HomeMy WebLinkAboutPlanning Comm Rpts./1996/04/24 (7)
PLA1';,dNG COMMISSION AGENDA STAtEMENT
Item: 7
Meeting Date: 04/24/96
PUBLIC HEARING:
PCM-96-14: Amendment to the Rancho del Rey Sectional
Planning Area (SPA) I Plan for approximately 27.15 acres by
combining the Emp[oyment Park IA and Employment Park IB
Districts into a single Employment Park District, and modifying
the permitted, conditionally permitted and prohibited land uses
allowed therein - Cinti Land Planning representing various
property owners
On behalf of various property owners along the eastern and northern portions of Tierra del Rey,
Cinti Land Planning is requesting that the parcels currently designated under the Rancho del Rey
Sectional Planning Area I Plan (SPA I) as Employment Park I-A and Employment Park I-B
(EP-IA and EP-IB) be combined into a new district called, simply, Employment Park. This
would entail creating the new land use district and deleting the two old ones.
The current land uses listed for the Employment Park Districts in the land use matrix found in
Chapter IX: Business Center Districts of the Planned Community Regulations for SPA I would
also be somewhat modified, with some uses deleted, some new ones added and others amended.
The locator map and the revised plan for this area can be found in Exhibit la and Ib, and the
revised Chapter IX land use matrix can be found in Exhibit 2. The original Employment Park
Districts Regulations are attached as Exhibit 3.
The Environmental Review Coordinator has determined that the project falls under the purview
of EIR-87-01 and EIR-92-02 and that an addendum to these environmental impact reports is the
only environmental document required for this project. This addendum is on file in the Planning
Department under IS-96-1 L
At the public hearing originally scheduled for this item on April 3, 1996, the Planning
Commission voted 7-0 to continue this item to April 24, 1996, in order to allow the applicant
and staff to further refine the proposaL.
RECOMMENDATION:
That the Planning commission adopt attached Resolution PCM-96-14 recommending that the City
Council approve the amendments in accordance with the attached Draft City Council Ordinance.
DISCUSSION:
I. Site Characteristics: At present, the subject area is generally developed with office and
limited manufacturing land uses. Exhibit 4, titled Amendment Key Map. shows the
locations of each land use currently existing or proposed for subject properties.
Currently, the land uses in this area are;
Parcel No.
22 & 03
04
20
21
06
24
26
17
16
15
12
23
Land Use
Vacant*
EDD, State of California
Vacant
SDG&E Substation
Office building
Vacant
Pacific Southwest
Association of
Realtors
Health Services
Office building/
manufacturing
Vacant
Vacant
Vacant
Page 2, Item: 7
Meeting Date: 04/24/96
Land Use Classification
Conditional use*
Conditional use
Open for development
Conditional use
Permitted use
Open for development
Permitted land use
Conditional use
Permitted land use
Open for development
Open for development
Open for development
*Parcels 22 and 03 are to be combined and will be developed as a multi-plex theater by
Cinema Star Theaters
The development pattern to date is clearly office/service oriented with some limited
industrial and manufacturing. The proposed changes to the land use districts and the
permitted and conditionally permitted uses take the existing land uses into consideration,
provide for additional limited industrial uses, and yet provide flexibility for the property
owners to attract somewhat more diverse types of land uses.
2. Zoninl! and Land Use:
Site:
North:
South:
East:
West:
Zoning
PC (Planned Community)
PC
PC
PC
PC
Land Use
Various office, limited industrial
Open Space (Canyon)
Vacant Residential
Utility (SDG&E ROW)
Retail (Price Club)
Surrounding land uses will not be affected by the proposed changes, nor will the
proposed changes be affected by surrounding land uses because the same character of
development which has been established will continue.
3. Proposal: The applicant is requesting the combining of the EP-IA and EP-IB Districts
of the Rancho del Rey SPA I Plan into a new district to be called the Employment Park
District. In effect, the EP-IA and EP-IB Districts are being deleted and a new EP
District created to replace them. This requires amending the Land Use Districts Map
from the Rancho del Rey SPA I Plan shown in Exhibit Ib, and amending the land uses
Page 3, Item: 7
Meeting Date: 04/24/96
which will be permitted, conditionally permitted or prohibited under the new land use
district listed in Exhibit 2.
4. Analysis: The proposed changes to the SPA I Plan would bring the PC Regulations more
into line with the existing and planned land uses in the Employment Park. In addition,
the general desire to have limited industrial uses in the same area is not diminished. At
the same time, the initiative to develop on the vacant parcels is enhanced because many
of the formerly conditionally permitted uses are now permitted.
Exhibit 2 is the revised land use matrix of the permitted, conditionally permitted and
some prohibited land uses for the new Employment Park District. When reviewing each
land use under the current EP-IA and EP-lB it was determined to use the less restrictive
of the three options: permitted, conditionally permitted or prohibited. Thus, if for
example a land use in the EP-IA district was a conditionally permitted use but a
permitted use in the EP-IB district, under the EP District this same use is permitted.
The very first land use listed under A. Manufacturing falls under this category.
Given the established land uses in the area, certain land uses originally listed in the land
use matrix have been deleted because they do not fit the character of development. For
example, land use B.2. Moving and Storage Firms, is now a prohibited use, indicated
by "N." In this instance, it was determined that large moving vans pulling into and out
of the Tierra del Rey neighborhood does not appear to lend itself to the existing pattern
of development, so this land use is now prohibited.
The most significant change, besides the combining of the EP-IA and EP-IB Districts
into a single EP District, is that property owners will now have more flexibility in
attracting the types of uses which are considered to be of the same nature as the
established pattern of development, yet the general purpose of the EP District as a limited
industrial area is held intact.
5. Conclusion: Staff has concluded that the proposed changes remain in conformity with
the General Plan's goals of developing this area as limited industrial, yet provides
additional flexibility to the property owners consistent with this goaL
Attachments:
Attachment 1
Attachment 2
Planning Commission Reso[ution No. PCM-96-14
Ordinance No.
