B. Office and Related Uses
1. Administrative and
Executive Offices P P P P P P
2. Artist and
Photographic Studios P P P P P
3. Clerical and
Professional Offices P P P P P
4. Financial Services and
Institutions P P P P
5. General Offices P P P P
6. Medical, dental, and
related health services
including clinics
C C C P 1 C
7. Public utility service
offices P P P P P
8. Political and
Philanthropic
Headquarters
P P P P P
C. Industrial
1. Craft Production C
2. Research and
Development P
3. Laboratories C
4. High Tech
Manufacturing C
5. Sand Mining C C 2
Town Center Specific Plan - Land Use Matrix (incorporating amendments) 1 Note detailed description per Table 13.12.030A in the Zoning Code: “Medical, dental and related health administrative and professional offices services (non-animal related) including laboratories and clinics; only the sale of articles clearly incidental to the services provided shall be permitted”
2 B.42 Mining per Zoning Code Table 13.12.030A Commercial/Office Districts Use Regulations for Office/Professional.
Key
P Permitted Use
C Conditional Use
[blank] Not permitted
Arts and Entertainment District
31 Use Categories
Land Use District
Floodway/
Open
Space
Park/
Open
Space
Corridor/
Open
Space
Civic
Center Institutional Commercial Office/Commercial
Office/
Professional Residential
Residential/
Office/
Commercial
Residential/
Institutional
Transit
Center
Overlay
Air Rights
Overlay
Public
Schools
Theme/
Commercial
Community
Center
Arts and
Entertainment
Overlay 30
D. Commercial
1. Small Conference
Center P P P C
2. Convention Center P P P C
3. Family Restaurant P P P P P P
4. Gourmet Restaurant P P P P P P
5. Cafeteria P P P P P P P
6. Food Stand P P P P P P P P
7. Flower Stand P P P P P 3 P P P P P
8. Specialty Food Stores
(butcher, baker, candy,
etc.)
P P P P
9. Farmer's Market C C C P 30
10. Cabaret C C P 30
11. Drug Store P P P P C P
12. Stationery Store P P P P 4 P P P
13. Shoe Store P P P P P
14. Hardware Store P P P P
15. Arts and Crafts Shop P P P P P
16. Gift Shop P P P P 4 P P P
17. Book Store P P P 4 P P P
18. Department Store P P C P P
19. Clothing Store P C P P P
20. Discount Store P C P P
"21. Automotive
Services in conjunction
with, and accessory to
department or discount
stores (does not include
gasoline
sales) "
C C
22. Home Furnishings
Store P P P P
23. Furniture Store P P P P
24. Sporting Goods
Store P P P P
25. Florist Shop P P P P P P P P
26. Beauty Shop P P P 5 P P
Town Center Specific Plan - Land Use Matrix (incorporating amendments) 3 B.29 Florist shops per Table 13.12.030A in the Zoning Code. 4 B.15. Book, gift and stationery stores (other than adult related material) per Table 13.12.030A in the Zoning Code. 5 B.12. Barber and beauty shops and/or supplies per Table 13.12.030A in the Zoning Code.
Arts and Entertainment District
32 32
Use Categories
Land Use District
Floodway/
Open
Space
Park/
Open
Space
Corridor/
Open
Space
Civic
Center Institutional Commercial Office/Commercial
Office/
Professional Residential
Residential/
Office/
Commercial
Residential/
Institutional
Transit
Center
Overlay
Air Rights
Overlay
Public
Schools
Theme/
Commercial
Community
Center
Arts and
Entertainment
Overlay 30
D. Commercial
27. Pet Store P P P P
28. Record Store P P P P
29. Travel Bureau P P P P 6 P P P
30. Photography Store P P P 7 P P P
31. Bank/Savings
Facilities P P P P P P
32. Professional Services P P P P P
33. Motel C C C 8 C P 30
34. Resort Hotel C C C 8 P 30
35. Office and Business
Machine Stores P P P P 9 P
36. Commercial Parking
Facilities P P P P P 10 P P
37. Photocopy Services P P P P 11 P P P
38. Printing Shops P P P P 12 P P
39. Tailor P P P 13 P P
40. Television, Radio
sales and services P P P P
41. ...... (Deleted)
42. Convenience Store
(does not include
gasoline sales
P P
43. Bed and Breakfast C C
Bars, including sports
bars, brewpubs, and
cocktail lounges
P 30
Wineries and winetasting rooms P 30
Movie Theater P 30
Bail Bonds P
Accessory commercial
uses when incidental
to an office building or
complex (blueprinting,
stationery, quick copy,
etc.)
