HomeMy Public PortalAbout18-043 - Approving Specific Plan Amnendment No. 10-17 to Amend and Restate in its Entirety the Boulevards at South Bay Specific Plan (To be Renamed the District at South Bay Specific Plan) For A 168-Acre Planning area Generally Located Southwest of theRESOLUTION NO. 18-043
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARSON
APPROVING SPECIFIC PLAN AMENDMENT NO. 10-17 TO AMEND AND
RESTATE IN ITS ENTIRETY THE BOULEVARDS AT SOUTH BAY SPECIFIC
PLAN (TO BE RENAMED THE DISTRICT AT SOUTH BAY SPECIFIC PLAN)
FOR A 168 -ACRE PLANNING AREA GENERALLY LOCATED SOUTHWEST
OF THE INTERSTATE 405 FREEWAY AND NORTH OF THE AVALON
BOULEVARD INTERCHANGE IN THE CITY OF CARSON
WHEREAS, there is a 168 -acre planning area generally located southwest of the Interstate 405
(1-405) Freeway (the San Diego Freeway) and north of the Avalon Boulevard interchange in the City of
Carson (Project site), which includes 157 acres of land located south of Del Amo Boulevard (Property);
and
WHEREAS, the City of Carson previously certified a Final Environmental Impact Report (as
amended, the FEIR) and pursuant to Ordinance No. 06-1341 adopted The Carson Marketplace Specific
Plan in 2006 for the Project site, which, in 2011, pursuant to Ordinance No. 11-1469 was amended by the
City Council and renamed The Boulevards at South Bay Specific Plan; and
WHEREAS, the Carson Reclamation Authority, a joint powers authority under the laws of the
State of California, currently owns and intends to master develop the Property, including by seeking
appropriate entitlements for the Property, completing the remedial actions in order to achieve the
California Department of Toxic Substances Control (DTSC) certification of the former landfill, constructing
on-site and off-site infrastructure, preparing the Property for conveyance, and then selling the Property
for development purposes, as appropriate; and
WHEREAS, said conveyances for development purposes would be consistent with the City's
adopted General Plan; and
WHEREAS, the Carson Reclamation Authority has submitted an application to the City for a
Specific Plan Amendment to The Boulevards at South Bay Specific Plan (proposed to be renamed "The
District at South Bay Specific Plan," hereinafter called the "Specific Plan Amendment") for a text
amendment to, among others, modify certain retail and commercial uses on the Property; and
WHEREAS, the proposed Specific Plan Amendment would establish standards and guidelines to
reduce the amount of commercial development approved under The Boulevards at South Bay Specific
Plan from approximately 1.99 to approximately 1.83 million square feet (including 350 hotel rooms) and
maintain 1,550 residential units including a 300 -unit residential development previously approved for a
portion of the Project site; and
RESOLUTION NO. 18-043
Page 1 of 7
WHEREAS, while the proposed Specific Plan Amendment contains many similarities to The
Boulevards at South Bay Specific Plan, modifications include (1) minor relocation of internal circulation
access points including a westward shift of the intersection of Del Amo Boulevard and Street B resulting
in a shift of Street B to the west; (2) reduction in overall commercial square footage, but with an increase
of 50 hotel rooms permitted and an increase in floor -area ratio (FAR) from 0.33 FAR to 0.5 FAR for
commercial uses to be consistent with the Land Use Element of the General Plan; (3) changes to certain
allowed uses within the land use categories, including to allow outlets in PA 2, to allow retail stand-alone
stores of greater than 50,000 sq. ft. in Planning Area 1 (PA 1) with an administrative permit and CEQA
review as applicable, and other modifications to the permitted uses chart; (4) updates to lighting and
signage; (5) removal of Redevelopment Agency affordable housing requirements; (6) modifications to
boundaries between uses on the Property to conform to the remediation program (cell) boundaries; (7)
phased occupancy of cells on the Property; (8) changes to development standards, design guidelines, and
design standards to reflect the proposed outlets, which utilizes podium construction over parking; (9)
reduction in total parking requirements to 4 parking spaces per 1,000 sq. ft. of commercial development;
(10) the potential, with a General Plan amendment, to increase the density of residential units on PA 1
from 60 to 80 dwelling units per acre (du/ac); and (11) other modifications, such as clarification and
streamlining of the administrative review processes; and
WHEREAS, the proposed Specific Plan Amendment is considered a "project" as defined by the
California Environmental Quality Act, Public Resources Code §21000 et seq. ("CEQA"); and
WHEREAS, the City, as the Lead Agency, has analyzed the Specific Plan Amendment and has
prepared a supplemental environmental impact report (SEIR) to the FEIR to evaluate the changes
between the approved Project evaluated in the FEIR and authorized by the existing Specific Plan (the
foregoing collectively referred to herein as the approved Project) and the project proposed by the
Specific Plan Amendment and related entitlements, including a modified development plan (the
foregoing collectively referred to herein as the proposed modified Project) and to provide a comparison
of the impacts of the proposed modified Project as compared with the approved Project evaluated in the
FEIR, to determine whether those updates to the approved Project involve new significant impacts that
were not previously evaluated in the FEIR; and
WHEREAS, The Boulevards at South Bay Specific Plan regulated the process of amendment of the
Specific Plan of said Specific Plan by processing said amendment "in accordance with the applicable
provisions of state law provided in California Government Code sections 65450, et seq. The procedure in
Section 9172.11 of the CMC shall be followed for hearing, notice and decision of a Specific Plan
Amendment by the Planning Commission and City Council."; and
WHEREAS, both the Community Development Director and the Planning Commission have
initiated the Specific Plan Amendment; and
WHEREAS, on January 11, 2018, the City of Carson Community Development Department
published a legal notice in compliance with State law concerning the Planning
RESOLUTION NO. 18-043
Page 2 of 7
Commission consideration of the Specific Plan Amendment in the Our Weekly, a local newspaper of
general circulation, which included the date and time of the Planning Commission consideration of a
recommendation for the proposed modified Project, including the Specific Plan Amendment. In
addition, on January 4, 2018, a public hearing notice was mailed to each property owner within an
expanded radius (greater than 500 foot radius) of the Project Site, indicating the date and time of the
public hearing for the proposed modified Project, including the Specific Plan Amendment, in accordance
with state law; and
WHEREAS, the proposed modified Project, including the Specific Plan Amendment and the SEIR,
was presented to the Planning Commission at a regular meeting held on January 23rd, 2018; and
WHEREAS, the opportunity to provide public testimony and evidence, both written and oral, was
then provided by and considered by the Planning Commission; and
WHEREAS, the Planning Commission closed public comment; and
WHEREAS, the Planning Commission concurrently considered the SEIR and the proposed
modified Project, including the Specific Plan Amendment, and concurrently adopted a resolution
recommending that the City Council of the City of Carson (1) adopt the findings required by CEQA
Guidelines, section 15091; (2) certify the SEIR; (3) adopt the proposed mitigation monitoring and
reporting program (MMRP), and (4) adopt a statement of overriding considerations, pursuant to CEQA;
and
WHEREAS, the Planning Commission adopted Resolution No. 18-2621, recommending the City
Council approve Specific Plan Amendment No. 10-17 to amend and restate in its entirety The Boulevards
at South Bay Specific Plan (to be renamed The District At South Bay Specific Plan) for the Project Site; and
WHEREAS, on March 22 2018, the City of Carson Community Development Department
published a legal notice in compliance with State law concerning the Planning Commission consideration
of the Specific Plan Amendment in the Our Weekly, a local newspaper of general circulation, which
included the date and time of the City Council consideration of the proposed modified Project, including
the Specific Plan Amendment. In addition, on March 22, 2018, a public hearing notice was mailed to
each property owner within an expanded radius (greater than 500 foot radius) of the Project site,
indicating the date and time of the public hearing for the proposed modified Project, including the
Specific Plan Amendment, in accordance with state law;
WHEREAS, the SEIR and Specific Plan Amendment were presented to the City Council at its
regular meeting on April 3, 2018;
WHEREAS, the opportunity to provide public testimony and evidence, both written and oral, was
then provided by and considered by the City Council during a public hearing, which was then closed; and
RESOLUTION NO. 18-043
Page 3 of 7
WHEREAS, the City Council now desires to adopt a resolution approving Specific Plan
Amendment No. 10-17 to amend The Boulevards at South Bay Specific Plan (to be renamed The District
at South Bay Specific Plan) for a 168 -acre planning area generally located southwest of the Interstate 405
Freeway and north of the Avalon Boulevard Interchange in the City Of Carson; and
WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CARSON, CALIFORNIA, HEREBY FINDS, RESOLVES
AND ORDERS AS FOLLOWS:
Section 1. The City Council hereby specifically finds that all of the facts set forth in the recitals above of
this Resolution are true and correct and incorporated herein.