Exhib its:
Exhibit la
Exhibit Ib
Exhibit 2
Locator Map
Land Use Districts Map from The Rancho del Rey SPA I Plan
Revised Permitted, Conditionally Permitted and Prohibited Land Uses
from Chapter IX-A: Employment Park District
Original Employment Park Districts Regulations
Amendment Key Map
Exhibit 3
Exhibit 4
Attachment 1
Planning Commission
Resolution PCM-96-14
RESOLUTION NO. PCM-96-14
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING
COMMISSION RECOMMENDING THAT THE CITY
COUNCIL AMEND THE LAND USE DISTRICT MAP
ESTABLISHED BY THE RANCHO DEL REY SECTIONAL
PLANNING AREA I PLAN BY I) CREATING ONE LAND
USE DISTRICT FROM TWO EXISTING LAND USE
DISTRICTS BY COMBINING SAID TWO DISTRICTS, 2)
REDESIGNATING APPROXIMATELY 27.15 ACRES OF
LAND TO THE NEWLY CREATED LAND USE DISTRICT, 3)
DELETING TWO EXISTING LAND USE DISTRICTS, AND 4)
MODIFYING THE PERMITTED, CONDITIONALLY
PERMITTED AND PROHIBITED LAND USES APPLICABLE
THERETO FOR THE NEWLY CREATED LAND USE
DISTRICT
WHEREAS, a duly verified application for a Miscellaneous Amendment was filed with
the Planning Department of the City of Chula Vista on November 3, 1995 by Cinti Land
Planning on behalf of various property owners; and
WHEREAS, said application requested combining approximately 27.15 acres currently
designated as the Employment Park-lA and Employment Park-lB Districts into one Employment
Park District, and modifying the pennitted and conditionally pennitted uses applicable thereto;
and
WHEREAS, said request entails creating a new land use district to be called Employment
Park, deleting two existing land use districts called Employment Park-IA and Employment Park-
IB, redesignating subject acreage to the new land use district, and modifying the permitted,
conditionally pennitted and prohibited land uses applicable thereto for the newly created
Employment Park District; and
WHEREAS, subject property consists of approximately 27.15 acres of land and is located
east and north of Tierra del Rey and on Amena Court and Canarios Court in the City of Chula
Vista, and diagrammatically presented on the area map attached hereto as Exhibit A; and
WHEREAS, the Planning Commission set the time and place for a hearing on said
amendment application and notice of said hearing, together with its purpose, was given by its
publication in a newspaper of general circulation in the city and its mailing to property owners
within 1,000 feet of the exterior boundaries of the property at least ten days prior to the hearing;
and
WHEREAS, the hearing was held at the time and place as advertised, namely 7:00 p.m.
on April 3, 1996 in the Council Chambers, 276 Fourth Avenue, before the Planning Commission
and said hearing was continued to April 24, 1996 and thereafter closed; and
M :\HOME\PLANNING\MARTIN\RDR\EP\9614PC. RES
Resolution No. PCM-96-14
Page #2
WHEREAS, the Environmental Review Coordinator determined that subject project falls
under the purview of EIR-87-01 and EIR-92-02 and that an addendum to these environmental
impact reports is the only environmental document required for this project, as documented in
IS-96-11; and
NOW, THEREFORE, BE IT RESOLVED THAT from the facts presented to the
Planning Commission, the Commission has determined that the amendment to the Rancho del
Rey Sectional Planning Area I Plan creating a new land use district called Employment Park,
deleting two existing land use districts currently called Employment Park-1A and Employment
Park-1B, and modifying the permitted, conditionally permitted and prohibited land uses
applicable thereto, is consistent with the City of Chula Vista General Plan and that the public
necessity, convenience, general welfare and good zoning practice supports the redesignation from
Employment Park-IA and Employment Park-1B to Employment Park.
BE IT FURTHER RESOLVED THAT THE PLANNING COMMISSION recommends
that the City Council enact an ordinance to create the new land use district to be called
Employment Park, to delete the Employment Park-lA and the Employment Park-IB land use
districts, redesignate the subject area to Employment Park, and modify the permitted,
conditionally permitted and prohibited land uses applicable thereto in accordance with the
attached City Council Ordinance.
And that a copy of this resolution be transmitted to the owners of the property and the
City Council.
PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA,
CALIFORNIA, this 24th day of April 1996 by the following vote, to-wit:
AYES:
NOES:
ABSENT:
ABSTENTIONS:
William A. Tuchscher, II
ATTEST:
Nancy Ripley, Secretary
M: \HOME\PLANNING\MARTIN\RDR\EP\9614PC .RES
Attachment 2
Ordinance No.
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF CHULA VISTA
AMENDING THE LAND USE DISTRICT MAP ESTABLISHED
BY THE RANCHO DEL REY SECTIONAL PLANNING AREA
I PLAN BY I) CREATING ONE LAND USE DISTRICT FROM
TWO EXISTING LAND USE DISTRICTS BY COMBINING
SAID TWO DISTRICTS, 2) REDESIGNATING
APPROXIMATELY 27.15 ACRES OF LAND INTO THE
NEWLY CREATED LAND USE DISTRICT, 3) DELETING
TWO EXISTING LAND USE DISTRICTS, AND 4)
MODIFYING THE PERMITTED, CONDITIONALLY
PERMITTED AND PROHIBITED LAND USES APPLICABLE
THERETO FOR THE NEWLY CREATED LAND USE
DISTRICT
A. RECITALS
I. Project Site
WHEREAS, the parcel which is the subject matter of this resolution is
diagrammatically represented in Exhibit A attached hereto and incorporated herein
by this reference, and for the purpose of general description herein consists of
approximately 27.15 acres currently designated as the Employment Park 1A and
Employment Park IB Districts, and is located in Rancho del Rey, Sectional
Planning Area I, east and north of Tierra del Rey and along two side streets
called Amena Court and Canarios Court ("Project Site") east of Price Club; and,
2. Project Applicant
WHEREAS, a duly verified application for a Miscellaneous Amendment was filed
with the Planning Department of the City of Chula Vista on November 3, 1995
by Cinti Land Plarming on behalf of various property owners ("Applicant"); and
3. Project Description; Application for a Miscellaneous Amendment
WHEREAS, Applicant requested the combining of approximately 27.15 acres in
Rancho del Rey currently designated as the Employment Park IA and
Employment Park IB Districts into one Employment Park District, and modifying
the permitted and conditionally permitted uses applicable thereto; and
4. Planning Commission Record on Application
WHEREAS, the Planning Commission held an advertised public hearing on the
Project on April 3. 1996 and continued said public hearing until April 24, 1996
M:\HOME\PLANNING\MARTIN\RDR\EP\9614CC .ORD
Ordinance No.
