HomeMy WebLinkAboutPlanning Comm Reports/1983/01/12 A G E N D A
City Planning Commission
Chula Vista, California
Wednesday, January 12, 1983 - 7:00 p.m. City Council Chambers
PLEDGE OF ALLEGIANCE - SILENT PRAYER
APPROVAL OF MINUTES - Heeting of December 8, 1982
ORAL COMMUNICATIONS
1. PUBLIC HEARING: EIR-79-6(a) Sammis Property, North of 'E' Street
West of I-5
2. (Continued) Discussion of Land Use Chart
DIRECTOR'S REPORT
COMMISSION COMMENTS
To: City Planning Commission
From: Bud Gray, Director of Planning
Subject: Staff report on agenda items for Planning Commission Meeting of
January 12, 1983
1. PUBLIC HEARING: EIR-79-6(a) Sammis Property, North of 'E' Street West of I-5
A. BACKGROUND
This is a Focused Environmental Impact Report prepared by WESTEC Services, Inc.
under contract to the City of Chula Vista. It addresses the proposed commercial
development of an area totalling about 14 acres, located north of 'E' Street and
west of Interstate 5.
In order to develop the site as proposed, a General Plan Amendment is required.
This amendment will be before the Planning Commission at their January 26, 1983
meeting. Other actions by the City of Chula Vista include design review by the
Design Review Committee and an owner participation agreement with the Redevelopment
Agency. Other discretionary actions to be carried out by other agencies include
a coastal development permit by the California Coastal Commission and approval of
the proposed railroad crossings by the Public Utilities Commission, the San Diego
and Arizona Eastern Railroad Board and the Metropolitan Transit Development Board.
B. RECOMMENDATION
Open the public hearing and take testimony that is germane to the issue of the
Environmental Impact Report, continue the public hearing and schedule consideration
of the final Environmental Impact Report for January 26, 1983.
C. PROJECT DESCRIPTION
Sammis Properties proposes to develop various commercial uses on a 14 acre site
that includes land under private ownership, the Bay Boulevard right-of-way, the
San Diego and Arizona Eastern Railroad right-of-way and land within a 150 foot
wide utility easement owned by San Diego Gas and Electric Company. Included in the
project is the development of a motel with approximately 100 rooms, two restaurants
with about 7500 sq. ft. each, a5 8-plex theater with 40,000 sq. ft. of office space
at the second and third level above the theater and a 60,000 sq. ft. office building
with three floors. Parking would be provided within the Bay Boulevard right-of-way,
the SDG&E easement and on the privately owned parcel. Vehicular and pedestrian
crossings of the railroad are proposed across the railroad right-of-way between
the western and eastern portions of the project site.
D. IMPACT ANALYSIS
1. Land Use.
The proposed project requires an amendment to the City of Chula Vista
General Plan which would change the land use designation of about 4.3 acres within
the SDG&E right-of-way from "Park and Open Space" to "Visitor Commercial." The
City Planning Commission Page 2
Agenda Items for Meeting of January 12, 1983
easement area could then be used to provide parking for the development easterly
of the SD&AE Railroad.
The intent of this open space designation is to provide an open space area in
conjunction with the 'E' Street Gateway to the Bayfront and to provide a pedestrian
access corridor that would connect portions of the Bayfront north and south of
the project. The development plan as submitted includes a 28 foot landscape area
along the western edge of the project, which includes a landscape berm, screening,
landscaping and a winding pedestrian access. The development plan, therefore,
mitigates potential impacts due to the amendment of the General Plan to a level of
insignificance. The development of the eastern portion of the site is consistent
with the General Plan and the Bayfront Redevelopment Plan. The inclusion of office
space within the area is, however, inconsistent with the highway commercial designation
of the draft Local Coastal Program and Coastal Commission policies. Due to the
additional parking provided in the SDG&E right-of-way, a higher density development
can be considered on the eastern portion of the property, thereby allowing a
substantial amount of visitor serving commercial uses in addition to the office
uses which make the project more economically feasible. The proposed land uses for
the eastern portion of this site are not consider6d to have a significant land use
impact.
2. Biological Resources.
The Sweetwater Marsh located adjacent to the north of the site is a highly
sensitive biological resource. The interface of the proposed development with the
adjacent marsh complex as currently planned would result in a significant indirect
adverse affect. The main concerns are the lack of adequate buffering distance,
lack of physical buffering elements, the direct loss of salt marsh vegetation due to
placement of a drainage outlet, elimination of adjacent upland habitat in the SDG&E
right-of-way and the potential for erosion and sedimentation impacts. Mitigation
of these impacts which are associated with the encroachment of urban development
in an area adjacent to the marsh will require a rede§ign of the project. A buffering
area with a minimum distance of 100 feet from the wetland with appropriate landscaping
and berms or walls will be necessary. This will require a redesign of the parking
and circulation plans in addition to proposed building locations. Impacts associated
with runoff and the drainage structure can be mitigated to a level of insignificance
through a redesign of the drainage structure.
3. Drainage/Water Quality.
The PrOPosed General Plan Amendment for the SDG&£ easement would result in
a potential adverse affect on the water quality in the Sweetwater Marsh by allowing
the construction of impervious surfaces as opposed to the current open space
designation. Due to the existing oil soaked condition of the eastern portion of
the project site due to its past use as auto wrecking facilities, it is likely
contributing oil and other pollutants to the marsh. The overall level of contaminants
being discharged from the site is not expected to increase significantly and in
effect, may be decreased due to its past use.