Section 2. Based on substantial evidence presented to the City Council during the public hearing
conducted with regard to the Specific Plan Amendment, including written staff reports, verbal testimony,
site plans, other documents, and the conditions of approval stated herein, as well as the
recommendation and findings of the Planning Commission, the City Council hereby determines that the
Specific Plan Amendment is authorized by and satisfies the requirements of Section 65450 et seq. of the
Government Code and Section 8.1.3 of The Boulevards at South Bay Specific Plan, pertaining to the
findings which must be made precedent to granting an amendment of a specific plan. The City Council
finds that those requirements have been met, and finds as follows:
1. The proposed Specific Plan Amendment includes a statement of the relationship of the
Specific Plan to the General Plan, and is consistent with the General Plan; and
This finding is supported by the following facts:
The proposed Specific Plan Amendment is consistent with the goal and policies of the
General Plan and with its purposes. Section 2.4 (Consistency with the General Plan)
and Appendix C of the Specific Plan Amendment contains an analysis of the consistency
between the proposed modified Project, including the Specific Plan Amendment, and the
goals and policies of the General Plan. The Planning Commission has reviewed the
analysis and determined that consistency between the Specific Plan Amendment and the
General Plan is established. The City Council has also reviewed the analysis and
determined that consistency between the Specific Plan Amendment and the General
Plan is established.
2. The proposed Specific Plan Amendment includes texts and diagrams that specify the
distribution, location, and extent of the uses of land, including open space, within the area
covered by the plan; and
This finding is supported by the following facts:
RESOLUTION NO. 18-043
Page 4 of 7
Section 3.0 (Land Use Plan) and Section 4.0 (Land Use Illustrative) of the proposed
Specific Plan Amendment provide descriptions, text and exhibits that outline the areas
covered by the plan, and the goals and objectives of the plan. The proposed Specific Plan
Amendment also includes descriptions, text and exhibits specifying the distribution,
location, and extent of the uses of land, including public plazas (Section 6.3 — Public
Plazas) and other open space (Section 5.2 — Open Space/Recreation), within the Project
Site.
3. The proposed Specific Plan Amendment includes the proposed distribution, location, and
extent and intensity of major components of public and private transportation, sewage, water,
drainage, solid waste disposal, energy, and other essential facilities proposed to support the area
and land uses covered by the plan and needed to support the land uses described in the plan;
and
This finding is supported by the following facts:
The Specific Plan Amendment includes the proposed distribution, location, and extent
and intensity of major components of public and private transportation, sewage, water,
drainage, solid waste disposal, energy, and other essential facilities proposed to support
the area and land uses covered by the plan in Section 5.0 (Plan Elements), including
Section 5.1 (Circulation Concept), Section 5.3 (Public Services and Infrastructure) and
related subsections (5.3.1- Police and Fire, 5.3.2 - Drainage, 5.3.3 — Water and Sewer
Systems, 5.3.4 — Electricity and Solid Waste, and 5.3.5 - Grading, Subsurface Remediation
and Cap); as well as Section 6 (Development Standards) including those related to
service, trash and utility areas (Section 6.8), and energy conservation (Section 6.11), etc.
4. The proposed Specific Plan Amendment includes standards and criteria by which development
will proceed, and standards for conservation, development, and utilization of natural resources,
where applicable; and
This finding is supported by the following facts:
The proposed Specific Plan Amendment contains development standards (Section 6.0 —
Development Standards) and design guidelines (Section 7.0 — Design Standards &
Guidelines) that have been tailored to be sensitive to the physical characteristics of the
site and its surroundings for the different areas covered by the plan. These include
standards for conservation, development, and utilization of natural resources, where
applicable.
5. The proposed Specific Plan Amendment includes a program of implementation measures such
as regulations and financing measures necessary to carry out the proposed uses of land,
conservation and utilization of natural resources, and development of public and private
facilities; and
This finding is supported by the following facts:
RESOLUTION NO. 18-043
Page 5 of 7
The proposed Specific Plan Amendment contains a program of implementation measures
Section 8 (Implementation) such as regulations and financing measures necessary to
carry out the proposed uses of land, including Section 8.2 (Financing) for remediation
and infrastructure projects and other implementation measures necessary to carry out
the proposed uses of land covered by the plan.
Section 3. The City Council finds that adoption of the Specific Plan Amendment is in the public
interest.
Section 4. The City Council approves Specific Plan Amendment No. 10-17 to amend and restate, in
its entirety, The Boulevards at South Bay Specific Plan, and to rename the amended plan The District at
South Bay Specific Plan. (Exhibit "1" to this Resolution.)
Section S. This Resolution shall take effect immediately.
PASSED AND ADOPTED on the 3rd day of April, 2018, by the following vote:
APPROVED AS TO FORM:
CITY OF CARSON:
ATTEST:
Donesia Gause-Aldana, MMC, City Clerk
V--'*'
RESOLUTION NO. 18-043
Page 6 of 7
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF CARSON )
I, Donesia Gause-Aldana, City Clerk of the City of Carson, California, hereby attest to and certify that the
foregoing resolution, being Resolution No. 18-043, adopted by the City of Carson City Council at its meeting
held on April 3, 2018, by the following vote:
AYES: COUNCIL MEMBERS: ROBLES, HILTON, SANTARINA, HICKS, DAVIS—HOLMES
NOES: COUNCIL MEMBERS: NONE
ABSTAIN: COUNCIL MEMBERS: NONE
ABSENT: COUNCIL MEMBERS: NONE
Donesia Gause-Aldana, MMC, City Clerk
RESOLUTION NO. 18-043
Page 7 of 7
Exhibit 1
THE DISTRICT AT
SOUTH SAY SPECIFIC PLAN
(SP -10)
retail entertainment restaurant residential hospitality
ADOPTED FEBRUARY 8, 2006
AMENDMENT No. 1: APRIL 5, 2011
AMENDMENT No. 2: APRIL 3, 2018
CITY OF CARSON
Resolution 18-043
Exhibit 1
Page 1 of 157
THE DISTRICT AT
SOUTH BAY SPECIFIC PLAN
FORMERLY CARSON MARKETPLACE SPECIFIC PLAN (2006) AND THE BOULEVARDS
AT SOUTH BAY SPECIFIC PLAN
PER 2011 AMENDMENT)
FEBRUARY 8, 2006
AMENDED APRIL 5, 2011 and
APRIL 3, 2018
Adopted by the Carson City Council
Ordinance No. 06-1341 (Original)
Ordinance No. 11-1469 (Amendment No. 1)
Resolution No. 18-2621 (Amendment No. 2)
Preparedfor:
City of Carson
2011 Amendment Prepared by.
The Planning Center
1580 Metro Drive
Costa Mesa, CA 92626
(714) 966-9220
JH
NTER G
2018 Amendment Prepared by:
RE I Solutions, LLC
1525 Raleigh Street, Suite 240
Denver, CO 80204
(303) 854-9807
Resolution 18-043
Exhibit 1
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This page intentionally left blank.