P
Antique shops
6 B.73. Travel agencies per Table 13.12.030A in the Zoning Code. 7 B.4. Art, music and photographic studios and/or supply stores per Table 13.12.030A in the Zoning Code. 8 B.35. Hotels and motels per Table 13.12.030A in the Zoning Code. 9 B.48. Office and business machine stores and sales per Table 13.12.030A in the Zoning Code. 10 B.49. Parking facilities (commercial) where fees are charged per Table 13.12.030A in the Zoning Code. 12 B.55. Printing and publishing per Table 13.12.030A in the Zoning Code. 13 B.66. Tailor or seamstress per Table 13.12.030A in the Zoning Code.
Town Center Specific Plan - Land Use Matrix (incorporating amendments) Arts and Entertainment District
33 Use Categories
Land Use District
Floodway/
Open
Space
Park/
Open
Space
Corridor/
Open
Space
Civic
Center Institutional Commercial Office/Commercial
Office/
Professional Residential
Residential/
Office/
Commercial
Residential/
Institutional
Transit
Center
Overlay
Air Rights
Overlay
Public
Schools
Theme/
Commercial
Community
Center
Arts and
Entertainment
Overlay 30
D. Commercial
Animal care facility,
small animal only
(animal hospital,
veterinarian, commercial
center, grooming)
a. Excluding exterior
kennel, pens or runs
b. Including exterior
kennel, pens or runs
Art, music and
photographic studios
and/or supply stores
P
Dance, gymnastics,
martial arts, or fitness /
sports school or studio
14 Athletic and health
clubs3 P 15 P
"B.10 Automotive
services including
automobiles, trucks,
motorcycles, boats,
trailers, mopeds,
recreational vehicles or
other similar vehicles
as determined by the
Director
b. Rentals
ii. No on-site vehicle
storage
[B.10.b.ii]"
P
Cleaning and pressing
establishments, retail
[B.15]
P
" Food and beverage
sales or services.
a. Cocktail lounge, bar
or tavern
i. Not accessory to a
restaurant and with or
without entertainment,
other than adult
related"
C
15 Town Center Specific Plan Amendment 01-02.
Town Center Specific Plan - Land Use Matrix (incorporating amendments) 14 Non-permitted use: B.5 Dance, gymnastics, martial arts, or fitness / sports school or studio per Table 13.12.030A in the Zoning Code.
Arts and Entertainment District
34 34
Use Categories
Land Use District
Floodway/
Open
Space
Park/
Open
Space
Corridor/
Open
Space
Civic
Center Institutional Commercial Office/Commercial
Office/
Professional Residential
Residential/
Office/
Commercial
Residential/
Institutional
Transit
Center
Overlay
Air Rights
Overlay
Public
Schools
Theme/
Commercial
Community
Center
Arts and
Entertainment
Overlay 30
D. Commercial
"Food and beverage
sales or services:
a. Cocktail lounge, bar
or tavern
ii. Accessory to a
restaurant, coffee shop
and with or without
entertainment, other
than adult related"
P
"Food and beverage
sales or services:
c. Snack bars,
delicatessens, or
refreshment stands,
take-out only, and
accessory to an office
use"
P
"Food and beverage
sales or services.
e. Restaurants or coffee
shops, other than fast
food with or without
alcoholic
beverages and without
entertainment"
P
Interior decorating
service [B.36] P
"Kiosks for general
retail and food sales,
key shops, film drops,
automatic teller
machines, etc. in
parking lot [B.39]"
MC
Newspaper and
magazine stores [B. 45] P
Small collection facility P
Transportation facilities
(train, bus, taxi depots) C
Gasoline dispensing
stations C 16 C 16
16 Town Center Specific Plan Amendment 98-01.
Town Center Specific Plan - Land Use Matrix (incorporating amendments) Arts and Entertainment District
35 Use Categories
Land Use District
Floodway/
Open
Space
Park/
Open
Space
Corridor/
Open
Space
Civic
Center Institutional Commercial Office/Commercial
Office/
Professional Residential
Residential/
Office/
Commercial
Residential/
Institutional
Transit
Center
Overlay
Air Rights
Overlay
Public
Schools
Theme/
Commercial
Community
Center
Arts and
Entertainment
Overlay 30
E. Public and Semi-Public Uses
1. Arboretum C
2. Botanical Gardens C
3. Museum C P P 17 C 18 C 18 C 18 P P 30
4. Art Gallery (Public) P P 17 P P 30
5. Information Center C P P P P 30
6. Youth Center C C C
7. Community Theater C C C P 30
8. Amphitheater C C
9. Library P C 19
10. City Hall P P 20
11. Post Office P P P P P
12. Sheriff Station P
13. Fire Station P
14. State/County Offices P P P
15. Community Center P P P P 20 P
16. Trolley Line P
17. Transit Depot P
18. Park and Ride C C C C C C C P C
19. Private and Public
Clubs (YMCA, YWCA) C 21 C C C C C C 21
20. Educational
Institutions C C C C P
21. Vocational and
Business Schools P P P P P 22 P
Performing arts facility P 30
Street fair (subject to
encroachment permit if
within the public rightof-way)
P 30
Ambulance services C 23
Art galleries and
museums, public or
private
P 24
Biological habitat
preserves (unless
otherwise approved by
another entitlement)