The proposed drainage system would direct nearly all of the site drainage
into the Sweetwater Marsh where it would be discharged into the wetland via two
City Planning Commission Page 3
Agenda Items for Meeting of January 12, 1983
outlet structures on either side of the railroad. Each drainage outlet consists
of a drain pipe with riprap below the mouth of the pipe. Potentially significant
adverse impacts of the drainage system include the location of the westerly structure
in the salt marsh habitat and potential erosion of the slope located between the
drainage structure and the marsh.
In order to mitigate these concerns it is recommended that a comprehensive
drainage control plan be developed for the project site. The primary elements
of the erosion control plan would be the use of sedimentation, basins or other
control measures in order to adequately reduce potential erosion and sedimentation
and an energy dissipater adequate to reduce the rate of runoff from the project
site to existing levels. In keeping with the mitigation measures recommended for
biological impacts, the drainage structures should be set back from the marsh.
These structures could be located within the 100 foot buffer zone.
4. Aesthetics.
The proposed General Plan Amendment for the SDG&E right-of-way would
allow urban development in an area currently designated for open space. Since the
easement area is related to the gateway concept for 'E' Street and is a highly
visible component of the Bayfront Plan, if and when Tidelands Avenue is extended
to the north, the change in land use designation represents a potentially significant
impact to visual quality and aesthetics. This impact has been mitigated to a level
of insigificance at the project level due to features of the landscape plan which
are responsive to visual concerns and have been incorporated into the project.
The development plan for the eastern portion of the site includes at least
two 3-story buildings up to 50 feet in height. These structures are, in part,
located adjacent to the Interstate 5 frontage. The proposed buildings are in
conflict with the redevelopment plan guidelines relating to the 'E' Street Gateway
to the Bayfront, visibility from I-5 and would intrude on the bay view shed as
seen from the eastern areas. This visual impact is considered to be a significant
adverse affect of the project. Mitigation of this impact can be accomplished by
a reduction in the height, bulk and scale of the proposed buildings and possibly
increasing building setbacks from I-5.
5. Noise.
Using current and projected traffic volumes for roadways in the vicinity
traffic noise contours were calculated for existing and future conditions. The
dominant source of acoustical impact on the project site resulted from traffic
volumes on I-5 and related interchanges. Upper stories of buildings along the
eastern edge of the site would be subject to noise levels in access of 70 dB,
while the remainder of the site would be subject to noise levels of 65 dB or higher.
These impacts are above the threshold noise criteria thereby creating a potentially
significant impact. This impact can be mitigated throu§h the implementation of
conventional acoustical engineering designs.
6. Archaeological Resources.
The project site has been surveyed several times in the past. Results of
these surveys indicate the presence of one badly disturbed prehistoric site located
City Planning Commission Page 4
Agenda Items for Meeting of January 12, 1983
on the easterly parcel between I-5 and Bay Boulevard (SDi-5512a). Although this
site is highly disturbed it may possess important data about prehistoric life
in the Chula Vista area.
In conjunction with the San Diego Bay Route bikeway project CalTrans
performed an investigation of historical and archaeological resources on the
western parcel. An additional site (DOT-11-BKWY-1) was found on the western
portion of the proposed project site. This area has been impacted by farming
activities and by the construction of paved and dirt roads and the SD&AE Railroad.
Mitigation of the impacts to these resources will be primarily surface
collection, salvage and preservation of artifacts with some subsurface testing to
determine if there is any need for further studies.
7. Traffic/Access.
The traffic section of the £IR uses a generation factor of 0.4 per seat
for the theater. Since the preparation of the ori9inal traffic study, better
information regarding multi-screened theater traffic generation has been
developed. This data seems to indicate that the generation for theater traffic
may be underestimated and the peak hour values should be changed. The traffic
consultant is therefore reevaluating the traffic study and may conduct original
field work. It is anticipated that any changes in the EIR will be ready for
Planning Commission action on January 26, 1983.
E. COMMENTS ON THE DRAFT EIR
Attached is a letter from the San Diego County Archaeological Society which will
be fully responded to in the final EIR, however, the above discussion regarding the
various surveys of the project site should be noted.
This draft EIR is being circulated through the State Clearinghouse. Their review
period ends on January 10, 1983 and any comments from State agencies will be
provided to the Commission at the January 12 meetin9.
San Diego County Archaeological Society, Inc.
o ~ Environmental Impact Report Review Committee
P. O. Box A-81106 San Diego, CA 92138
January 2, 1983
To: Mr. Douglas D. Reid
Environmental Review Coordinator
City of Chula Vista
P. O. Box 1087
Chnla Vista, California 92012
Subject: Dr~ft Environmental Impact Report EIR-79-6(A)
Sammis Properties Bay Boulevard Commercial Development Project
Dear Mr. Reid:
I have reviewed the subject DEIR's cultural resources aspects on
behalf of this committee of the San Diego County Archaeological Society.
The DEIR includes the same mitigation measures for impacts to archaeo-
logical site SDi-5512 as did the earlier FEIR for the Bay Boulevard Redevelop-
ment Project, which is appropriate since the northern parcel of the FEIR is
the same one as the eastern parcel of this IEIR. However, there is no
evidence that the western portion of the current project has been surveyed
for cultural resources. If it has, the ~esulting technical report should
be provided to SDCAS for comment; if it has not, such a survey should be
made prior to finalizing the EIR.