Resolution 18-043
Exhibit 1
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INTRODUCTION
Table of Contents
1.0 INTRODUCTION.......................................................................................................1
1.1
Purpose and Background.........................................................................................1
1.2
Project Overview........................................................................................................2
1.3
Authority to Prepare Specific Plan...........................................................................3
1.4
Environmental Clearance..........................................................................................3
1.5
Section References....................................................................................................3
2.0 CONTEXT AND CONDITIONS................................................................................ 5
2.1 Project Site Location and Surrounding Uses..........................................................5
2.2 Existing Project Site Conditions..............................................................................5
2.3 Existing Land Use Designations..............................................................................8
2.3.1 General Plan..................................................................................................8
2.3.2 Zoning.............................................................................................................8
2.4 Consistency with the General Plan..........................................................................8
3.0 LAND USE PLAN..................................................................................................... 9
3.1 Approach....................................................................................................................9
3.2 Project Objectives......................................................................................................9
3.3 Planning Areas and Development District 3 ..........................................................10
3.4 Land Use Categories...............................................................................................13
3.5 Transfers of Commercial Square Footage or Residential Units .......................... 16
4.0 LAND USE ILLUSTRATIVE..................................................................................17
5.0 PLAN ELEMENTS..................................................................................................21
5.1 Circulation Concept.................................................................................................21
5.1.1
Regional Access...........................................................................................21
5.1.2
Internal Circulation......................................................................................21
5.1.3
Parking..........................................................................................................32
5.1.4
Pedestrian and Bicycle Circulation............................................................32
5.1.5
Public Transportation..................................................................................33
5.2 Open
Space/Recreation...........................................................................................33
5.3 Public Services and Infrastructure.........................................................................34
5.3.1
Police and Fire.............................................................................................34
5.3.2
Drainage........................................................................................................34
5.3.3
Water and Sewer Systems...........................................................................35
5.3.4
Electricity and Solid Waste.........................................................................39
5.3.5
Grading, Subsurface Remediation and Cap..............................................39
The District at South Bay Specific Plan Resolution 18-043 V
April 3, 2018 Exhibit 1
Page 4 of 157
INTRODUCTION
6.0 DEVELOPMENT STANDARDS.............................................................................41
6.1
Permitted Uses.........................................................................................................41
6.2
General Development Standards...........................................................................47
6.3
Public Plazas............................................................................................................52
6.3.1 Public Plaza Requirements.........................................................................52
6.4
Landscaping............................................................................................................53
6.4.1 General Provisions......................................................................................53
6.4.2 Landscape Theme Areas.............................................................................55
6.5
Walls and Fences.....................................................................................................61
6.5.1 General Provisions......................................................................................61
7.0
Elf
6.6
6.7
6.8
6.9
6.10
6.11
6.12
Signage.....................................................................................................................64
Lighting..........................................................................
6.7.1 Light Level Requirements ................................
6.7.2 Light Control Methods ......................................
6.7.3 Site Lighting Exhibits .......................................
Service, Trash and Utility Areas .................................
PublicArt .......................................................................
6.9.1 Public Art Requirements ..................................
6.9.2 General Provisions ...........................................
Noise..............................................................................
Energy Conservation....................................................
R 'd t'IU'tR t
...........................................69
...........................................70
...........................................72
...........................................72
...........................................77
...........................................78
...........................................78
...........................................78
...........................................8 0
...........................................81
esi en is ni equiremen s...............................................................................82
6 12 1 P' t St S ace R9
. . I va a orage p .......................................................
DESIGN STANDARDS & GUIDELINES...............................................................83
7.1 Site Design & Landscape........................................................................................83
7.1.1 At -Grade Commercial..................................................................................83
7.1.2 Commercial - Elevated Podium..................................................................87
7.1.3 Residential....................................................................................................89
7.1.4 Mixed-Use.....................................................................................................92
7.2 Architecture..............................................................................................................93
7.2.1 At -Grade Commercial..................................................................................93
7.2.2 Commercial - Elevated Podium..................................................................94
7.2.3 Residential....................................................................................................96
7.2.4 Mixed-Use.....................................................................................................98
IMPLEMENTATION................................................................................................ 99
8.1 Review and Approval Process................................................................................99
8.1.1 Subdivisions.................................................................................................99
8.1.2 Residential Condominiums.........................................................................99
8.1.3 Review Authority..........................................................................................99
V 1 Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 5 of 157
I. INTRODUCTION
8.1.4 Specific Plan Amendments.........................................................................99
8.1.5
Development Districts...............................................................................................11
Administrative Permits..............................................................................100
Figure 3.3b
8.1.6
Site Plan and Design Review....................................................................102
Land Use Categories.................................................................................................15
8.1.7
Figure 4.Oa
Conditional Use Permits............................................................................103
8.1.8
Vehicular Circulation Concept.................................................................................23
Other Considerations................................................................................103
Figure 5.1b
8.1.9
Concurrent Entitlement Consideration with Specific Plan Amendment ............
104
8.2 Financing
................................................................................................................105
Section B - Del Amo Boulevard...............................................................................25
8.3 Phasing...................................................................................................................105
List of Figures
Figure2.1a Project Site Vicinity.....................................................................................................6
Figure2.1 b Project Site Aerial........................................................................................................7
Figure 3.3a
Development Districts...............................................................................................11
Figure 3.3b
Planning Areas and DD3...........................................................................................12
Figure 3.4a
Land Use Categories.................................................................................................15
Figure 4.Oa
Concept Project Illustrative......................................................................................19
Figure 5.1a
Vehicular Circulation Concept.................................................................................23
Figure 5.1b
Concept Circulation Sections..................................................................................24
Figure 5.1c
Section A - Del Amo Entrance..................................................................................25
Figure 5.1d
Section B - Del Amo Boulevard...............................................................................25
Figure 5.1e
Section C1 - Street A with Auxiliary Lanes..............................................................26
Figure 5.1f
Section C2 - Street A without Auxiliary Lanes........................................................26
Figure 5.1g
Section C3 - Street A with Multi -Purpose Trail.......................................................27
Figure 5.1 h
Section C4 - Street A at Bus Stop............................................................................27
Figure 5.11
Section D - Street B (Private)....................................................................................28
Figure 5.1j
Section E -Avalon Entrance.....................................................................................28
Figure 5.1k
Section F - Freeway Edge (1-405/Project Interface)................................................29
Figure 5.11
Section G - Channel -Adjacent Slope (Residential/Project Interface) ...................29
Figure 5.1m
Section H - Main Street Entrance.............................................................................30
Figure 5.1n
Non -Vehicular Circulation Concept.........................................................................31
Figure 5.3a
Storm Drainage Concept..........................................................................................36
Figure 5.3b
Sanitary Sewer Concept...........................................................................................37
Figure 5.3c
Domestic and Reclaimed Water Concept................................................................38
Figure 6.1a
Permitted Residential Areas.....................................................................................42
Figure 6.4a
Concept Landscape Themes....................................................................................54
Figure 6.4b
Conceptual Landscape for Entries: Main Street at Street A ..................................55
Figure 6.4c
Conceptual Landscape for Entries: Street A at Avalon Boulevard .......................55
Figure 6.4d
Conceptual Landscape for Freeway Edge..............................................................56
Figure 6.4e
Conceptual Landscape for Entertainment Area.....................................................56
Figure 6.4f
Conceptual Landscape for Internal Streetscape: Street A South of PAI ..............57
Figure 6.4g
Conceptual Landscape for Internal Streetscape: Street B (Private) ....................57
Figure 6.4h
Conceptual Landscape for Channel -Adjacent Slope.............................................58
The District at South Bay Specific Plan Resolution 18-043 V11
April 3, 2018 Exhibit 1
Page 6 of 157
INTRODUCTION1.
PLANT PALETTE
APPENDIX B
Figure 6.41
Conceptual Landscape for Residential North of Del Amo Boulevard ..................59
CONSISTENCY ANALYSIS
Figure 6.4j
Conceptual Landscape for Residential South of Del Amo Boulevard ..................60
APPENDIX E
Figure 6.5a
Conceptual Walls and Fences Locations................................................................63
RESERVED
Figure 6.6a
Conceptual Sign Locations: Option A.....................................................................67
Figure 6.6b
Conceptual Sign Locations: Option B.....................................................................68
Figure 6.7a
Conceptual Site Lighting Exhibit Key Map.............................................................73
Figure 6.7b
Section A - Del Amo Entrance..................................................................................74
Figure 6.7c
Section B - Del Amo Boulevard................................................................................74
Figure 6.7d
Section C - Typical Street A......................................................................................75
Figure 6.7e
Section D - Street B (Private)....................................................................................75
Figure 6.7f
Section E - Freeway Edge (1-405/Project Interface)................................................76
Figure 6.7g
Section F - Channel -Adjacent Slope (Residential/Project Interface) ....................