Page #2
at which time the Planning Commission voted _ recommending that the City
Council approve the Project in accordance with Resolution PCC-96-14; and
WHEREAS, from the facts presented to the Planning Commission, the
Commission has determined that the amendment is consistent with the City of
Chula Vista General Plan and that public necessity, convenience, and good zoning
practice support the amendment; and
5. City Council Record of Application
WHEREAS, a duly called and noticed public hearing on the Project was held
before the City Council of the City of Chula Vista May 14, 1996 to receive the
recommendation of the Planning Commission, and to hear public testimony with
regard to same.
NOW, THEREFORE the City Council of the City of Chula Vista does hereby find,
determine, and ordain as follows:
B. PLANNING COMMISSION RECORD
The proceedings and all evidence on the Project introduced before the Planning
Commission at their public hearing on this project held on April 24, 1996 and the
minutes and resolution resulting therefrom, are hereby incorporated into the record of
this proceeding.
C. ENVIRONMENTAL DETERMINATION
The Environmental Review Coordinator determined that the project falls under the
purview of EIR-87-0l and EIR-92-02 and that an addendum to these environmental
impact reports is the only environmental document required for this project, as
documented in IS-96-II. Based upon the recommendations of the Environmental Review
Coordinator, the City Council does hereby adopt the Addendum issued on IS-96-11.
D. CERTIFICATION OF COMPLIANCE WITH CEQA
The City Council does hereby find that the environmental determination of the
Environmental Review Coordinator was reached in accordance with requirements of the
California Environmental Quality Act, the State EIR Guidelines, and the Environmental
Review Procedures of the City of Chula Vista.
E. FINDINGS
The City Council hereby finds that the amendment is consistent with the City of Chula
Vista General Plan and that the public necessity, convenience and general welfare and
M :\HOME\PLANNING\MARTIN\RDR\EP\9614CC .ORD
Ordinance No.
Page #3
good zoning practice support the creation of a new land use district called Employment
Park, deleting the two existing land use districts called Employment Park-l A and
Employment Park-IB, redesignating subject acreage from Employment Park-lA and
Employment Park-lB to Employment Park, and amending the permitted, conditionally
permitted and prohibited land uses applicable thereto.
F. COUNCIL DIRECTION
The City Council of the City of Chula Vista hereby directs that the parcels located to the
north and east of Tierra del Rey, and along Amena Court and Canarios Court, as shown
on the attached Exhibit A, be redesignated EP, Employment Park.
G. EFFECTIVE DATE OF THIS ORDINANCE
This Ordinance shall take effect and be in full force the thirtieth day from its adoption.
Presented by
Approved as to form by
Robert A. Leiter
Director ot' Planning
Bruce M. Boogaard
City Attorney
M :\HOME\PLANNING\MARTIN\RDR\EP\9614CC.ORD
Exhibit la
Locator Map
EAST "H" STREET
PROJECT
LOCATION
CHULA VISTA PLANNING DEPARTMENT
LOCATOR PROJECT Clntl Land Planning PROJECT DESCRlmON,
C9 APPLICANt, INITIAL STUDY
PROJECT Eastern portion of R.D. R. Request: The proposed project combines the existing
ADDRESS, Business Center EP.lo and EP.l b land use district regulations into a
SCALE, fltf NUMBER, single EP.l designation.
NORTH No Scale 15-96-11
Exhibit 1 b
Land Use Districts Map from The Rancho
del Rey SPA I Plan
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Exhibit 2
Revised Permitted, Conditionally Permitted
and Prohibited Land Uses from Chapter IX-
A: Employment Park District
RANCHO DEL REY
SECTIONAL PLANNING AREA I PLAN
CHANGES TO THE PLANNED COMMUNITY REGULATIONS
FOR THE EMPLOYMENT PARK DISTRICT
PCM -96-14/IS-96-11
CHAPTER IX: BUSINESS CENTER DISTRICT
CHAPTER IX-A: EMPLOYMENT PARK DISTRICTS
IX-A.O
Purpose
In addition to the objectives outlined in Chapter VII, the Employment Park Districts are!$
included to provide for a quality working environment and to achieve a harmonious mixture of
uses which might otherwise be considered incompatible when located in close proximity.
Activities are intended to promote employment opportunities in manufacturing, service, research
and development, engineering, wholesale, and limited retail trade. In addition, the Employment
Park Districts-are i~ structured to advance the following objectives:
To reserve appropriately located areas for industrial use and protect these areas from
intrusion by dwellings and other non-harmonious uses;
To protect residential and commercial uses from noise, odor, dust, smoke, light
intrusion, truck traffic and other objectionable influences and to prevent fire, explosion,
radiation and other hazards incidental to certain industrial aBd iffi~eHle8ile service/repair
activities;
To promote sufficient open space around industrial structures to protect them from hazard
and to minimize the impact of industrial operations on nearby residential districts;
To minimize traffic congestion and avoid overloading utilities by restricting construction
of buildings of excessive size in relation to the amount of land around them; and,
To promote high standards of site planning, architecture and landscape design for HglH
l!.mliiii:! industrial and commercial developments within the City of Chula Vista.
A.- Employment Park ljimi~~j:JIndustriaI/Office District (EP-lA)
This district is intended as an area fef of light limited' industrial uses, whipl;l iO,plurles research
.... ."'d"...".."." __.__....__.,.......__........................................
and development by large scale, research aBd specialized manufacturing orginizinions, and
poropatibJe administrative and professional offices. which caB Any peti11,it~orcondttiooal1y
permitted uses allowed to develop under this. district. mtistmeet high performance and
development standards.
RDR SPA III Amendment
Page #2
IX-A.!
PERMITTED AND CONDITIONAL USES
The following uses shall be permitted uses where the symbol "P" appears and shall be
conditionally permitted uses subject to issuance and implementation of a Conditional Use Permit
issl.ledby theCitybf C!hila Vista where the symbol "C" appears. Uses are not pefHIitted
where the syHl!3el "11-1" !lfJpcars. Specific landu$es determined to beprohibitedi4 .theEPDistrict
bilvebeen so designated by"N" in the following: table. . See Section G below f!irUnlisted USes.
EP-+A - I.iiffiitiid Industrial/Office District
EP IB IlIdlistrilll Distriet
LAND USE
L.'\ND USE EMPLOYMENTPA'RK DISTRICT
EP-+A EP IB
A. Manufacturing
1.
Manufacturing, compounding,
assembly or treatment of articles or
merchandise from the following
~i&WR{#~pf previously prepared
typical materials; slich as canvas,
cellophane, cloth, cork, felt, fiber,
fur, glass, leather, paper (no
milling), precious or semi-precious
stones or metals, plaster, plastics,
shells, textiles, tobacco, wood, and
yearns; novelty items (not including
fireworks or other explosive type
items)
p
2.