Two other items should also be addressed prior to issuance of a final
EIR, new records searches and indirect impacts. New records searches should
be obtained as it has been over four years since the WESTEC Services archaeo-
logical report for the Bay Boulevard Redevelopment Project, and it is possible
that additional sites may have been recorded near the current project. And
the potential for indirect impacts to cultural resources is required by CEQA
to be addressed. The obvious potential here is for impacts to the portion
of SDI-5512 located outside the boundaries of the surrent project, although
new records searches may disclose other potential indirect impacts.
Thank you for the opportunity to comment on the subject EEIR.
Sincerely,
/ Ja~es W. R y , rT. ,~ -If
cc: WESTEC Services, Inc.
SDCAS President JAN 4 1983
file
PLANNING DEPART 't-'': 7
CHULq VISTA, CY
City Planning Commission Page 5
Agenda Items for Meeting of January 12, 1983
2. Consideration of resolution amending the Land Use Chart
A. BACKGROUND
1. In August of 1969 the Planning Commission adopted, by resolution, the
City's land use chart clarifying the various land uses permitted in each zone.
The land use chart has been used to supplement the zoning ordinance regarding
permitted uses, accessory uses and uses subject to a conditional use permit.
2. Since the last major update of the land use chart in 1976, there have
been several amendments to the zoning ordinance affecting land use which were
not reflected on the chart.
3. The Planning Commission held a workshop in November and further reviewed
proposed changes to the land use chart in December of 1982. At the December
meeting, the Planning Commission concluded that members would list their concerns
of the land use chart and submit them in writing to the Planning Department (see
attached summary).
B. RECOMMENDATION
Adopt a motion approving the revised land use chart dated January 12, 1983.
C. DISCUSSION
The written input received from the Commissioners was varied:
I. R-1 Zone - Consideration was asked to add bed/breakfast facilities by
conditional use permit and to provide caretakers' houses and communes
as allowable land uses. Addressing and auditing services were also
suggested.
Comment - Bed and breakfast homes function as a miniature hotel and
thus have traditionally been placed in commercial zones. Since the
Planning Commission expressed an interest in locating the homes in
residential areas, staff will include location criteria in a more com-
prehensive land use study.
The staff is working with the City Attorney's office in preparation
of an ordinance amendment authorizing group residence or communes in
all residential areas.
Addressing and auditing services may be authorized as home occupa-
tions under present zoning procedures.
2. C-N Zone - A substantial number of additions were suggested, using the
conditional use permit process. These included: car washes, bars,
billiard parlors, dance studios, card rooms, pawn shops, vocational
schools, and child care facilities. In addition, second hand clothing
and appliance stores were suggested for inclusion as allowable uses in
the C-N zone.
Comment - Adding uses to the conditional use portion of the C-N zone will
require an ordinance amendment rather than a Planning Commission resolu-
tion amending the land use chart. The staff will proceed with a more
detailed study of these land uses and make recommendation in a separate
report.
City Planning Commission Pa§e 6
Agenda Items for Meeting of January 12, 1983
3. C-C Zone - Auction rooms and second hand clothing and appliance Stores
were proposed allowable land uses.
Comment - Auction rooms are now listed as a conditional use in the C-T
zone. Such use typically involves a large assemblage of people which
is best addressed through the conditional use permit process for parking
and locational criteria.
The C-C zone is established for community shopping centers, whereas
both auctions and the sale of second hand goods relates more to the
thoroughfare commercial district, such as found along Broadway.
4. C-V Zone - It was suggested that drug stores be included in the C-V zone.
Comment - The C-V zone is limited in size (63 acres citywide) and land
uses ~-~rimarily service stations, motels, restaurants) to serve the
traveling public. A drug store is a retail outlet serving the entire
community as well as the traveling public. While the use could be of
benefit to the traveler, it would reduce the opportunity to provide motel,
restaurants, service station activities in the C-V zoned areas. While
the C-V zoned parcels are concentrated immediately adjacent to the various
interchanges along I-5 and 1-805, retail commercial zones are typically
provided in the same areas but not as close to the freeways. The close
proximity of retail zones to the visitor-commercial areas provides ample
opportunity for drug stores to be located within a reasonable distance
to the traveling public.
5. C-T Zone - It was requested that both auctions and auto repair, which
are both conditional uses in the C-T zone, be provided as allowable uses.
Comment - We will include both of these uses in our overall study of
uses which now require the conditional use permit process. The study will
determine whether or not adequate standards can be developed to cover
conditions and locational criteria which has been typically addressed
through the conditional use permit process on a site by site basis.
D. CONCLUSION
The input provided by the Planning Commission has made it possible to prepare
the fifth draft of the Land Use Chart which is now ready for adoption. However,
additional studies of more specific land uses involving the conditional use permit
process are to be carried out by the Planning Department as a separate study.
SUMMARY OF THE PLANNING COMMISSION CO,lENTS
Roy Johnson No comments.
Gayle Johnson No comments
Michael Green No comments
John O'Neill Add to C-T (as a permitted use)
Auto rebuild
Alex Pressutti Add to C-N (CVP)
Bars/Billiard parlors
Weaving shops
Cocktail lounges
Currency exchanges
Vocational Schools
Dance studios
Card rooms
Pawn shops
Skating rinks
Add to C-N (as a permitted use)..
