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.
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.
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)
Du: dwelling units
RM: residential medium (6-11 du/acre)
RH: residential high (18-27 du/acre)
IL: Limited industrial
OSP: open space
TFA: transit focus area
MUC: mixed use commercial
CR: residential commercial
RLM: residential low medium (3-6 du/acre)
zoning to be adopted to implement General Plan Update.
Possible new zoning to be adopted to implement General Plan Update.
Establish a Mixed Use Transit Focus Area surrounding the Palomar Trolley Station.
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.
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.
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.
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
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
! 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.