76
List of Tables
Table 1.1 Land Use Comparison.................................................................................................2
Table4.0 Land Use Summary....................................................................................................18
Table6.1 Permitted Uses...........................................................................................................43
Table 6.2-1 General Development Standards..............................................................................47
Table 6.2-2 Building Height Development Standards................................................................51
Table6.6 Sign Standards...........................................................................................................64
Table 6.7 Light Intensity Requirements....................................................................................70
Table 8.1 Decision and Appeal Authority of Each Review Authority...................................100
Appendices
APPENDIX A
PLANT PALETTE
APPENDIX B
THE DISTRICT AT SOUTH BAY LIGHTING PALETTE
APPENDIX C
CONSISTENCY ANALYSIS
APPENDIX D
RESERVED
APPENDIX E
RESERVED
APPENDIX F
RESERVED
APPENDIX G
CARSON MUNICIPAL CODE SECTION 9173.4
VIII Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 7 of 157
I. INTRODUCTION
1.0 INTRODUCTION
1.1 Purpose and Background
The Carson Marketplace Specific Plan was adopted by the City in 2006 and amended in 2011. At the time of
the 2011 amendment, it was renamed the Boulevards at South Bay Specific Plan. The Carson Marketplace
Specific Plan as amended and renamed the Boulevards at South Bay Specific Plan (collectively referred
to as the "Original Specific Plan"), governs development within a 168 -acre parcel within the City of
Carson (the "Specific Plan area").' The
Original Specific Plan is being amended
by the City of Carson ("City") to update
the development standards and guidelines
and to establish new regulations for future
development for a 157 -acre portion of
the Specific Plan area located south of
Del Amo Boulevard, which was formerly
a landfill. All references in this document
to "The District at South Bay Specific
Plan" or the "Specific Plan" shall be
deemed to refer to the Original Specific
Plan as amended by the 2018 amendment
("2018 Amendment") thereto.
The Specific Plan, as amended by the 2018
Amendment, establishes the elements,
character, location, and implementation
strategy for future development at the
168 -acre Project Site. The purpose is
to implement the vision for urban infill
and the reuse and recycling of land
through the establishment of land uses,
design criteria, development regulations,
infrastructure plans and implementation
procedures that will guide development
in an orderly fashion, consistent with City
policies and procedures. The intent is also
to implement and provide consistency
with the goals, objectives and policies
of the City of Carson General Plan.
This Specific Plan is forward thinking in
that it allows some degree of flexibility
in its implementation to accommodate
the inevitable changes in economic
Although the City of Canon has along
and colorful history that dates back to
the actual founding of California, it
is a very young community in terms
of its age as an independent city.
Canon was incorporated as a city
in 1968. Compare that to Canon's
neighbor to the east, Long Beach,
which incorporated almost a century
earlier in 1888, or to its neighbor to
the west, Torrance, which became a
city in 1921. In those intervening
yeah, the area that is now Carson
retrained an unincorporated portion
of Los !Angeles County, and as a
result, the young City of Canon
is still struggling to overcome the
penalties that came with delaying its
incorporation.
In politics, there is an acronym,
"N.I.M.B.Y..", which is short for "not
in my back yard." People realize
that society needs facilities such as
garbage dumps, auto dismantling
centers and waste treatment plants,
but when it comes time to build them,
no one wants them in their own back
yard. So when such essential facilities
were needed in the South Bay, the
incorporated cities such as Torrance
and Redondo Beach had the political
clout to resist the location of such
controversial projects within their
city borders. Since Canon was an
unincorporated area for so long, with
little political representation, it often
ended up as the dumping ground
(both literally and figuratively) of
its neighbors. By the time Canon
finally incorporated as a city in 1968,
As California has grown, planners,
conservationists and those coneemed
with public health have decried urban
sprawl and its social and environmental
costs, and developers have gone into
the hinterlands in search of cheap
land where hours -long commutes
from these bedroom communities
to jobs are commonplace. Phis type
of development typically has high
municipal costs and it usually precedes
commercial development that can
generate enough taxes for City
coffers to pay for the infrastructure
and services to support these edge
communities.
Sprawl has forced our society to
look long and hard at reclaiming
the underutilized urban landscape.
Everyone from the United States
Environmental Protection Agency
to the California Center for Land
Recycling now understands that our
society, to become more sustainable,
needs to facilitate and support
urban infill types of development
where existing infrastructure, strong
employment base and community
support services are already in place.
The District at South Bay represents
such an opportunity to reclaim a 157 -
acre landfill and replace what once
was a trash dump with the vibrancy
of life.
1. Although the Specific Plan applies to the entire 168 acres of the Specific Plan area, the 11 acres north of Del Amo Bou-
levard has received planning approvals required for development of 300 units of multifamily housing. Nothing in this
Specific Plan amendment restricts the previously approved entitlements for development of the 300 units of multifamily
housing.
The District at South Bay Specific Plan Resolution 18-043 1
April 3,2018 Exhibit 1
Page 8 of 157
1. INTRODUCTION
conditions, market dynamics and technological advances that occur over time.
The Original Specific Plan divided the Specific Plan area into three Development Districts. Development
Districts 1 and 2 are located on the 157 -acre former landfill site which is located south of Del Amo
Boulevard, and will require complex engineering techniques and associated expenditures to develop safely
and in accordance with state and federal regulations. Development Districts 1 and 2 have been further
divided into planning areas referred to in this Specific Plan as Planning Areas 1, 2 and 3, as further depicted
on Figures 3.3a and 3.3b. The existing Development District 3 (DD3) is comprised of approximately
11 acres of land north of Del Amo Boulevard on land that is not within the boundaries of the former
landfill site. In July 2017, a 300 -unit residential development was approved for DD3. The Specific Plan
will continue to apply to DD3.
The 2018 Amendment will be adopted by resolution and will continue to implement the existing SP -10
zoning for the Project Site. Going beyond the guidance typically found in a zoning ordinance, however,
the Specific Plan provides applicants, City staff, the public and decision makers with information on the
project's background, overall intent, design standards and guidelines to facilitate the project's review and
implementation.
1.2 Project Overview
The District at South Bay is a prime example of what can be done in the effort to recycle and reclaim
urban land. What was once a landfill and blight on the neighboring community has the opportunity to
become a shining example of civic pride and environmental technology with the construction of a mixed-
use community of residential, retail, commercial and hospitality uses that will bring residents and tax
generation back to a site that never could have imagined such a bright future.
The Specific Plan provides development standards and guidelines that allow for a potential mix of
approximately 1.83 million square feet of commercial, including 350 hotel rooms located in two hotels, and
up to 1,550 residential units. Section 4.0 presents a land use illustrative that demonstrates a potential project
1. The 2018 Amendment establishes development standards and guidelines to reduce the amount of commercial
development approved under the Original Specific Plan from 1.99 million to 1.83 million square feet. This number
includes the square footage of both hotels, which are also separated out below and together can include 350 hotel
rooms.
2. Unless otherwise specified in this Specific Plan, square footage shall be calculated using Gross Building Area (GBA).
GBA shall include the sum of the horizontal areas of all floors within a building measured from the exterior faces of
exterior walls or from the centerline of party walls separating two (2) buildings. The floor area of any ancillary areas
within a building with headroom of more than six and one-half (6-1/2) feet shall be included. Ancillary areas within
a building with six and one-half (6-1/2) feet of headroom or less, as well as the area of courtyards, areas open to
the sky, exterior walkways, exterior landscape areas, covered canopies, trellis structures, and architectural overhangs
shall be excluded. For the purpose of computing GBA and required parking area, floor area devoted to parking and
maneuvering shall not be included.
3. Hotel square footage is included in commercial square footage shown above.
Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 9 of 157
Table 1.1
Land Use Comparison
Land Use
The Boulevards at South Bay
The District at South Bay
Commercial'
1,995,195 SF
1,834,833 SF
Residential
1,550 Units
1,550 Units
Hotel'
300 Rooms
350 Rooms
The Specific Plan provides development standards and guidelines that allow for a potential mix of
approximately 1.83 million square feet of commercial, including 350 hotel rooms located in two hotels, and
up to 1,550 residential units. Section 4.0 presents a land use illustrative that demonstrates a potential project
1. The 2018 Amendment establishes development standards and guidelines to reduce the amount of commercial
development approved under the Original Specific Plan from 1.99 million to 1.83 million square feet. This number
includes the square footage of both hotels, which are also separated out below and together can include 350 hotel
rooms.