Employment agencies
Retail dairy products
Thomas Shipe Add to R-1 (as a permitted use)
Audit and addressing service
Add to C-V (as a permitted Use)
Drug stores
Note: Land Use Chart should communicate flexibility
to the reader/user
Bill Cannon Add to R-1 (as accessory)
Caretakers' house
Add to C-N (as a permitted use)
Answering service
Second hand appliances
Second hand book stores
Second hand clothing
Dairy products
Add to C-C and C-T (as a permitted use)
Auction rooms
-2-
Add to all Commercial Zones (as a permitted use)
Building maintenance
Add to all Residential Zones (as a permitted use)
Communes and group residences
City of Chula Vista
Planning Commission
LAND USE CHART
A. PURPOSE
The Land Use Chart attached hereto has been adopted by the City of Chula Vista
Planning Co~ission (Resolution No. ). The purpose of the Land Use
Chart is to clarify and interpret the more general language contained in the
City's Zoning Ordinance. The Chart is reviewed and updated periodically by
the Planning Commission to reflect current land use characteristics.
B. CLAIRIFICATION AND INTERPRETATION
The Land Use Chart does not list every possible land use and may be subject
to interpretation by the Planning Commission and/or the Planning Department
with regard to similar type land use classifications.
The public may request changes to the Chart by filing an application for
Planning Conmission action with the Planning Department on the approved
application fom. All such applications shall be accompanied by a fee listed
in the City's Master Fee schedule. (The current fee as of January 1, 1983:
$162.00.)
January 12, 1983
LAND USE CHART Permitted Uses:X
Conditional Uses: C
A U ~(~
~ ~" '~ i ccessory ses :A
fibrasive and Asbestos Mfg.
Accounting and Tax Service X X X X
· Addressing Service X X ×
Administrative and Executive Offices X × X ~ _~ A
· Adult Bookstore (See 19.04.007 & 19.58.024) X
· Adult Motion Picture Theater
(See 19.04.007 & 19.58.024)
· Adult Mini-Motion Picture Theater
(See 19.04.007 & 19.58.024)
· Advertising Agencies X X X ,
Agriculture (See 19.04.010) X !
· ·Air·Air··Aircraft·Animal·AnimalAgriculturalAgriculture-InterimAgriculturalA~usement~mbu~anceAirports-PublicAnimalAnimalAnimalField)(See(SeeConditioning,Conditioningl9.58.~3~)CemeteryKennelsHospital19.58.040)BreedingSpecialtyDealersCentersServiceProcessingChemica1ISeeand(seeUnits-se1f-FarmsAutomobi1e-Instal1ation-Retail(including(SeeretailPrivateI$ee19.58.o5o)19.58.~§o)Mfg°19.54.o2oPlantsl~.16°o3o)($eecontained-Retai1coin-operated)J-~) Crops, ¢CCCc ~××C× × × × × × ×× ××!i~i × , , ×
· Animal Training X ~
· Answering Service X X X
AntiQue Shops X .~X X
· Apartments X C C C
LAND USE CHARI' Permitted Uses=X
Conditional Uses = C
~ -' Accessory Uses = A
USE J ~ ~ · ~ ~ o 6 6 6 o ~ ~ ·
· Apiaries (Bee Farm) X
· Apothecaries (See Pharmacy) X X X X
· Apparel Stores (See Clothing) X~iI C X
· Appliance, Mfg and Assembly X
· Appliance Repair, Major X ×
(See PCM-76-12 for use limitations in the
C-N zone) (See Electrical, Appliances)
Appliance Repair, MinorillX, x x
(see PCM-76-12 for use limitations in the ':
C-N zone) (See Electrical, Appliances)
· Appliances, Retail, Major X
(See PCM-76-12 for use limitations in the
C-N zone) (See Electrical, Appliances)
Appliances, Retail, Minor X X X
(See PCM-76-12 for use limitations in the
C-N zone) (See Electrical, Appliances)
· Arboreta (Horticultural Garden) C
Architectural Equipment and Supplies X J~. X
· Architectural Services X X X
Arenas, Sports C
Art Galleries X X
· Art Schools, Commercial
Artists Studios !/X/x
, ~ x
Artists Supplies and Materials
· Arts & Crafts Studios
· Asphalt Paving Yards
· Astrologist (See 9.24.010)
Asylums C
· Athletic Clubs C
· Auction Rooms
· Auctioning, Livestock X
· Auditing Service
LAND USE CHA5 Permit-~t Uses=X
Conditional Uses = C
5~ ~'i. -: Accessory Uses : A
USE
· Automobile Accessories and Parts (New) X X X X
Automobile Body Shops C
· Automobile Brake Repair and Installation A X
Automobile Car Wash (See 19.58.060) (See Car C C C X
Wash)
· Automobile Club X X X X X X
Automobile Dead Storage (Tow-In) C
· Automobile Detailing Shop X X
· Automobile Electrical Service (Ignition) A X
Automobile Engine Rebuilding C
Automobile Glass Replacement X
· Automobile, Mfg. (See Transportation)
Automobile Mufflers, Sales and Installation
Automobile Paint Shops C !C
Automobile Rental C C X X
Automobile Repair Shops (Major) C
Automobile Repair Shops (Minor) A X
Automobile Sales (New) (See 19.58.070) X
· Automobile Sales (Used) (See 19.58.070) C~
Automobile Service Station (See 19.58.280) C C C C C C C
· Automobile Starter and Generator Shops X X