Manufacturing'. and' assembly of
Electrical eiectrical and related
parts~; electrical appliances, motors
and devices; data, sound and/or
image. storage, recording and/or
playback .. equipment: ftIt!ie.;-
tclc':isiOH, I"flcJHograph ami
cOHlplitcm; . electronic precision
instruments; medical and dental
instruments; timing and measuring
instruments; audio machinery; visual
machinery; cosmctics, drugs,
perfumes, toiletries aad soap (not
including rcfiHiHg or relKieriHg of fat
or oils)
p
P
RDR SPA III Amendment
LAND USE
Page #3
L^.ND USE EM"I!L(JlMME;[Nmp~ DISTRICT
EP4AEP IB
p
~;i iFurniture upholstering
4c-$:iRubber and
. . manufacturing
metal
stamp
p
~6,
. Laboratories, chemical: research and
.,-- -.'-'..'.......".,.-',.'-'.....--..,.,.
development
&.-701iLaboratories, dental, electrical,
optical, mechanical and medical
p
1,.8,'. Laboratories; research imd
development, eX]3erimental, film,
electronic testing and mechanical
p
&9} Machine shop and sheet metal shop
N
9710IPlastics and other synthetics
manufacturing
c
B. Storage and Wholesale Trades
1.
Mini-storage, ]3ablie storage aad
storage warehoases
2.
Moving and storage firms, public
storage ~~dstOrageWarehquses
N
3.
!\l
p
p
G
p
p
p
G
p
p
RDR SPA III Amendment
Page #4
U.ND USE EMP:r:;E1YMlBhftFPARK: DISTRICT
EI'--lA ' EP IB
LAND USE
3.
4.
5.
Btlildiag materials afld ltlmber
storage yards ami or eontractor's
yams
N
G
Btlildiflg Equipment sales and rentals
C
G
Ptlblie aoo private btlilding material
sales yards, serviee yards, storage
yards, afld eEltlipmeflt rental
N
p
6.
MiB.or ~o repair (moved to Sect.C)
N
C
1-5; .', Wbolj;:sale . distribution operations
trtlekiag yanls, , terminals and
distribtltiflg operatiofls
G
C. Service and Commercial
1.
Animal hospital and veterinary clinic
and/ or office
C
N
2.
G
2.
f.HtoHlobile afld/or truek services
N
C
3.
Blueprinting and photocopying
p
p
4.
Cleaning and dyeing plant
N
G
5. Eating and drinking establishments:
a. Restaurants, restaurants with
cocktail lounges, coffee
shops, and full delicatessens
(may serve alcoholic
beverages). A free-standing
facility, shall be required', to
submit a supplemental traffic
RDR SPA III Amendment
Page #5
LAND USE
LAND USE EMP1:.;(j}X1ME1'N1iPAiRK\ DISTRICT
EP---lAEPIB
N
b.
Refreshment stands & snack
bars within a building as an
accessory use to a permitted
Of condi~ioi:lally permitted
use.
p
G
c
8.
Kennels [see under Accessory Uses]
N
c
977:/ Medical and dental offices and
clinics; medical, optical and dental
laboratories, oot including the
manufacture of pharmaceutical or
other products for general sale or
distribution
N
-l{},-S; Newspaper publishing, printing, and
distribution, general printing and
lithography
c
G
-l-h9c; Administrative and executive offices;
professional office for lawyers,
engineers, architects; financial
offices including banks, real estate
and other general business offices
p
G
1210': .'\8)' other researeh, light
ffillRHfaeturiag or office Hse which is
determiRed BY tfle PlaflRiRg
COHlmissioR to 8e of the same
geaeral eharaeter as the above
permitted Hses [See Section G,
Unlisted Uses below
P
p
HJQ.;Exterminating services
N
N
Page #6
RDR SPA III Amendment
LAND USE
LAND USE ENrP]SCJ:MNrBNl1PA'Rl\; DISTRICT
EP...fA EP IB
!411iPlant nurseries and the sale of
related hardware items provided they
are clearly incidental and secondary
to the plant nursery. Plant nurseries
shall be allowed only on the
peripheral areas of the EP4 WfIe
1{~~~FiB~, so as to not disrupt the
continuity of the professional and
administrative office land uses
C
N
~12;,Radio and television broadcasting,
c
G
16.
Retail cOHlHlercial Vinen in Sllpport
of a permitted 8r conditional lIse
[Moved to Section E, Accessory
Uses]
C
p
Hl~;nRetail distribution centers and
manufactures's outlets which require
extensive floor areas for the storage
and display of merchandise, and the
high volume, warehouse-type sale of
goods and uses which are related to
and supportive of existing on-site
retail distribution centers of
manufacturer's outlets. Conditional
use permit applications for the
establishment of retail commercial
uses, covered ~~n!1~88i)~j9~r$q by
the City Council subsequent to its
receipt of recommendations thereon
from the Planning Commission
G
RDR SPA III Amendment
Page #7
L^.ND USE E'MP]j(1)~NlEN.11I!AR1<. DISTRICT
Ef'--l-A EP IB
LAND USE
M.14iSale of beer or alcoholic beverages
for consumption on the premises
only where the sale is incidental to
the sale of food and accessory to the
~ permitted HSe
pimiAit(~q,\!~~
p
G
D. Public and Semi-Public Uses
2.
1.
Day nurseries, day care schools and
nursery schools
C
G
Educational institutions, public or
private including vocational schools
C
G
3.
Post offices and post office terminals
p
p
4.
Public utility pumping stations,
equipment building and installations
G
5.
Recreation, private, semi-private, or
commercial,' including movie theaters
C
G
6.
Public and quasi-public uses
appropriate to the district, such as
professional, business and technical
schools of a public service type, but
not including corporation yards,
storage or repair yards and
warehouses
C
G
7.
Schools and studios for arts and
crafts; photography, music, dance
and art galleries, in accordance with
the provision of Section 19.58.220
CVMC
C
G
RDR SPA III Amendment
Page #8
Lf,ND USE EMP:L<JiMMEN:11PAiRI< DISTRICT
EP-M: 'EPIB
LAND USE
E. Accessory Uses
1.
Accessory structures and uses located
on the same lot as ~ permitted or a
conditionany P~rm~!J(#!luse
p
p
2.
Accessory uses and buildings
customarily appurtenant to a
permitted use, such as incidental
storage facilities
p
p
3.