P 25
17 C.2 per Table 13.12.030A in the Zoning Code.
22 B.56: School, business or trade (all activities occurring within an enclosed building) per Table 13.12.030A in the Zoning Code. 23 C.1 per Table 13.12.030A in the Zoning Code. 24 C.2 per Table 13.12.030A in the Zoning Code.
25 C.3 per Table 13.12.030A in the Zoning Code.
18 Town Center Specific Plan Amendment 88-01. 19 Town Center Specific Plan Amendment 01-01. 20 Town Center Specific Plan Amendment 89-01. 21 Town Center Specific Plan Amendment 92-01.
Town Center Specific Plan - Land Use Matrix (incorporating amendments) Arts and Entertainment District
36 36
Use Categories
Land Use District
Floodway/
Open
Space
Park/
Open
Space
Corridor/
Open
Space
Civic
Center Institutional Commercial Office/Commercial
Office/
Professional Residential
Residential/
Office/
Commercial
Residential/
Institutional
Transit
Center
Overlay
Air Rights
Overlay
Public
Schools
Theme/
Commercial
Community
Center
Arts and
Entertainment
Overlay 30
E. Public and Semi-Public Uses
"Clubs and lodges,
including YMCA, YWCA
and similar group uses
without alcoholic
beverage sales (clubs
and lodges serving
or selling alcoholic
beverages shall come
under the provisions
of subsection (B)(30) of
this table)"
MC
"Parks and recreation
facilities, public or
private (excluding
commercial recreation
facilities"
C
F. Open Space
Uses
1. Conservation Area P P P
2. Fishing P P
3. Sports Fields (soccer,
softball) P P P
4. Sports Courts
(volleyball, basketball,
tennis, shuffleboard)
P P
G. Institutional
1. Day Care Center
(more than 12 students) C C C C C 26 C C C
2. Medical Office C C C C
3. Hospital C C 27 C
4. Public School C C C C P
5. Church C 28
Educational Institution C 29 P 30
Library P P 30
Public buildings and
facilities C
26 C.7. Day care center facilities [no minimum # students] per Table 13.12.030A in the Zoning Code. 27 C.6. Convalescent facilities and hospitals per Table 13.12.030A in the Zoning Code. 28 [Under Public and Semi-Public Uses] C.4. Churches, convents, monasteries and other religious institutions per Table
13.12.030A in the Zoning Code.
29 [Under Public and Semi-Public Uses] C.9. Educational facilities, excluding business or trade schools and commercial schools per Table 13.12.030A in the Zoning Code.
30 Town Center Specific Plan Amendment 19-1.
Town Center Specific Plan - Land Use Matrix (incorporating amendments) Arts and Entertainment District
37 Use Categories
Land Use District
Floodway/
Open
Space
Park/
Open
Space
Corridor/
Open
Space
Civic
Center Institutional Commercial Office/Commercial
Office/
Professional Residential
Residential/
Office/
Commercial
Residential/
Institutional
Transit
Center
Overlay
Air Rights
Overlay
Public
Schools
Theme/
Commercial
Community
Center
Arts and
Entertainment
Overlay 30
Accessory Uses
Auxiliary structures
and accessory uses
customarily incidental
to a permitted use and
contained on the same
site
P
Caretaker’s living
quarters only when
incidental to and on the
same site as a permitted
or conditionally
permitted use
P
Temporary uses subject
to the provisions
contained in Section
13.06.07 P
Town Center Specific Plan - Land Use Matrix (incorporating amendments) Arts and Entertainment District
38 38
Town Center Specific Plan Amendments
Amendment 19-1 to the Town Center Specific Plan “Land Use Plan”, Subsection B entitled “Town Center Goals and Objectives” as shown in strikeout underline in the following pages.
Urban Design
Goal
Architectural designs and concepts should be
guided by criteria which reinforce the sense
of community identity. These criteria should
foster uniqueness and cohesiveness of design
enhancing Santee’s character.
Objectives
3.1. Reinforce community identity through
the application of a unifying architectural
theme or features in the design of civic
center, commercial, office professional,
residential and recreational uses.