2. Unless otherwise specified in this Specific Plan, square footage shall be calculated using Gross Building Area (GBA).
GBA shall include the sum of the horizontal areas of all floors within a building measured from the exterior faces of
exterior walls or from the centerline of party walls separating two (2) buildings. The floor area of any ancillary areas
within a building with headroom of more than six and one-half (6-1/2) feet shall be included. Ancillary areas within
a building with six and one-half (6-1/2) feet of headroom or less, as well as the area of courtyards, areas open to
the sky, exterior walkways, exterior landscape areas, covered canopies, trellis structures, and architectural overhangs
shall be excluded. For the purpose of computing GBA and required parking area, floor area devoted to parking and
maneuvering shall not be included.
3. Hotel square footage is included in commercial square footage shown above.
Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 9 of 157
1. INTRODUCTION
configuration, and Table 1.1 above compares the Original Specific Plan with the Specific Plan as amended.
1.3 Authority to Prepare Specific Plan
The California Government Code authorizes jurisdictions to adopt specific plans either by resolution as
policy, by ordinance as regulation or a combination of both. The Specific Plan is established through the
authority granted by the California Government Code, Title 7, Division 1, Chapter 3, Article 8, Sections
65450 through 65457. Both Planning Commission and City Council hearings are required. In either
_ resolution or ordinance form, the Specific Plan and all amendments must be adopted by the Carson City
Council.
Upon adoption, this Specific Plan will serve as zoning for the properties involved. It establishes the
necessary plans, development standards, regulations, infrastructure requirements, design guidelines,
implementation programs and mitigation measures on which subsequent project -related development
activities are to be founded. It is intended that local public works projects, design review plans, detailed
site plans, grading permits and building permits or any other action requiring ministerial or discretionary
approval applicable to this area be carried out in accordance with the intent and specific development
standards set forth in this Specific Plan.
Modifications to development plans are anticipated. Minor changes, deviations or modifications to this
Specific Plan may be processed pursuant to Section 8.1.5 herein. In addition, the sketches and graphic
representations contained in Sections 4 through 7 herein are for conceptual purposes only and are to be
used as general visual aids in understanding the basic intent of the guidelines. They are not meant to depict
any actual lot or building design, and are therefore subject to change.
1.4 Environmental Clearance
The Original Specific Plan was prepared in accordance with the California Environmental Quality Act
(CEQA).' The 2018 Amendment was also prepared in accordance with CEQA, and a Supplemental
Environmental Impact Report was prepared to analyze the impacts of development of the 157 -acre
portion of the former landfill component of The District at South Bay pursuant to the 2018 Amendment
to the Original Specific Plan. Future development projects that are consistent with this Specific Plan will
require neither further environmental documentation nor focused environmental analysis pursuant to
CEQA. Subsequent discretionary project approvals required by this Specific Plan, such as general plan
amendments, will require appropriate environmental review under CEQA.-
1.5 Section References
Unless otherwise indicated, references to Sections, Tables and Figures in this Specific Plan are to Sections,
Tables and Figures contained in this Specific Plan.
1. In 2006, and in accordance with CEQA, the City of Carson Redevelopment Agency, as lead agency, certified a project -level
final environmental impact report (FEIR) for the Carson Marketplace Project (SCH No. 2005051059) in connection with
development of the Specific Plan area. In 2009, an Addendum to the FEIR was adopted. The 300 unit development on
DD3 was analyzed for CEQA purposes using this FEIR.
2. Development of the 300 units of residential on DD3 that has already been entitled will not require further discretionary
action or environmental review under CEQA unless otherwise required by law.
The District at South Bay Specific Plan Resolution 18-043 3
April 3,2018 Exhibit 1
Page 10 of 157
1. INTRODUCTION
Thir page izrtentiozzally left blank.
Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
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2. CONTEXT & CONDITIONS
2.0 CONTEXT AND CONDITIONS
2.1 Project Site Location and Surrounding Uses
The District at South Bay is proposed for a currently undeveloped site located at 20400 Main Street in the
City of Carson in the South Bay area of Los Angeles County. It is located approximately 17 miles south of
downtown Los Angeles and approximately 6.5 miles east of the Pacific Ocean. The Specific Plan area, also
referred to as the "Project Site," is comprised of approximately 168 acres located southwest of the San
Diego Freeway (I-405), north of the Avalon Boulevard interchange and east of Main Street. The majority
of the Project Site, consisting of 157 acres, is located south of Del Amo Boulevard, while the remaining
11 acres are located north of Del Amo Boulevard.
Figure 2.1a depicts the Specific Plan area in its regional and local context, while in Figure 2.1b, an aerial
photograph of the Project Site shows the surrounding land uses and adjacent areas.
On a local scale, the Project Site is surrounded by multiple uses. East of the I-405 Freeway, land uses include
neighborhood and regional retail, most notably the South Bay Pavilion at Carson. To the north and east of
the Project Site are the Porsche Experience Center and the Victoria Golf Course, respectively. Residential
areas, consisting of one-story and two-story detached residences and mobile homes, are located to the
south and west. The residences are separated from the Project Site by the Torrance Lateral Flood Control
Channel (Torrance Lateral), a concrete -lined drainage channel which parallels the southern and western
border of the Project Site. To the west of the Project Site, extending away from the site on Torrance and
Del Amo Boulevards, are commercial and light industrial uses. Further north on the west side of Main
Street are light industrial uses, with the StubHub Center and California State University, Dominguez Hills,
located northeast of the Project Site.
2.2 Existing Project Site Conditions
The Project Site has been essentially vacant since the closing and covering of the landfill in 1965 with
the exception of the remediation -related improvements described in Section 5.3.5. The Project Site is
predominantly bare soil that becomes green with nonnative grasses following winter rains and turns brown
by summer. The Project Site's elevation is basically at grade with Del Amo Boulevard to the north and is
approximately 20 feet uphill of the I-405 Freeway, which is immediately to the east. It sits approximately
16 feet above the top of the Torrance Lateral and the neighborhoods to the south and west, while it is
approximately 8 feet uphill from the Main Street grade elevation to the west.
On-site, the land is relatively flat with elevations varying in a somewhat random pattern between 26 and 50
feet above the invert of the Torrance Lateral. Generally, the Project Site is elevated above existing grades
at the edges (except on the north where it abuts Del Amo Boulevard) and generally slopes inward. Due
to grading in preparation for the previous development, large amounts of dirt and landfill cap materials
have been stockpiled on-site.
There is an existing street circulation pattern offering single access points to both Del Amo Boulevard and
Main Street. The streets are generally located in areas that originally functioned as a haul road system for
trash trucks traveling within the landfill, but may also be constructed on non-native soil.
The District at South Bay Specific Plan Resolution 18-043 5
April 3, 2018 Exhibit 1
Page 12 of 157
2. CONTEXT & CONDITIONS
Source: REiSolutions LLC, 2017
b
Figure 2.1 a Project Site Vicinity
Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 13 of 157
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Source: REiSolutions LLC, 2017
b
Figure 2.1 a Project Site Vicinity
Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 13 of 157
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2.3 Existing Land Use Designations
2.3.1 General Plan
In 2006, the Project Site was designated as Mixed Use — Residential in the City's General Plan. The existing
land use designation allows for horizontal or vertical retail, commercial, office, and residential mixed uses,
but does not require uses to be mixed. Per the City of Carson General Plan, the Mixed Use — Residential
land use designation currently alloNvs a maximum of 60 residential dwelling units per acre, which is
consistent with this Specific Plan. However, an applicant may request the right to develop residential uses
in certain portions of the Project Site at densities of greater than 60 dwelling units per acre, provided that
a general plan amendment permitting such increase in density is then or previously approved by the City.
A further explanation of this issue is provided in Section 2.4.
2.3.2 Zoning
The area governed by the Specific Plan has been zoned Specific Plan SP -10 since 2006. In 2015, a
Stadium Overlay was added to the property through a ballot initiative, in anticipation of the proposed
development of the property for a National Football League stadium. Per Section 4, Item B of the Carson
Football Stadium Initiative approved by City of Carson voters on April 21, 2015 (Ordinance 15-1555), the
"initiative shall not apply, and the Boulevards at South Bay [now The District at South Bay] Specific Plan
shall apply" if the Stadium is not developed at the Project Site. As the Project Site has not been
chosen as the location for the future stadium, the Stadium Overlay District no longer applies.
2.4 Consistency with the General Plan
State law requires that the Specific Plan be consistent with and demonstrate implementation of the City's
General Plan.