· Automobile Storage C X
· Automobile Tire Dealers A X
· Automobile Tire Recapping and Retreading X
Automobile Towing Service (See Towing) C
· Automobile Transmission Repair C C
· Automobile Upholstery Shop (Repair) C
Automobile Wrecking Yard (See Salvage & Wrecking)
Aviaries (Birds) X
· Awning Repair Shops X X
· Bail Bonding X X X X
Bait and Tackle Shops
Bakeries - Retail X ~ ~ ×
Bakeries - Wholesale C
LAND USE CHAi,. Permitted Uses =X
Conditional Uses = C
~. .... . ~ Accessory Uses : A
USE g~ ~d:b66~o -
Bakery Products Mfg
Banks
Barber Shops (Max. 2000 sq. ft. in the C-V Zone)
Bars (Drinking Places)
· Baths, Turkish, Saunas ~ I X
· Battery Reconditioning, Mfg
· Beauty Schools C ) X
· Beauty Salons (Max. 2000 sq. ft. in C-V Zone) l X ~ ) X
· Beer Bars X] ~ [ X
· Bible Schools (Accessory use with a Church) X ~ ×
Bicycle Sales and Repair X ~ ~ X
Billiard Parlors (See 19.58.040)(See Pool Rooms) X C
· Bingo Parlor (Accessory Use in all Zones)
· Bird Sanctuaries (Aviaries) X
· Birth Control Clinics ~ X X X X
· Blacksmith Shops C
Blast Furnaces
Bleach, Dye and Pigment Mfg
· Blood Banks X X ~ X
Blueprinting Services X X ~ ~ X
Boarding House /2 persons max.)(See 19.24.030A) A A
Boarding House (3 or more persons (See 19.04.032 C
and 19.58.172)
· Boat Building
Boat Dealers (Sales) (See 19.58.070) C X
· Boat Rentals (See 19.58.070) C ×
· Boat Yard, Storage and Repair C C
Body Conditioning Clinic (See Health Studios X X X ~ X
and Weight Clinics)
· Body Painting Studio (See 19.04.035 X
and 19.58.024 Adult Entertainment)
· Bond and Mortgage Companies X X × X X
LAND USE CHAtty' Permitted Uses=X
Conditional Uses
Accessory Uses :
USE
Book Stores (New)
c
Book Stores (Second Hand)lSee Secondhand Book
Stores)
· Book Binding
Borrow Pits
Bottling (Soft Drink & Water)
· Bottling (Wines and Liquor) C
· Boutiques
Bowling Alleys (See 19.58.040)
· Box Factory
Brewing and Distilling, Liquors
· Brick Yards Mfg
· Brick Yards Sales
· Broadcasting Stations, Radio and TV
· Brokers
· Building Maintenance, General
Building Materials, Sales and Storage
(New and Used)
Building Material, Prefab Assembly
· Building Material, Mfg Prefab
Bus Terminal (plus storage) C
Business Schools (See Schools, Business)
· Cabarets (See 19.58.024 & 19.04.047)
· Cabinet Shops
· Cafes (C-N zone requires C.U.P. for sale of
alcoholic beverages consumed on premises.) ~
Cafeterias
Camps and Campgrounds
Candy Stores
· Candy Mfg
· Canneries
Card Rooms (See Gambling Establishments)
· Caretakers House
LAND USE CHA'-" Permit'-t Uses=X
Conditional Uses = C
"i '"' Accessory Uses : A ~
~ m ~O~lzo~
USE g ~ & · ~ & 6 o! ~ 6 o : :
Carpenter Shops C
· Carpet Cleaning Plant (See Rug Cleaning)
Carpet Stores, Retail ~ ~ X C
Carpet Stores, Wholesale
· Carwash, Automobile(See 19.58.060)(See Automobile C C
· Caterers X ~ X
· Cement Dealers, Retail C
· Cement Dealers, Wholesale
Cemeteries (including Mausoleums) (See 19.58.080) C
· Ceramic School C! X ~ X
· Charm School C! X ) X
· Charter Service X ~ ~ X ×
· Check Cashing Agencies X X ~ ~ A X
· Chemicals, Mfg
· Chemicals, Storage (Non-hazardous)
· Chemicals, Storage (Hazardous)
· Child Day Care Centers C C
Chiropractor's Office X X × ~ X
Christmas Tree Sales ~ X × ~ X
Churches (See 19.58.110) C
· Cigar and Cigarette Stores A X × ) A X
Circuses, Carnivals, Fair Grounds (Permanent) C
· Civic Associations C
Cleaning and Dyeing Plants (Large scale opera- C
tions in I-zone only)
Clinics (Medical and Dental) X X g ~ X
· Clothing Rental X X X:A X
Clothing Sales (New) X ~ X C X ~
Clothing Sales (Used) C
· Clothing Sales (Wholesale) X
Clothing and Textile Mfg X
· Cocktail Lounge X X CA X
College and Universities C
· Coin ~ops X X X X
LAND USE CHARF Permitted Uses=X
Conditional Uses = C
Accessory Uses: A
USE w o
· Communes (See 19.58.172) C
· Communication Equipment Building (See 19.04.054) C
· Concrete and Clay Products Mfg
Concrete and Clay Products Sales
· Construction and Contractors Equipment C
Sales & Rental
· Contractor's EQuipment Storage Yard C
Containers, Metal, Wood and Paper Mfg
Contractors - Building and General Office
Convalescent Hospital (See 19.58.110) C
Cosmetic Stores X X ~ X
Cosmetic and Toilet Goods Mfg.
· Costume Stores X X ~ ×
· Country Clubs (See 19.58.090) C
Creameries ~
· Crematories (See 19.58.080) C
· Credit Unions
Crops, Field (See 19.04.062) ~ X
· Crops, Field, Interim Use, Permitted in all
Zones (See 19.16.030).(See Agriculture, Interim)
· Curio Shops X
· Currency Exchanges X X
Dairies
· Dairy Products - Retail ~
Dairy Products - Mfg
~ance Halls (See 19.58.040) C
· Dance Halls (Adult Oriented) (See 19.04.063 &
19.58.024)
Dancing Studios C X
· Dancing - Hightclubs ~. X ) .