Commercial parking lots and parking
garages, in accordance with Section
19.62.010 to 19.62.130 CVMC
C
G
4.
Incidental services for employees on
a site occupied by a permitted or
conditionaqYip~f!)'i~tt~g use,
including day care, recreational
facilities, showers and locker rooms
p
p
5.
Office condominium
p
G
6. DeHtal practices opeH to tHe public
as aH accessory Hse (Hot to exceed
35'f{ of ilie teal eombiHed noor area
devoted to deHtal malftlfacturiHg,
laboratories aHd other deHtal related
Hses, or 15 % of the total bHilding
area whichever is less) [See Sect.
C.?]
p
C
3-,6:iRoof mounted satellite dishes subject
to the following standards or
conditions:
p
p
a. The dish shall be screened
using appropriate matching
architectural materials or
parapet walls;
RDR SPA III Amendment
LAND USE
Page #9
L^.ND USE l't'Nf'BlliIJPIJUvIEiNi'FP'ARK DISTRICT
.--.,.,..,.",.'-'...".'..--.'.'.'.,"" ...._,..,..,",'.....'.'.','.
EP--1A "EP IB
b. Dishes shall be of a neutral
color, matchlpg the building
99~gr!!Ai;!~~~!;9r~, or as
otherwise approved by the
City;
c. A building permit shall be
re<iHired9.1?!i),!#~g ;
d. No advertising material shall
be allowed on the satellite
dish antenna. Satellite dish
antennae containing
advertising material shall be
considered signs.
&.-7;( Watchman's or caretaker's living
quarters only when incidental to and
on the same site as a permitted or
conditiona1!&p~m!it~~g use
p
+.-!k"Wholesale business storage or
warehouse for products of the types
permitted to be manufactured in the
district
p
p
10. Retail commercial when in SHfJfJort
ef accessory' to a permitted or
conditionally permitted use
p
F. Temporary Uses
1.
Temporary uses as prescribed III
Chapter XI of this document
p
p
p
p
RDR SPA III Amendment
Page # 10
Lf.ND USE EN1P:ID{J)'Y:.N1?BNtFPARK: DISTRICT
EP--!A EP IB
LAND USE
G. ,Unlisted Land1J~es
UrouSu.bminalof an application, any other
research, light' ,limited manufacturing,
setvic~ or office use will, be <:onsidered
which is aeterminea by the Zoning
AdminiStriltor,or Planning Commission at
.....-.'-'..'.......",..",......'.---......".. ....
the Z<)hingAdniin!strator's ,discretion, or
-...-.-.,.."'..'" ""-""""""""---"'-,""----"""""'--",-,-',-""',-,"""" ..........
upon . appeal of the ,Zoliing Administrator's
decisioil . by, ,the 'applicant to, the Planning
CoriJ:iO,ission, said USe to be of the same
general character as the above uses.
--
coUditioO,aliy perinit(edor pr()uibited:
IX-A.2
PROPERTY DEVELOPMENT STANDARDS - EMPLOYMENT PARK
The following property development standards apply to all land and buildings other than
accessory buildings authorized in this district. Any legal lot may be used as a building site,
except no building permit shall be issued for any lot having a lot size less than 10,000 square
feet.
A. General Requirements
The following requirements are minimums unless otherwise stated:
Development Standard
1. Lot area, net sq. ft. (OOO's)'
Lana Use ~1i1~9ymRm''!'!!!f~District
EP-+A EP iB ""
40 4G
2.
Lot width (feet)
100 m
3.
Lot depth (feet)
150 MG
4.
Front yard setback (feet)
~20 'W
5.
Side yard setback, each (feet)
10
w
6.
Public street ROW setback (feet)
20
'W
Map for condominium development does not need to meet lot area requirement. Minimum lot area may be
reduced to 10,000 sq. ft. for master planned building complexes with Precise Plan approval. Such Precise Plan shall
be for a total area of no less than 60,000 sq. ft.
RDR SPA III Amendment
Page #11
7.
8.
9.
10.
11.
B.
East "H" St. ROW setback (feet) 60 6Q
Rear yard setback (feet) 10 .w
Rice Canyon top of slope setback (feet) 20 ;!()
Building height, maximum2 A3 A
Maximum lot coverage4 (% of net lot) 50 ~
Special Requirements
1. Along all street frontages situated across from any residentially zoned property, a
minimum three foot high landscaped earthen berm shall be constructed. Along all other
lot lines adjacent to residential districts, a maximum eight (8) foot high wall may be
constructed if required following Planning Director review. Fences should blend in with
the site's architecture.
2. Streetscapes shall be enhanced to provide an easy transItIon from the street to the
building. Patios, circulation and parking spaces can be included in setback areas to help
buffer adjoining parcels from one another.
3. Reciprocal ingress and egress, circulation and parking arrangements shall be required
where possible and feasible to facilitate vehicular movement between adjoining properties
and to limit superfluous driveways.
IX.3 GENERAL PERFORMANCE STANDARDS
The following performance standards are general guidelines intended to describe the overall
minimum design standards for the Employment Park. The design guidelines provided in Chapter
VI of the SPA Plan provide specific recommendations.
A. Landscaping
In all Employment Park Districts the required front and exterior side (street side) yard setbacks
shall be landscaped. Parking, driveways, and other decorative hardscape areas will be permitted
within the required rear yard, interior side yard, East "H" Street, and Rice Canyon top-of-slope
setbacks. Landscaping shall consist predominantly of plant materials and shall be irrigated by
Heights which vary from these standards may be approved via a Conditional Use Permit and Site Plan approval.
A = 45 feet or 3 stories, whichever is less.
Open space lots of other special setbacks along East "H" Street shall be included in the adjacent building lot
area for purposes of the lot coverage calculation.
RDR SPA III Amendment
Page #12
automatic sprinklers. All planting and irrigation shall be in accordance with the City's
Landscape Manual and the Employment Park Design Guidelines. All landscaping shall be
permanently maintained in a clean, healthy and thriving condition, free of weeds, trash and
debris.
B. Equipment
All ground mounted mechanical equipment, including heating and air conditioning units and
trash receptacle areas, shall be completely screened from surrounding properties.
C. Utilities
All utility connections shall be designed to coordinate with the architectural elements of the site
so as not to be exposed except where required by utility provider.
D. Lighting
All light sources shall be shielded in such a manner that the light is directed away from streets
and adjoining properties. Illuminators shall be integrated within the architecture of the building.