The Specific Plan is consistent with and furthers a number of goals and objectives identified in the City's
General Plan. Overall, the Project represents a productive reuse of a brownfield site that is compatible with
surrounding uses, and offers Carson residents new opportunities for residential, retail, entertainment and
employment. The cumulative, 168 -acre project features up to 1,550 residential units, with 1,250 permitted
in the 157 acres south of Del Amo Boulevard, bringing needed housing to the City and generating a
unique mixed-use environment that can serve as a signature project for Carson. The City's General Plan
also envisions an expanded commercial base, including encouraging specialty retail development.
The Specific Plan allows for a total of 1,550 units on the 168 -acre development site. Consistent with the
City of Carson General Plan designation for the Project Site of Mixed Use — Residential, the Specific Plan
provides a maximum residential dwelling unit density of 60 dwelling units per acre (du/ac) in Planning
Areas (or portions thereol) where residential is allowed and in DD3. Densities above 60 du/ac and up
to 80 du/ac are authorized by this Specific Plan only in Planning Area 1 and only upon a General Plan
j amendment. With respect to DD3, a maximum of 300 dwelling units are permitted under the Specific
Plan. Within Planning Area 1 and a portion of Planning Area 2, a maximum of 1,250 units are permitted
under the Specific Plan.
A complete analysis of the Specific Plan for consistency with the City of Carson General Plan is provided
in Appendix C.
S Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 15 of 157
3. LAND USE PLAN
3.0 LAND USE PLAN
3.1 Approach
The Specific Plan provides for a potential mix of approximately 1.83 million square feet of commercial,
retailand entertainment uses, including a total of 350 hotel rooms in two hotels, and up to 1,550 residential
units. The Land Use Plan (see Figure 3.4a) is designed to accommodate these uses through the creation
of three Planning Areas in the areas previously comprising Development Districts 1 and 2, and keeping
Development District 3. The Planning Areas remain subject to Mixed -Use Marketplace (MU -M) and
Commercial Marketplace (CM) land uses referenced in Table 6.1. DD3 also remains subject to the
MU -M designation. The MU -M and CM land use categories allow for a greater variety of land uses and
customized development standards. This approach enables The District at South Bay to create a truly
unique and vibrant center for the City of Carson.
3.2 Project Objectives
The following is a list of objectives that apply to the development authorized by this Specific Plan.
1. Achieve productive reuse of a large brownfield site by approving a project capable of generating
the revenue necessary to pay for and effectuate remediation of the environmental conditions
on the project site.
2. Promote the economic well-being of the City by encouraging the diversification and
development of its economic base, and assist in creating both short and long-term employment
opportunities for the residents of the City.
3. Maximize shopping and entertainment opportunities to serve the population and maintain a
sustainable balance of uses by approving a mixed-use project that allows entertainment, retail
shopping, restaurants, and residential uses.
4. Provide a diversity of both short term and long-term employment opportunities for local
residents by approving a project that will generate substantial construction work opportunities
and long-term jobs in the commercial and hospitality industries.
5. Improve the housing stock by approving a project that includes a substantial residential
component.
6. Provide a signature/gateway project that contributes to the creation of a vibrant urban core
for the City, taking advantage of the site's proximity to the San Diego Freeway.
7. Stimulate private sector investment in the project site by implementing a project that is fiscally
sound and capable of financing the construction and maintenance of necessary infrastructure
improvements.
8. Develop the project site in a manner that enhances the attractiveness of the City's freeway
corridor and the major arterials that adjoin the project site.
The District at South Bay Specific Plan Resolution 18-043 9
April 3, 2018 Exhibit 1
Page 16 of 157
3. LAND USE PLAN
9. Increase revenues to the City by approving a Project that provides for a variety of commercial
and retail activities with the potential to generate substantial sales- and property -tax revenue.
10. Promote the economic well-being of the project site by approving a project that is attractive
to consumers and residents and that would ensure long-term success of the development.
11. Provide hotel rooms to meet an identified market need, and in so doing serve nearby businesses,
community activities, and proposed on-site uses.
12. Consistent with other objectives, provide a project design that interfaces with surrounding
uses in a manner that provides for a transition between the project and adjacent areas.
3.3 Planning Areas and Development District 3
As shown on Figure 3.3b, three "Planning Areas" have been delineated to describe the different uses
planned for Development Districts 1 and 2. Each Planning Area has its own land use designation, allowed
uses and development standards. Planning Areas 1, 2, and 3 cover the 157 -acre reclaimed landfill, and the
Planning Area designations have been utilized to reflect the different uses and design guidelines anticipated
in each of the Planning Areas and to reflect changes to internal boundaries as compared to the previous
Development Districts 1 and 2. The revised boundaries also correspond more closely to the landfill
cells where waste was deposited when the landfill was active. The 11 acres north of Del Amo Boulevard
continue to be designated as DD3 in this Specific Plan.
To provide for flexibility, the exact location of uses within an area will be determined during the
development review process. The graphics showing the proposed location of buildings are for conceptual
purposes to illustrate a likely development plan that can occur within the controls established by the
development standards. The following is a brief description of the conceptual uses proposed within the
three Planning Areas.
Planning Area 1
Planning Area 1 (PA 1) is approximately 15 acres north of Street A (previously referred to as Lenardo
Drive and currently named Stadium Way) and abuts the eastern edge of Main Street and the southern
edge of Del Amo Boulevard. PA 1 is designated as Mixed -Use Marketplace (MU -M) and may contain
residential properties or, with the approval of an Administrative Permit and CEQA review as applicable,
commercial uses. The residential and commercial uses may be either vertically or horizontally integrated.
For example, commercial uses such as a gym/health club could be located on the ground floor of multi-
family apartments. The mixed-use designation does not, however, require a mix of uses and PA 1 could be
dedicated entirely to residential or commercial uses allowed by the MU -M designation. Residential density
is authorized up to 60 du/ac by right, and up to a maximum of 80 du/ac with a General Plan amendment.
Planning Area 2
Planning Area 2 (PA 2) is comprised of approximately 46 acres with its primary frontage running along
the I-405 Freeway. This area is adjacent to PA 1 to the west, the I-405 Freeway to the east, and PA 3 to
the southwest. PA 2 is designated for Commercial Marketplace (CM) and may contain any combination
10 Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 17 of 157
3. LAND USE PLAN
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Source: REISolutions LLC, 2017
Figure 3.3b Planning Areas and DD3
Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 19 of 157
3. LAND USE PLAN
of commercial uses, including without limitation, regional commercial (which may include outlets),
neighborhood commercial, restaurant, or entertainment and hospitality uses. In addition, portions of PA
2 can accommodate certain residential uses up to 60 du/ac with issuance of an Administrative Permit and
CEQA review as applicable.'
Planning Area 3
Planning Area 3 (PA 3) represents approximately 96 acres, and is bounded on the west and south by
the Torrance Lateral Channel, and to the north and east by Street A. Like PA 2, PA 3 is also designated
for Commercial Marketplace (CM) use, and is intended for general commercial, regional commercial,
large -format retail, neighborhood -scale retail, restaurant, entertainment, and hospitality uses. Residential
development is not permitted in PA 3.
Development District 3
DD3 is designated for Mixed -Use Marketplace (MU -M) uses. DD3 is unaffected by the land use restrictions
imposed by the landfill status of PA 1, 2, and 3, and may contain at -grade housing. As noted above, DD3
has already received entitlement approvals for 300 units of multi -family residential which includes no
commercial development. As such, DD3 is not provided with an allocation of commercial square footage
under this Specific Plan. Although commercial uses would typically be permitted on DD3 under the
MU -M land use category, in order to obtain an allocation of commercial square footage, a Specific Plan
amendment and CEQA review as applicable would be required.
3.4 Land Use Categories
Below is a brief description of each land use category in the Specific Plan and the location of each land
use by Planning Area. An illustration of the land use categories is provided in Figure 3.4a.