· Day Care Centers (Assessory use with a church) C C
Day Nursery School (Accessory use with a church) C C
Delicatessens X
LAND USE CHARF Permitted Uses =X
Conditional Uses
.... Accessory Uses =
USE
Dental Clinic
Department Stores
· Diaper Service . .
· Discotheque (See 19.58.024)
· Distillery
Distribution Centers
Dog Grooming Shops
· Dog Kennels {See 19.04.118 & 19.58.190){See C
Kennels)
· Drafting Services
· Drafting Supplies
· Drama Schools
· Drive-In Restaurants {See 19.58.120A)(See
Restaurants)
Drive-In Theaters {See 19.40.030 & 19.58.120B)
{See Theaters)
· Drug Paraphernalia Shop {See 19.58.024)
Drugs, Pharmaceutical etc. Mfg.
Drug Stores
· Dry Cleaning & Laundry {Pick-up Only)
· Dry Cleaning Plants {Light)
· Dry Cleaning Plants, Industrial {Large Scale
Operations in I-Zone Only)
Dry Goods Stores
Dumps C
· Duplicating Services
Dwellings, Single Family X
Dwellings, lwo Family (See 19.32.030a for
C-N Zone) (See 19.40.160 for C-T Zone)
Owellings, Three or More (See ]9.32.030G for / X
C-H Zone) {See 19.40.160 for C-I Zone)
Dwelling, Groups ISee 19.58.130) C
· Electrical Appliances, Repair, Major
{See PCM-76-12 for use limitations in the
C-N zone){See Appliances, Electrical)
LAND USE CHAF'~ Permit's! Uses=X
Conditional Uses = C
..... Accessory Uses = A
USE ~
· Electrical Appliances, Repair, Minor ×
(See PCM-76-12 for use limitations in the
C-N zone)(See Appliances, Electrical)
· Electrical Appliances, Retail, Major X
(See PCM-76-12 for use limitations in the
C-N zone)(See Appliances, Electrical)
Electrical Appliances, Retail, Minor × ~ X
(See PCM-76-12 for use limitations in the
C-N zone)(See Appliances, Electrical
· Electrical Contractors C
Electrical EQuipment Mfg.
Electrical Generating Plants
· Electrical Motor Repair
Electrical Substations and Gas Regulating C £ C C C
Stations ISee 19.58.140)
Electrical Supplies, Retail X ~ ~ X
· Electrical Supplies, Wholesale
Electronic Equipment Mfg
Electroplating and Anodizing
· Employment Agencies INongovernmental) XI X
X
X
· Engine Rebuilding, Automotive C
Engine and Turbine Mfg
· Escrow Offices X X X ~ X
· EQuestrian School ISee 19.58.190) C
Equipment Rental C
Explosives and Fireworks Storage
· Explosives, tlfg.
Exterminating Services X
Family Day Care Home (See 19.04.094) A A A C C
· Family Game Center (See 19.58.040)(See Video Game C
Center)
Farm Equipment Sales and Service
Feed Stores (See 19.58.175) C X
· Fertilizer Mfg and Sales
· Field Crops (See 19.04.062) X X
LAND USE CHARF Permitted Uses=X
Conditional Uses = C
Accessory Uses = A
Financial Offices
· Fish Market (Retail) X ) X ~ X
· Fish Market (Wholesale)
Fish and Sea Food Processing
Flavoring Extracts and Syrups Mfg.
· · FoodFl°WerproductsStands' _ PermanentMf9 (See 19.58.370A) ~
Forging
Foster Homes (See 19.04.098) A A
Foundries
Foundries, Magnesium
· Fraternal Clubs or Lodges (See 19.58.100)(See C
Social)
Fraternity and Sorority Houses C
· Freight Trucking Terminals (See Truck Terminals)
· Fruit & Vegetable Stands, Accessory to Interim
Agriculture (See 19.16.030)(See Vegetable Stand;)
Fruits and Vegetables - Canned, Frozen and
Preserved Mfg.
· Funeral Homes C
Furniture Mfg. X
Furniture Stores INew) C
Furniture Stores (Used)(See Secondhand Furniture)
Furniture Refinishing X
· Furniture Upholstery X
· Gambling Establishments ICard Room Only)
Gift and Souvenir Shops
Glass Products, Mfg.
Golf Courses, including Driving Ranges C
(See 19.58.090)
Golf Courses {Miniature) C
Golf Driving Ranges (See 19.58.170) C
Grain Milling
· Grain Products . .
LAND USE CHAIxF Permitted Uses=X
Conditional Uses = C
.... '" Accessory Uses = A
USE 666660
Gravel, Sand Pits and Rock Quarries C
Grocery Stores (Max. 2000 sq. ft. in the C-V Zone
· Group Residences ISee 19.58.172) C
Guest Houses (See 19.04.106 & 19.58.020D) ~ ~ A ~
Guest Ranches C
Gum and Wood Chemical Mfg.