E. Electrical Disturbance, Heat and Cold, Glare
No use except a temporary construction operation shall be permitted which creates changes in
temperature or direct glare, detectable by the human senses without the aid of instruments,
beyond the boundaries of the site. No use shall be permitted which creates electrical
disturbances that affect the operation of any equipment beyond the boundaries of the lot.
F. Fire and Explosive Hazard
All storage of and activities involving intlammable and explosive materials shall be provided
with adequate safety and fire fighting devices to the specifications of the Uniform Fire Code.
All incineration is prohibited. Adequate smoke detectors shall be installed in all new
construction.
G. Noise
The acceptable outdoor noise exposure levels, measured at the property line, for the Employment
Park Districts are given in the table below. (See Chapter 19.66 CVMC for definitions and
additional details.)
RDR SPA III Amendment
Page # 13
Exterior Noise Limits*
Receiving Land Use District
7 am - 10 pm
10 pm - 7 am
EP 1, EP 2
70 dbA
70 dbA
*Environmental Noise - Leq in any hour
*Nuisance Noise - not exceeded at any time
H. Odor
No use shall be permitted which created odor in such quantities as to be readily detectable
beyond the boundaries of the site.
I. Radioactivity
In all Employment Park Districts, the use of radioactive materials shall be limited to measuring,
gauging and calibration devices, and medical X-ray diagnostic equipment.
J. Vibration
No use except a temporary construction operation shall be permitted which generates inherent
and recurrent ground vibration perceptible, without instruments, at the boundary of the lot on
which the use is located.
K. Condominium Conversion
In any Employment Park District, the conversion of a project to condominium ownership shall
meet all the requirements of the zone to the maximum extent possible. Specific City Council
waiver shall be required where the zone requirements cannot be met.
L. Air Pollution
There shall be no emission on any site, for more than one minute in any hour, of air
contaminants which, at the emission point or within a reasonable distance of the emission point,
is as dark or darker in shade as that designated as No. 1 on the Ringelman Chart as published
in the United States Bureau of Mines Information Circular 7718.
M. Outdoor Storage
Outdoor storage areas shall be entirely enclosed by visual barriers to adequately screen views
from the external boundaries of the property.
Page #14
RDR SPA III Amendment
N. Energy Conservation
Buildings shall be located on the site to provide adjacent buildings adequate sunlight for solar
access when practical. Buildings should be designed to minimize energy consumption.
O. Toxic Materials
No land or building shall be used or occupied in any manner which creates an unhealthful,
dangerous, noxious or otherwise objectionable condition due to the use, storage or proximity to
toxic materials.
P. Liquid or Solid Waste
The discharge or deposit of liquid or solid wastes shall be subject to the provisions of Section
19.66.150 CVMC.
R. Aesthetic Standards
1. All uses at the perimeter of the Employment park Districts shall be landscaped to provide
a buffered transition to adjacent uses.
2. Visual appearance shall be a principal consideration in the approval of Conditional Use
Permits, especially any uses involving outdoor storage or activity. Consideration should
be given to all prospective vantage points, including residential areas at a higher
elevation.
IX.4 SIGNS
No sign or outdoor advertising structure shall be permitted in any Employment Park District
except as provided in Chapter XII or herein.
Exhibit 3
Original Employment
District Park Regulations
CHAPTER IX: BUSINESS CENTER DISTRICTS
CHAPTER IX-A: EMPLOYMENT PARK DISTRICTS
IX-A.O
Purpose
In addition to the objectives outlines in Chapter VII, the
Employment Park Districts are included to provide for a quality
working environment and to achieve a harmonious mixture of uses
which might otherwise be considered incompatible when located in
close proximity. Activities are intended to promote employment
opportunities in manufacturing, service, research and development,
engineering, wholesale, and limited retail trade. In addition, the
Employment Park Districts are structured to advance the following
objectives:
To reserve appropriately located areas for industrial use and
protect these areas from intrusion by dwellings and other
non-harmonious uses;
To protect residential and commercial uses from noise, odor,
dust, smoke, light intrusion, truck traffic and other objec-
tionable influences and to prevent fire, explosion, radiation
and other hazards incidental to certain industrial and
automobile service/repair activities;
To promote sufficient open space around industrial structures
to protect them from hazard and to minimize the impact of
industrial operations on nearby residential districts;
To minimize traffic congestion and avoid overloading utilities
by restricting construction of buildings of excessive size in
relation to the amount of land around them; and,
To promote high standards of site planning, architecture and
landscape design for light industrial and commercial develop-
ments within the City of Chula vista.
A. Employment Park Industrial/Office District (EP-1A)
This district is intended as an area for light industrial uses,
large scale research and specialized manufacturing organizations,
and administrative and professional offices which can meet high
performance and development standards.
B. Employment Park Industrial District (EP-1B)
This district is
development that
standards.
intended
can meet
as an area for modern industrial
high performance and development
2/7/95
IX-A-l
IX-A. 1
PERMITTED AND CONDITIONAL USES
The following uses shall be permitted uses where the symbol "P"
appears and shall be permitted uses subject to a Conditional Use
Permit where the symbol "c" appears. Uses are not permitted where
the symbol "N" appears.
EP-1A - Industrial/Office District
EP-lB - Industrial District
LAND USE DISTRICT
LAND USE
EP-IA EP-IB
A. Manufacturing
1.
Manufacturing, compounding, assemb-
ly or treatment of articles or mer-
chandise from the following pre-
viously prepared typical materials
such as canvas, cellophane, cloth,
cork, felt, fiber, fur, glass,
leather, paper (no milling), pre-
cious or semi-precious stones or
metals, plaster, plastics, shells,
textiles, tobacco, wood, and yarns;
novelty items (not including fire-
works or other explosive type items)
C
P
2.
Electrical and related parts; elec-
trical appliances, motors and devices;
radio, television, phonograph and
computers; electronic precision
instruments; medical and dental
instruments; timing and measuring
instruments; audio machinery; visual
machinery; cosmetics, drugs, per-
fumes, toiletries and soap (not
including refining or rendering of
fat or oils)
P
P
2/7/95
IX-A-2
LAND USE
3.
4.
5.
6.
7.
8.
9.
Furniture upholstering
Rubber and metal stamp manufac-
turing
Laboratories, chemical
Laboratories; dental, electrical,
optical, mechanical and medical
Laboratories; research, experimental,
film, electronic testing and mechan-
ical
Machine shop and sheet metal shop
Plastics and other synthetics
manufacturing
B. storage and Wholesale Trades
1.