Commercial Marketplace (CM)
This category includes commercial uses intended to serve a broad population base and offer a wide
range of services to both the community and the region. Typical uses in this category include regional
commercial uses such as outlets, major department stores and promotional retail -type stores, smaller
neighborhood commercial uses, grocery stores and banks. Additional uses include commercial recreation
and entertainment uses such as movie theaters and arcades, hotels, restaurants and highway -oriented
and smaller neighborhood retail and service uses. Residential uses with densities of up to 60 du/ac are
permitted in portions of PA 2, as shown in Figure 6.1a, with the approval of an Administrative Permit and
CEQA review as applicable. The densities and intensities will vary within this land use designation based
on proposed uses. The maximum overall floor area ratio (FAR) allowed for commercial uses established
pursuant to this land use category shall be 0.5 FAR. Except as otherwise noted, the uses permitted in this
land use category are allowed in all planning areas with a CM designation. This land use designation may
contain any combination of commercial uses, including, without limitation, regional commercial (which
may include outlets), neighborhood commercial, restaurant, or entertainment and hospitality uses, and,
with issuance of an Administrative Permit, certain residential uses in PA 2. The Commercial Marketplace
category is applicable to PA 2 and PA 3.
1. Residential uses are only permitted for the northernmost portion of PA 2, as shown in Figure 6.1a.
The District at South Bay Specific Plan Resolution 18-043 13
April 3, 2018 Exhibit 1
Page 20 of 157
l
3. LAND USE PLAN
The density and floor area limitations established pursuant to this Specific Plan shall be calculated
separately for each Planning Area and construction of residential units on any Planning Area will not
reduce commercial square footage allocated to such Planning Area, and construction of commercial uses
will not reduce permitted residential unit counts.
Mixed -Use Marketplace (MU -M)
The "Mixed -Use Marketplace" land use category alloNvs for residential uses, and with an Administrative
Permit and applicable CEQA review, provides opportunities for the vertical or horizontal integration of
housing with commercial services. MU -M does not, however, require a mix of uses and development can
consist entirely of either residential or, with an Administrative Permit, commercial uses. This category is
applied to PA 1 and DD3. The densities and intensities will vary within this land use designation based on
actual uses proposed. Residential densities up to 60 du/ac are permitted by right, and densities up to 80
du/ac may be constructed in PA 1 only, with the approval of a General Plan Amendment. In addition,
stand-alone retail uses of greater than 50,000 square feet are permitted in the MU -M category in PA 1
only, with approval of an Administrative Permit and CEQA review as applicable.
The density and floor area limitations established pursuant to this land use category shall be calculated
separately for each Planning Area and DD3 and if at any future date commercial square footage is allocated
to a Planning Area or DD3 such allocation will not reduce permitted residential unit counts.
14
Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 21 of 157
3 LAND USE PLAN
LEGEND
Commercial Marketplace (CM)
Mixed -Use Marketplace (MU•M)
Source: REISolutions LLC, 2017
The District at South Bay Specific Plan Resolution 18-043
April 3, 2018 Exhibit 1
Page 22 of 157
i
0' 250' 500' 1000'
Figure 3.4a Land Use Categories
—iy
3. LAND USE PLAN
3.5 Transfers of Commercial Square Footage or Residential Units
Table 4.0 below establishes maximum permitted residential unit counts and commercial square footage
within each Planning Area and DD3. Nonetheless, this Specific Plan allows transfers of commercial square
footage among Planning Areas in excess of the maximum development envelopes established for each
Planning Area in Table 4.0 with approval of an Administrative Permit and consent of the owner of the
underlying property from which the transfer is proposed to be made. It also allows transfers of residential
units between PA 1 and the portions of PA 2 in which residential uses are permitted, with approval of an
Administrative Permit and consent of the owner of the underlying property from which the transfer is
proposed to be made. No transfers of commercial square footage shall result in development exceeding
0.5 FAR for the receiving Planning Area, or overall commercial square footage allowed under this Specific
Plan. No transfers of residential units shall result in allowable residential densities exceeding 60 du/ac on
PA 1 or PA 2, except that, on PA 1, with a General Plan amendment, residential densities of up to 80 du/
ac are permitted. In addition, this Specific Plan does not contemplate transfers of commercial square
footage or residential units between DD3 and the Planning Areas.
16 Resolution 18-043 The District at South Bay Specific Plan
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4. LAND USE ILLUSTRATIVE
4.0 LAND USE ILLUSTRATIVE
The development standards and guidelines contained within the Specific Plan permit a range of uses and
intensities. To gain an understanding of what could be developed under the Specific Plan, the following
illustrative presents conceptual drawings of building footprints and locations. It is important to note that
the illustrative plan (Figure 4.0a) based on this land use chart is conceptual and that a final plan may vary
provided it complies with the regulations proposed herein, as further described in Section 1.3.
Table 4.0 provides a breakdown of the permitted mix of residential and commercial uses. Table 4.0 is
not conceptual, and establishes maximum allowed development for the Project Site and each Planning
Area and DD3, subject to the ability to transfer commercial square footage or residential units as noted
in Section 3.5. Figure 4.Oa presents a conceptual illustration of the maximum permitted development in
each Planning Area and DD3. The illustrative seeks to create a vibrant mix of commercial and residential
uses by integrating up to 1,550 residences with approximately 1.83 million square feet of retail and service
stores, including 350 hotel rooms in two hotels, restaurants and entertainment venues.
The District at South Bay Specific Plan Resolution 18-043 1'
Apri13, 2018 Exhibit 1
Page 24 of 157
4. LAND USE ILLUSTRATIVE
Table 4.0'
Land Use Summary: Planning Areas 1, 2 and 3, and Development District 32
Land Use Type
Specific Plan Land Use Category
Units or Square Footage
Development District 3 (11 Acres)
Residential
MU -M3
300 units
Subtotal
300 units
Planning Area 1(15 Acres)
Residential
MU -M
1,250 units
Subtotal
1,250 units
Planning Area 2 (46 Acre S)4
Regional Commercial
CM
696,500 sf
Restaurant
CM
15,000 sf5
Subtotal
711,500 sf
Planning Area 3 (96 Acres)
Regional Retail Commercial
CM
585,000 sf
Neighborhood -Serving Commercial
CM
90,000 sf
Restaurant
CM
85,000 sf
Commercial Recreation/Entertainment
CM
130,000 sf
Hotel
CM
233,333 sf (including 350 hotel rooms)
Subtotal
TOTAL
1,123,333 sf
1,834,833 sf i units
1. Variations in square footage and types of commercial uses and location and number of residential units in each Planning
Area may occur at the time of final design, depending upon the product identified for development. Change of restaurant uses
to regional commercial uses is permitted; change of commercial square footage to restaurant square footage is also allowed,
subject to the approval of an administrative permit, and any further environmental review required under CEQA, as applicable.
2. Residential units may be transferred from PA 1 to the portion of PA 2 shown in Figure 6.1a, provided such transfer does
not cause an exceedance of the then allowable residential density under the General Plan or this Specific Plan, or the maximum
unit count of 1,250 units. The transfer of residential units shall not require a corresponding decrease in maximum permitted
commercial square footage. Similarly, commercial square footage may be transferred among PA 1, PA 2 and PA 3 provided
that the proposed development does not exceed the maximum allowable commercial square footage for the Project Site as
a whole or the FAR within each individual Planning Area, and the transfer of commercial square footage shall not require a
corresponding decrease in maximum number or density of residential units permitted.
3. The MU -NI category allows for residential and, in PA 1 only with an administrative permit, commercial development and
mixed-use development. Commercial or mixed-use development within PA 1 may require further environmental review under
CEQA, as applicable. Although commercial or mixed-use development within DD3 is permitted under the NIU -ISI land use
category, DD3 is not provided with an allocation of commercial square footage under this Specific Plan. Therefore, although
commercial uses typically would be permitted on DD3 under the NIU -NI land use category, in order to obtain an allocation of
commercial square footage, a Specific Plan amendment and additional CEQA review as applicable would be required.
4. All regional commercial uses, including outlet, are permitted in PA 2.
5. The 15,000 sf allocated for "restaurant" uses are intended to address full service restaurant uses in PA 2, if any. All other
food service uses, including, without limitation, VIP lounges, food halls, kiosks, and similar food or beverage serving uses, shall
be included in the GBA square footage for regional commercial established above for PA 2.
6. Includes 350 hotel rooms.
18 Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3,2018
Page 25 of 157
4. LAND USE ILLUSTRATIVE
Regional Commercial NW
Hotel
Note: This Is a graphic representation of a planning concept All graphics In this document are conceptual and should not o' 250' Sar roar
be Interpreted literally. Other solutions, locations and/or concepts may be proposed and reviewed during site plan and
design review and other permit and mapping processes.