· Gun Clubs (See 19.58.290) C
· Halfway House C C
Hardware Stores ) × X X
· Hay and Feed Stores, Retail (See 19.58.175) C X
· Health Foods Store ) X × ! X
· Health Resorts C
Health Studios (See Weight Clinics & Body X X X ~ X
Conditioning)
Heliports (See 19.58.180) C
· Hog Farms C
· Home for the Aged 16 or Less) X X X ~
· Home for the Aged (7 or more) C [ C
Hospitals (all except Animal) ISee 19.58.110 & C
19.54.0201H)
· Hospitals, Animal (See 19.58.050)(See Animal C X
Hospital)
Hotels X X X
Ice Cream Parlors X X × X X
· Ice Skating Rink (See 19.58.040)(See Skating and C C C C
Roller Skating)
· Industrial Metals & Waste rag, glass or paper
salvage operations (See 19.46.040-D-10)
Instruments - Electrical Mfg X
Instruments - Electronic Mfg Xi X
· Insurance Offices X X X X X X
· Janitorial Services X X X X X
Jewelry Mfg X
· Jewelry Store X X: X A X
· Karate School X X! × X
LAND USE CHARF Permitted Uses=X
Conditional Uses = C
· Accessory Uses = A
· Kennels {See 19.04.118 & 19.58.130)(See Dog C
Kennels)
· Key Shop X
· Knitting and Weaving Shops /Mfg) (
Laboratories, Dental and Medical
Laboratories, Testing and Research
Labor Camps
Lapidaries (Gem and Stone Grinding)
Laundries, Comercial {Large scale operations in C
I-zone only)
Laundries, Coin Operated or Pick-Up Service X
Laundries, Industrial {Large scale operations
in I-zone only)
Laundry and Cleaning Agencies {Pick-up Only){See X ~ ) A ×
Dry Cleaning)
Lawn Mower Repair Shops £ X
Leather Products Mfg
Leather Tanning and Finishing
Linen Supply and Diaper Service
· Liquified Natural Gas Plants
Liquor Stores {Max. 2000 s~. ft. in C-V Zone) X
Liquor Distilling and Brewing .
· lithographic Shops (See Printing) X X XI
Livestock (except swine) X
· Locksmiths X ) X X X
Lodging Houses (See 19.58.172) C
Lumber Yards C X
Machine Shops C X
· Mailing Services X X X X
Manufacturer's Outlets (See 19.44.040) X X X! C C
Manufacturing, Heavy (See 19.46.040D)
Marine Sales and Supplies (See 19.58.070) C X X
· Massage Parlors (See Chapter 5.36 & 19.58.024) X
· Matches, Mfg.
LAND USE CHART Permitted Uses =X
Conditional Uses = C
Accessory Uses = A
Meat and Poult~ Packing Plants (except fish)
· Medical Clinics
· Messenger Services
· Metals and Waste rag, glass or paper salvage
operations (See 19.46.040-D10)
Mining C
· Mini-Warehouses
Mobile Home (on Private Vacant Lot)lSee 19.58.145 X X
and 19.58.330)
Mobile Home Parks (~P Zone - See 19.27)
Mobile Home Rental and Sales C
· Modeling Schools £ X X X
· Model Studio (See 19.04.155 & 19.58.024) X
· Money Exchanges ) ~ X
· Morticians Goods
Mortuaries C
Motels X
· Motion Picture Production C
Motorcycle Sales and Repair C
Museums C
· Music Schools ( X ~ ~ X
Music Stores X ~ ~ X
Musical Instruments, Mfs
· Newspaper Publishing X ) X
· News Stands X
Night Clubs X ~ C X
· Nursing Homes (6 persons or less)(See 19.58.220) A A $ A!
Nursing Homes (7 or more persons) (See 19.54.020 C
and 19.58.220)
· Hursery Schools C C
Office Machinery, Mfs
Offices, Business A X X
Offices, Hedical and Dental X X
LAND USE CHAIxF Permitted Uses=X
Conditional Uses = C
~7 ..... Accessory Uses = A
USE =<=~666~oo
Offices, Professional (See 19.58.244 for R-I and C C
R-3 Zones)(C-V Zone does not allow prof. office
on the first floor)
Office Supplies £ ) ~ X
Optical & Photographic Instrument and EQuipment X
Mfg.
Paint Stores
Paint, Varnishes etc. Mfg.
Paper and Paperboard Mills
· Parks C
Parking Garages C X C X
Parking Lots (Commercial) C C C ) X X C X C
Pawn Shops (See PCM-72-11) X X
Pen, Pencils etc. Mfg.
Perfume Mfg.
· Pest Control X
Pet Shops ~ X ~ X
Petroleum Products and Refining Mfg
· Pharmacies (See Apothecaries) ~ X X ~ A X
· Photocopy Service ~ X X ~ X X
Photography Studios and Stores Ci X X ~ ~ X
Plant Nurseries, Retail (See 19.30.040H) ¢ C! C ~ ~ X
Plant Nurseries, Wholesale C
Plastics and Other Synthetics Mfg.
Plumbing and Heating Shops
Plumbing and Heating Shops Mfg.
Plumbing and Heating Fixtures & Supplies (Retai~) X J ) X
Plumbing and Heating Fixtures & Supplies
(Wholesale) C
Pool Rooms (See 19.58.040)(See Billiard Parlors) X C C X
Post Offices C!
LAND USE CHAR£ Permitted Uses=X
Conditional Uses
Accessory Uses =
USE g ~ ~:'~ ~' ~ 6
Poultry Farms (See 19.58.240) C
Pressing and Alterations (Clothing)
Printing (including lithograph, photo-engraving
and publishing establishments)(See Lithographic
· Printing, Instant
Public and Quasi-public Uses C
Race Tracks (Dogs, Auto, Horse, etc.) C
Radiator Repair Shops
Radio and Television Broadcasting Stations
(excluding Towers)(See Television)
Radio and Television Transmission Towers C
Radio and Television, Sales and Repair
· Radio and Television Mfg.