Mini-storage, public storage and
storage warehouses
2.
Moving and storage firms
3 .
Building materials and lumber
storage yards and/or contractor's
yards
4.
Building equipment sales, rentals
Public and private building mater-
ial sales yards, service yards,
storage yards, and equipment rental
Minor auto repair
Trucking yards, terminals and dis-
tributing operations
5.
6.
7.
2/7/95
IX-A-3
LAND USE DISTRICT
EP-IA EP-IB
N
p
N
p
P
N
c
N
N
N
c
N
N
N
p
p
c
p
P
p
c
p
P
c
c
p
C
c
LAND USE
C. Service and Commercial
1.
2.
3.
4.
Animal hospital or veterinary
clinic and/or office
Automobile and/or truck services
Blueprinting and photocopying
Cleaning and dyeing plant
5. Eating and drinking establishments:
a.
Restaurant, restaurant with
cocktail lounge, coffee shop,
and full delicatessen (may
serve alcoholic beverages)
b.
Refreshment stands & snack bars
within a building as accessory
to permitted use
2/7/95
IX-A-4
LAND USE DISTRICT
EP-1A EP-1B
C
N
N
C'
,
p
p
C
N
N
N
p
C
LAND USE
8.
Kennels
9.
Medical and dental offices, and
clinics, medical, optical and
dental laboratories, not including
the manufacture of pharmaceutical or
other products for general sale or
distribution
o.
Newspaper publishing, printing, and
distribution, general printing and
lithography
11. Administrative and executive offices;
professional offices for lawyers,
engineers, architects; financial offices
including banks, real estate and other
general business offices
12. Any other research, light manufac-
turing or office use which is deter-
mined by the Planning Commission to
be of the same general character as
the above permitted uses
13. Exterminating services
14. Plant nurseries and the sale of related
hardware items provided they are clearly
incidental and secondary to the plant
nursery. Plant nurseries shall be
allowed only on the peripheral areas
of the EP-1A zone, so as not to dis-
rupt the continuity of the profes-
sional and administrative office
land uses
15. Radio and television broadcasting,
excluding towers
16. Retail commercial when in support
of a permitted or conditional use
2/7/95
IX-A-5
LAND USE DISTRICT
EP-1A EP-1B
N
p
C
P
p
N
C
C
C
c
N
c
c
P
N
N
c
P
LAND USE
17. Retail distribution centers and
manufacturer's outlets which require
extensive floor areas for the stor-
age and display of merchandise, and
the high volume, warehouse-type sale
of goods and uses which are related
to and supportive of existing on-site
retail distribution centers of manu-
facturer's outlets. Conditional use
permit applications for the estab-
lishment of retail commercial uses,
covered by the City Council subse-
quent to its receipt of recommenda-
tions thereon from the Planning Com-
mission
18. Sale of beer or alcoholic beverages
for consumption on the premises only
where the sale is incidental to the
sale of food and accessory to the
permitted use
D. Public and Semi-Public Uses
1.
Day nurseries, day care schools
and nursery schools
2.
Educational institutions, public
or private including vocational
schools
J.
Post offices and post office
terminals
4.
Public utility pumping stations,
equipment building and installation
5.
Recreation, private, semi-private,
or commercial
2/7/95
IX-A-6
LAND USE DISTRICT
EP-1A EP-1B
N
C
P
C
C
C
C
C
P
P
N
C
C
C
LAND USE
6.
PUblic and quasi-public uses appro-
priate to the district, such as
professional, business and technical
schools of a public service type, but
not including corporation yards,
storage or repair yards, and
warehouses
7.
School and studio for arts and crafts;
photography, music, dance and art
galleries, in accordance with the
provisions of Section 19.58.220 CYMC
E. Accessory Uses
1. Accessory structures and uses
located on the same lot as
permitted or conditional use
2. Accessory uses and buildings
customarily appurtenant to a
permitted use, such as
incidental storage facilities
3. Commercial parking lots and
parking garages, in accordance
with Section 19.62.010 to
19.62.130 CVMC
4. Incidental services for employees on
a site occupied by a permitted or
conditional use, including day care,
recreational facilities, showers
and locker rooms
5. Office condominium
6. Dental practices open to the public as
an accessory use (not to exceed 35% of
the total combined floor area devoted
to dental manufacturing, laboratories
and other dental related uses, or 15%
of the total building area whichever
is less).
2/7/95
IX-A-7
LAND USE DISTRICT
EP-IA EP-IB
C
c
C
C
P
p
P
P
C
C
P
p
P
C
p
c
LAND USE
5.
Roof mounted satellite dishes
subject to the following
standards or conditions:
a. The dish shall be screened
using appropriate matching
architectural materials or
parapet walls;
b. Dishes shall be of a neutral
color, match the building, or
as otherwise approved by the
City;
c. A building permit shall be
required;
d. No advertising material shall be
allowed on the satellite dish
antenna. Satellite dish antennae
containing advertising material
shall be considered signs.
6.
Watchman's or caretaker's living
quarters only when incidental to and
on the same site as a permitted or
conditional use
7.
Wholesale business storage or ware-
house for products of the types
permitted to be manufactured in
the district
F. Temporary Uses
1.
Temporary uses as prescribed in
Chapter XI
2/7/95
IX-A-B
LAND USE DISTRICT
EP-IA EP-IB
p
p
p
p
p
p
p
p
IX-A.2
PROPERTY DEVELOPMENT STANDARDS - EMPLOYMENT PARK
The following property development standards apply to all land and
buildings other than accessory buildings authorized in this
district. Any legal lot may be used as a building site, except no
building permit shall be issued for any lot having a lot size less
than 10,000 square feet.
A. General Requirements
The following requirements are minimums unless otherwise stated:
Land Use District
EP-IA EP-IB
Development Standard
1.
2.
3.
4 .
5.
6.
7.
8.
Lot area, net sq. ft. (OOO's) J 40 40
Lot width (feet) 100 120
Lot depth (feet) 150 150
Front yard setback (feet) 25 20
Side yard setback, each (feet) 10 10
Public street ROW setback (feet) 20 20
East "H" St. ROW setback (feet) 60 60
Rear yard setback (feet) 10 10
Rice Canyon top of slope setback
(feet) 20 20
Building height, maximum- A A
Maximum lot coverage
(percent of net lot) 3 50 50
9.
10.
11.