3.2. Encourage the use of architectural styles
that are in scale with the natural and manmade environment.
3.3. Enhance Santee’s character by using
architectural techniques and elements
which draw upon Santee’ s history and
provide a tie to the area’s heritage.
3.4. Provide for variety and discourage
monotony in dwelling design by use of
creative guidelines.
3.5. Promote building form that will respect
and improve the integrity of open spaces
and other public areas.
3.6. In recognition of both functional and visual
concerns, heights and mass of buildings
should be varied to provide for a transition
from lower scale development along the
edges of the site to more intensive, large
scale development within the Town Center
site.
3.7. The height and placement of buildings
should retain major views of the
surrounding hill forms and maximize long
distance view opportunities for buildings
located within the Town Center area.
3.8. Form and spacing of buildings within
a particular development area should
be sufficient to maintain necessary
pedestrian and vehicular circulation, retain
reasonable solar access to all major public
or private outdoor areas or pedestrian
paths and provide visual privacy to indoor
residential uses.
3.9. Signage within Town Center should
adequately convey directional information
and business identification and contribute
positively to the visual appearance of the
area.
3.10. Create incentives for the developer to
encourage open space opportunities.
3.11. Encourage energy efficient development
through appropriate site planning
techniques and architecture.
3.12. Establish an Art and Entertainment
Overlay District to support tourism
and attract commercial, educational
and recreational uses that beautify and
enliven portions of the Town Center.
Circulation and Parking Objectives
Goal
Provide for the development of a safe, efficient,
and cost-effective variety of transportation
systems to adequately support the circulation
needs of the Town Center Area with minimal
negative impact on the community.
Objectives
5.1. Access points should be well defined,
located on major streets, and utilize
adequate traffic control features.
5.2. Alternate vehicular access should be
provided to Carlton Hills Boulevard
and Mast Boulevard to provide relief to
Cuyamaca Street, Magnolia Avenue and
Mission Gorge Road.
5.3. Parking areas should be strategically
located to serve all areas of Town Center
and should not act as prominent visual
features.
5.4. Adequate off-street parking should be
provided.
5.5. A regional transit center should be
provided to handle local and regional bus
and trolley service.
5.6. Parking facilities should be provided in
close proximity to the Transit Center to
encourage regional use of the mass transit
services provided.
5.7. Parking structures should be provided to
assure adequate parking while allowing
open landscaped areas throughout the
Town Center site.
5.8. A freeway shall not be located through
the Town Center site.
5.9. Extensive landscaping, mounding and
grade separations for the development
of interior and periphery streets are
techniques that should be used to deemphasize the presence of the automobile.
5.10. Encourage uses and activities in the Art
and Entertainment Overlay District that
take advantage of universal valet, shuttle
service, shared parking agreements,
and rideshare programs, particularly to
accommodate high volume attendance at
public and private events in conjunction
with the existing transit, bicycle and
pedestrian circulation facilities.
Arts and Entertainment District
39 Commercial/Office Professional
Goal
A variety of commercial and office/professional
opportunities should provide goods, services
and employment opportunities to the region and
establish the Town Center as an activity center of
the community.
Objectives
7.1. Diverse retail commercial opportunities
should be provided in an integrated
design concept with adjacent areas set
aside for future expansion.
7.2. A variety of retail, service and special
commercial uses should be encouraged
with one or more general retailers as
the major tenants and apparel, home
furnishings, appliances and specialty
shops emphasized as part of the retail
outlets.
7.3. Shopper traffic patterns should not
conflict with civic or residential uses.
7.4. Office professional uses should be
integrated with other commercial and
civic uses.
7.5. Commercial facilities should include
specialty theme-oriented shops.
7.6. A motel, hotel, and resort complex should
be encouraged within the Town Center
area.
7.7. Allow cultural uses and activities such
as museums, art galleries, theater and
dance companies and performing arts
studios in the Art and Entertainment
Overlay District.
Design Manual - Design Standards
7. Building Height
Building heights of 55 feet are permitted within
the Art and Entertainment Overlay District,
with an additional 15 feet for architectural
projections such as roof parapets, structures
housing elevators, staircases, air conditioners,
or similar equipment provided such structures
are architecturally compatible with the
design of the building. Accessory structures
such as flagpoles, commercial antennas,
steeples and chimneys may also be allowed
as height exceptions. However, building
height is constrained by the Federal Aviation
Administration (FAA) and proximity to Gillespie
Field.
8. Setbacks
A variety of commercial and office/professional
opportunities should provide goods, services
and employment opportunities to the region and
establish the Town Center as an activity center of
the community.