8.4.3 Palomar Gateway
District
Description of
District
The Palomar Gateway District (Figure
5-23) is located at the interchange of Palomar Street and Interstate 5, and is
characterized by the Palomar Trolley Station, located at the southeast quadrant
of Palomar Street and Industrial Boulevard.
Existing Conditions
North of Palomar Street are light
industrial businesses and multi-family housing. South of Palomar Street is a
mix of single-family and multi-family housing extending south to Anita Street.
Vision for District
The Palomar Gateway District is the
major southern gateway into the City and functions as one of the activity
corridors in the City. The District provides housing and support uses near a
regional transit route. Higher density residential development within walking
distance of the Palomar Trolley Station provides additional affordable housing
opportunities. Local retail and services are along Palomar Street, and more
retail and services are in mixed- use developments south of Palomar Street. In addition
to nearby community-serving retail uses on Broadway and Palomar Street, a new
five-acre neighborhood park is located in the area north of Oxford Street,
within walking distance of new residential housing.
Page LUT-147
Du: dwelling units RM: residential medium (6-11 du/acre) RH: residential high (18-27 du/acre) PRK: park IL: Limited industrial OSP: open space CO: commercial TFA: transit focus area MUC: mixed use commercial PQ: educational CR: residential commercial RLM: residential low medium (3-6 du/acre)
Possible new
zoning to be adopted to implement General Plan Update.
Establish a
Mixed Use Transit Focus Area surrounding the Palomar Trolley Station.
Policies
LUT 43.1 The City shall prepare, or cause to have
prepared, a specific plan, master plan, or other regulatory document to guide
the coordinated establishment of a Mixed Use Transit Focus Area within the
Palomar Gateway District on properties north and south of Palomar Street,
within walkable distance of the Palomar Trolley Station. The specific plan or
other regulatory document shall include guidelines and zoning-level standards
for the arrangement of land
uses that include plans for adequate
pedestrian connections and support
services for residents, as well as those
using the transit station.
The City will prepare an Implementation
Program to assure establishment of
the above plan/regulations. The Program
will include interim provisions for the
consideration of any projects within
this areas, prior to completion and
adoption of the according
plan/regulations.
.
LUT 43.2 Provide for a five-acre neighborhood
park within the Palomar Gateway District.
Uses
LUT 43.3 Strive for a distribution of uses within
the areas designated as Mixed Use Transit Focus Area along Palomar Street to
include retail, offices, and
residential, as generally shown on the
following chart:
LUT 43.4 Provide a mix of uses with a focus on
retail and some office uses along Palomar
Street in the Mixed Use Transit Focus
Area, with residential uses above and/or
behind the retail and offices uses.
LUT 43.5 Provide a mix of local-serving retail
and office uses near the Palomar Trolley
Station and at the Gateways into the
Palomar Gateway District.
Intensity/Height
LUT 43.6 In the Palomar Gateway District,
residential densities within the Mixed Use Transit Focus Area designation are
intended to have a district-wide gross density of 40 dwelling units per acre.
LUT 43.7 In the Palomar Gateway District, the
commercial (retail and office) portion of the Mixed Use Transit Focus Area
designation is intended to have a focus area-wide aggregate FAR of 1.0. Subsequent
specific plans or zoning
ordinance regulations will establish
parcel-specific FARs that may vary from
the district-wide aggregate (refer to
Section 4.8.1, Interpreting the Land Use
Diagram, for a discussion of
district-wide versus parcel-specific FAR).
LUT 43.8 Building heights in the Palomar Gateway
District Mixed Use Transit Focus Area shall be low-rise, with some mid-rise
buildings.
LUT 43.9 Building heights in the Residential High
designated area shall be low-rise buildings.
LUT 43.10 In the Palomar Gateway District, permit
a maximum floor area ratio of 0.5 and low-rise buildings in the Retail
Commercial designated area on Industrial Boulevard adjacent to the area
designated as Residential High.
Design
LUT 43.11 The specific plan or other regulatory
document for the Palomar Gateway District shall establish design and landscape
guidelines for the improvement of Palomar Street as a gateway to the City.
LUT 43.12 Provide for safe, effective, and
aesthetic pedestrian crossings and
improvements to Palomar Street and
Industrial Boulevard.
Page LUT-150 City of Chula Vista
General Plan
Amenities
LUT
43.13 Community
amenities to be considered for the Palomar Gateway District as part of any
incentive program should include, but not be limited to those listed in Policy
LUT 27.1.
LUT
27.1
Establish a program that
relates the allowable floor area ratios (FAR) and residential densities of
projects to the provision of the following potential public benefits or
amenities and community services, as well as others not listed:
! Public
plazas and pocket parks
! Water
features in public open spaces
! Public
art
! Streetscape
improvements
! Pedestrian
path improvements
! Enhanced
pedestrian connections between parks, public spaces, and
neighborhoods by means of paths and open
space areas
! Jogging,
walking, and fitness trails
! Outdoor
through-block connections
! Sidewalk
widening
! Arcades
! Upper-level
setbacks for buildings more than 30 feet above grade
! Lower-level
planting terraces or landscaping
! Underground
parking and loading
! Parking
concealed by occupied space
! Additional
on-site structured parking for adjacent commercial or residential uses
! Off-site
park and open space contributions
! Transit
station access and improvements
! Bike
lockers
! Locate
secure bicycle parking facilities near transit centers and major public and
private buildings
! Human
services programs, such as child daycare or senior daycare
! School
or educational amenities
! Acquisition
and maintenance of significant architecture or historical
buildings or features
! Larger
lot sizes created through lot consolidations
! Streetfront
facades/windows
! Affordable
housing
LUT 43.14 Provide for the development of one
Neighborhood Park within or near the Palomar Gateway District.
LUT 43.15 Establish a community/cultural center
near Palomar Street and Third Avenue.