_....w.-.-"..... ,.".'.#~..."'..H." ........ ....,..,","~. ......,...-~"...."'-,,...#..-.........._'''-
I Map for condominium development does not need to meet lot area requirement.
Minimum lot area may be reduced to 10,000 sq. ft. for master planned building
complexes with Precise Plan approval. Such Precise Plan shall be for a total area
~f no less than 60,000 sq. ft.
Heights which vary from these standards may be approved via a Conditional Use
fermit and Site Plan approval.
Open space lots of other special setbacKs along East "8" Street shall be included
in the adjacent building lot area for purposes of the lot coverage calculation.
A = 45 feet or 3 stories, whichever is less.
2/7/95
IX-A-9
~
B. Special Requirements
1. Along all street frontages situated across from any residen-
tially zoned property, a minimum three foot high landscaped
earthen berm shall be constructed. Along all other lot lines
adjacent to residential districts, a maximum eight (8) foot
high wall may be constructed if required following Planning
Director review. Fences should blend in with the site's
architecture.
2. streetscapes shall be enhanced to provide an easy transition
from the street to the building. Patios, circulation and
parking spaces can be included in setback areas to help buffer
adjoining parcels from one another.
3. Reciprocal ingress and egress, circulation and parking
arrangements shall be required where possible and feasible to
facilitate vehicular movement between adjoining properties and
to limit superfluous driveways.
IX.3 GENERAL PERFORMANCE STANDARDS
The following performance standards are general guidelines intended
to describe the overall minimum design standards for the Employment
Park. The design guidelines provided in Chapter VI of the SPA Plan
provide specific recommendations.
A. Landscaping
In all Employment Park Districts the required front and exterior
side (street side) yard setbacks shall be landscaped. Parking,
driveways, and other decorative hardscape areas will be permitted
within the required rear yard, interior side yard, East "H" Street,
and Rice Canyon top-of-slope setbacks. Landscaping shall consist
predominantly of plant materials and shall be irrigated by
automatic sprinklers. All planting and irrigation shall be in
accordance with the City's Landscape Manual and the Employment Park
Design Guidelines. All landscaping shall be permanently maintained
in a clean, healthy and thriving condition, free of weeds, trash
and debris.
B. Equipment
All ground mounted mechanical equipment, including heating and air
conditioning units and trash receptacle areas, shall be completely
screened from surrounding properties.
c. utilities
2/7/95 IX-A-10
All utility connections shall be designed to coordinate with the
architectural elements of the site so as not to be exposed except
where required by utility provider.
D. Lighting
All light sources shall be shielded in such a manner that the light
is directed away from streets and adjoining properties. Illumina-
tors shall be integrated within the architecture of the building.
E. Electrical Disturbance, Heat and cold, Glare
No use except a temporary construction operation shall be permitted
which creates changes in temperature or direct glare, detectable by
the human senses without the aid of instruments, beyond the
boundaries of the site. No use shall be permitted which creates
electrical disturbances that affect the operation of any equipment
beyond the boundaries of the lot.
F. Fire and Explosive Hazard
All storage of and activities involving inflammable and explosive
materials shall be provided with adequate safety and fire fighting
devices to the specifications of the Uniform Fire Code. All
incineration is prohibited. Adequate smoke detectors shall be
installed in all new construction.
G. Noise
The acceptable outdoor noise exposure levels, measured at the
property line, for the Employment Park Districts are given in the
table below. (See Chapter 19.66 CVMC for definitions and addition-
al details.)
Exterior Noise Limits*
Receiving Land Use District
7 am - 10 pm
10 pm - 7 am
EP-1, EP-2
70 dbA
70 dbA
*Environmental Noise - Leq in any hour
*Nuisance Noise - not exceeded at any time
H. Odor
No use shall be permitted which created odor in such quantities as
to be readily detectable beyond the boundaries of the site.
I. Radioactivity
2/7/95 IX-A-ll
In all Employment Park Districts, the use of radioactive materials
shall be limited to measuring, gauging and calibration devices, and
medical X-ray diagnostic equipment.
J. vibration
No use except a temporary construction operation shall be permitted
which generates inherent and recurrent ground vibration percepti-
ble, without instruments, at the boundary of the lot on which the
use is located.
K. Condominium Conversion
In any Employment Park District, the conversion of a project to
condominium ownership shall meet all the requirements of the zone
to the maximum extent possible. Specific City Council waiver shall
be required where the zone requirements cannot be met.
L. Air Pollution
There shall be no emission on any site, for more than one minute in
any hour, of air contaminants which, at the emission point or
within a reasonable distance of the emission point, is as dark or
darker in shade as that designated as No. 1 on the Ringe1man Chart
as published in the united States Bureau of Mines - Information
Circular 7718.
K. Outdoor storage
Outdoor storage areas shall be entirely enclosed by visual barriers
to adequately screen views from the external boundaries of the
property.
N. Energy Conservation
Buildings
buildings
Buildings
shall be located on the site to provide adjacent
adequate sunlight for solar access when practical.
should be designed to minimize energy consumption.
O. Toxic Materials
No land or building shall be used
creates an unhealthful, dangerous,
able condition due to the use,
materials.
or occupied in any manner which
noxious or otherwise objection-
storage or proximity to toxic
P. Liquid or Solid Waste
The discharge or deposit of liquid or solid wastes shall be subject
to the provisions of section 19.66.150 CVMC.
2/7 /95
IX-A-12
R. Aesthetic Standards
1. All uses at the perimeter of the Employment park Districts
shall be landscaped to provide a buffered transition to
adjacent uses.
2. Visual appearance shall be a principal consideration in the
approval of Conditional Use Permits, especially any uses
involving outdoor storage or activity. Consideration should
be given to all prospective vantage points, including residen-
tial areas at a higher elevation.
IX.. SIGNS
No sign or outdoor advertising structure shall be permitted in any
Employment Park District except as provided in Chapter XII or
herein.
2/7/95
IX-A-13
Exhibit 4
Amendment Key Map
Amendment Key Map
_0.-
".-
-."
Open Space
East
H
street
1/
. . . . . . . . . . . . . .
..............
.............,
............................
........,.....
..............
..............
. . . . . . . . . . . . . .
..............
..............
..............
..,...........
..............
. . . . . . . . . . . . . .
~~~~
o
*
Existing EP-1 a District
Existing EP-1 b District
Parcel Number
Project Sponsors (Joint Applicants)
.....
Proposed Boundary of Combined EP-1 District
Cinti Land PtaMing 11/2/95