· Reading Rooms
· Real Estate Offices
· Recording Studios
Recreation Center, Commercial (See 19.58.040) C
· Redemption Centers
· Residential Care Facility 16 persons or less)
/See 19.58.220)
Restaurants (C-N zone requires C.U.P. for sale
of alcoholic beverages consumed on premises.)
Restaurants, Drive-In (See 19.58.120A)(See Drive-
In Restaurants)
Restaurant - Bar Combination
Rest Homes (See 19.54.020H) C
· Retail Distribution Center (See 19.44.040)
· Retail Sales
~ Retail Sales (Products Manufactured on Site)
Retail Sales for Guests Only (See 19.58.270)
· Riding Stables C
LAND USE CHARF Permitted Uses =X
Conditional Uses = C
Accessory Uses : A
Rights of Way (Railroad and Power) C
· Roller Skating Rink (See 19.58.040)(See Ice
Skating & Skating Rink)
Rolling, Drawing and Extruding
of Metals - Processing
· Rooming Houses (3 or more persons) C
· Rooming Houses (2 persons max.) ISee 19.24.030A) A ~
Rubber Products, Mfg.
Rug Cleaning Plant (See Carpet Cleaning)
Rug Cleaning and Repairing Plants (Large scale
operations in I-zone only)
Salvage and Wrecking Operations (See Wrecking)
· Sand and Gravel Operations C
Sawmill & Planing Mill lincl. Lumber Storage)
Schools (Public and Quasi-Public) C
· Schools, Business (See Business Schools) C X X X X
· Schools, Technical (See Technical Schools) C C X × X X
· Schools, Vocational (See Vocational Schools)
· Secondhand Appliances X
· Secondhand Bookstores (See Bookstores) X ~ X X
· Secondhand Clothing (See Clothing C
· Secondhand Goods (exclusive of clothing) X
· Secondhand Furniture (See Furniture, Used) X
Senior Housing Developments (See 19.58.390) C C C C C
· Sexual Encounter Studio and Rap Parlor X
(See 19.04.205 and 19.58.024)
Sheet Metal Shop C
Shoe Repair Shop X X X A X
Shooting Clubs (See 19.58.290) C
Sign, Electric Mfg X
Sign Painting and Lettering Shops X X
LAND USE CHART Permitted Uses =X
Conditional Uses = C
Accessory Uses = A
I
· Single Family Homes X ) X C
Skating Rinks {See Ice and Roller Skating) C
Slaughter House and Stock Yards
Slot-Car Racing Tracks C
Smelting and Refining {Metallic-Non-Metallic)
Soaps and Detergents, Mfg.
Social and Fraternal Associations {Non-Profit) C
{See 19.58.100) (See Fraternal)
Sporting Goods Stores
Stables {Public) (See 19.58.190) £
Stables {Private){See 19.58.310) C
Stationery Stores
Steel Products Fabrication
· Stockyards & Slaughterhouses
Stone Products Mfg.
Storage Yards
Surplus Stores {Nevi Merchandise)
· Tailor Shops X
· Tattoo Parlors X
· Taxidermists X
· Technical Schools {See Schools, Technical) [ X ~ X
· Television and Radio Broadcasting Stations {See C ~ X
Radio)
· Temporary Outside Sales & Display × ) X
{See 19.58.370 B)
Textile Mill Products
Theaters, Indoor X ) X X
Theaters, Drive-In {See 19.58.120B)(See Drive- C
In Theaters)
Theaters, Open Air {See 19.54.020-J6 & 19.58.120B C
LAND USE CHARF Permitted Uses
Conditional Uses
..... Accessory Uses :
USE
· Thrift Stores {See Secondhand)
· Tires, Recapping and Retreading (See Automobile)
· Title Insurance and Trust Companies
Tobacco, Mfg.
Tools, Mfg.
· Towing Service (See Automobile)
· Toys, Retail
· Toys, Retail {Warehouse-Type)
Toys & Sporting Equipment, Mfg {excluding
Rubber Products)
Tract Signs and Offices, Temporary
{See 19.58.320 & 19.60.470)
· Trailer Parks (Conditional Use in MHP zone -
See 19.27)
Trailer Rentals
Trailer Sales
· Trailer Service, including major repair
Transportation Vehicles Mfg. (See Automobile,
Mfg.)
Travel Agencies
Tree Farming {See 19.04.062) X X
Tree Farming - Interim Use Permitted in all
Zones (See 19.16.030)
Trophy Stores
· Truck Repair Facilities {Including Major Repair)
· Truck Rental
Truck Sales
Truck Terminals and Yards (See Freight Truck
Terminals)
Upholstery Shops
Used Car Lots (See 19.58.070)
Utilities (Public and Private) C
· Vegetable and Fruit Stands {Accessory to A
Interim Agriculture)(See 19.16.030)lSee Fruit
Stands)
LAND USE CHARF Permitted Uses
Conditional Uses
USE
Veterinarian Service not part of an Animal
Hospital ISee 19.58.050)
Veterinarian Clinics (See 19.58.050)
· Video Game Center ISee 19.58.040)lSee Family Game C
Center)
· Vocational Schools (See Schools, Vocational)
Watches, Clocks, etc. Mfg.
· Wax Museums C
Weight Reduction Clinics (See Health Studios and
Bo~ Conditioning Clinics)
· ~lding Shops
Well Drilling and Tank Cleaning
(No Drilling on Site)
· Wholesale Trade
· Wrecking Yards (See Salvage)
· Zoos C
· Zoological Gardens C
WPC 0143P