Source: REISolutions LLC, 2017
Figure 4.Oa Concept Project Illustrative
The District at South Bay Specific Plan Resolution 18-043 19
April 3, 2018 Exhibit 1
Page 26 of 157
4. LAND USE ILLUSTRATIVE
This page intentionally left blank.
20 Resolution 18-043 The District at South Bay Specific Plan
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5.0 PLAN ELEMENTS
The Specific Plan contains a number of elements in addition to the land use plan. Elements such as
circulation, urban design, open space and recreation, infrastructure and utilities, and public services are
just as critical to the success of the project. These plan elements are discussed below in detail.
5.1 Circulation Concept
The circulation concept for the Specific Plan is an integral part of the overall land use plan and has been
developed consistent with a number of circulation objectives. Foremost among these are the following:
1. To reinforce and serve the land use concepts,
2. To provide adequate accessibility for internal and external trips by future residents and visitors,
3. To provide a sufficient amount of convenient parking for the commercial and residential uses,
4. To provide opportunities for a variety of transportation options, and
5. To provide an aesthetically pleasing environment while achieving the above objectives.
5.1.1 Regional Access
The San Diego Freeway (I-405), Harbor Freeway (I-110), Artesia Freeway (SR -91), and Long Beach
Freeway (I-710) provide regional access to the Project Site. The I-405 is located adjacent to the Project
Site's eastern boundary, the I-110 is located west of the Project Site, and the SR -91 is located approximately
2.5 miles north of the Project Site. The I-710, which is located on Carson's eastern boundary, links the
City with the Long Beach and Harbor areas. Locally, access to the Project Site is available via Main Street
(a north -south thoroughfare on the western side of the Project Site), Avalon Boulevard (an exit from the
I-405 and a major north -south arterial), and Del Amo Boulevard (an east -west arterial which bisects the
northern portion of the Project Site).
As of 2011, the City of Carson was pursuing improvements to the Avalon Boulevard/I-405 interchange
as an off-site improvement for The District at South Bay and to improve general freeway access and
circulation in the area surrounding the Project Site. Interchange improvements include: (1) the extension
of Street A to Avalon Boulevard; (2) realignment and reconfiguration of the I-405 southbound on and
off -ramps that currently intersect with Avalon Boulevard; (3) a new I-405 southbound on-ramp to be
the east leg to the new Avalon Boulevard/ Street A intersection, and (4) reconfiguration of the 1-405
northbound off -ramp to allow left -turn movements to southbound Avalon Boulevard. These proposed
improvements have since been completed.
5.1.2 Internal Circulation
Project access and the proposed internal circulation system is shown on Figure 5.1a. Internal circulation
will be provided by two primary routes, referred to as Street A and Street B. Street A (previously known
as Lenardo Drive, Corridor Road, or Stadium 'Way) connects the Main Street entry with the Avalon
The District at South Bay Specific Plan Resolution 18-043 21
April 3, 2018 Exhibit 1
Page 28 of 157
Boulevard/I-405 entry. Street B (previously known as Stamps Road or Loop Road) begins at Del Amo
Boulevard and ends at Street A in a semicircular manner. Street A will be a public street, and will retain a
similar alignment to the original haul road. The alignment of the proposed Street B is an adaptation of the
current roadway, Stamps Drive, which was also originally a haul road. The portion of Street B north of
Street A and south of Del Amo Boulevard (also referred to as the "Del Amo Entrance") has been shifted
west of the location shown in the Original Specific Plan; the new alignment corresponds to the location
of the original haul road. This portion of Street B will be a public street, while the portion of Street B
south of Street A will be privately owned and maintained.
As indicated in Figure 5.1b, conceptual circulation sections are set forth in Figures 5.1c through 5.1m,
depicting conceptual designs for project entrances (see Figures 5.1c, 5.1j, and 5.1m) and Del Amo
Boulevard (see Figure 5.1d), certain portions of Street A and Street B (see Figures 5.1e, 5.1f, 5.1g, 5.1h,
and 5.1i) , as well as for the I-405 Freeway Edge (see Figure 5.1k) and the Torrance Lateral Channel -
Adjacent Slope (see Figure 5.11).
Each Project Site entry will be attractively landscaped (as further addressed in Section 6.4) and signed for
vehicles and pedestrians. For clarity, landscaping is not included in the street sections provided in Figures
5.1c -m below; however, tree wells may be added in the public rights-of-way of Main Street and/or Del
Amo Boulevard at the discretion of the City Engineer and the Community Development Director.
Parkway, as used in this specific plan, shall be defined as the distance between the front of curb and the
property line, and may include sidewalks and walkways, landscaping, or both. At the discretion of the
Community Development Director, landscaping and/or sidewalk width can be transferred to medians.
Access points for Planning Areas 1, 2 and 3 would include the intersections of Del Amo Boulevard and
Street B and Main Street and Street A, as well as the Avalon Boulevard exit from I-405. The primary
ingress and egress location for DD3 would be provided at the intersection of Del Amo Boulevard and
Street B, where the north leg of the intersection would provide for entry and exit.
While a conceptual circulation configuration has been provided, the internal circulation system is subject
to approval by the Community Development Director and City Engineer, and will be finalized with the
approval of development plans. Subject to CEQA review if applicable, half street improvements to Streets
A and B may be approved by the City Engineer and the Community Development Director to allow for
the phasing of the construction of the streets to accommodate the phased development of the Project
Site.
22 Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 29 of 157
LEGEND
Street A Potential Bus Pullout or
® Traffic Lane Bus Stop
Street B (Del Amo Entry) :. Signalized Access
Street B(Typicap g
Right-In/Right-Out Access
MTA Route 45
i
Torrance Lateral Channel a 250' 50o' 1000'
MTA Route 246
MTA Route 205
Note: This Is a graphic representation of a planning concept. All graphics In this document are conceptual and
should not be interpreted literally. Other solutions, locations and/or concepts may be proposed and reviewed
during site plan and design review and other permit and mapping processes.
Source: REISolutions LLC, 2017
Figure 5.1a Vehicular Circulation Concept
The District at South Bay Specific Plan Resolution 18-043 f `3
April 3, 2018 Exhibit 1
Page 30 of 157
LEGEND
A. Del Amo Entrance D. Street B
B. Del Amo Boulevard E. Avalon Entrance
C1. Street A with Auxilary Lanes F. Freeway Edge (Commercial/1-405 Interface)
C2. Street A without Auxilary Lanes G. Channel - Adjacent Slope o' 250' soo' low
C3. Street A with Multi -Purpose Trail H. Main Street Entrance
C4. Street A at Bus Stop
Note* The C2 street section shall be the typical street sect,on for Street A between Main Street and Street B. The C3 street section shall be the typical street section for Street A between Street B
and the Avalon Boulevard Entrance. The C1 and C4 street sections maybe used at the discretion of the Public Works Department, with the approval of the Community Development Director.
Note: This is a graphic representation of a planning concept. All graphics in this document are conceptual and should not be Interpreted literally. Other solutions, locations and/or concepts
may be proposed and reviewed during site plan and design review and other perk and mapping processes.
Source: REISolutions LLC, 2017
Figure 5.1 b Concept Circulation Sections
24 Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 31 of 157
Figure 5.1 c Section A - Del Amo Entrance
Note: The building setbacks of 20 to 30 feet vary according to the height of the building adjacent to the roadway. The setback
Is 20 feet for buildings up to 28 feet in height. For buildings above 28 feet in height, a 30 -foot setback is required. Building
heights refer to the base building height as defined in Table 6.2-2.
Source: RElSolutions LLC, 2017
Figure 5.1 d Section B - Del Amo Boulevard
Source: The Planning Center, 2010.
Note: When sidewalks and/or walkways are located outside the public right-of-way, an easement may be required to allow for
public access.
Note: These street sections are a graphic representations of planning concepts. All graphics in this document are conceptual
and should not be interpreted literally. Other solutions, locations, and/or concepts may be proposed and reviewed during site
plan review and other permit and mapping processes.
The District at South Bay Specific Plan Resolution 18-043 25
April 3, 2018 Exhibit 1
Page 32 of 157
Figure 5.1e Section C1 -Street A with Auxiliary Lanes
Source: The Planning Center, 2010.
Figure 5.1 f Section C2 -Street A without Auxiliary Lanes
kls ilk
ci
g
Source: The Planning Center, 2010.
Note: When sidewalks and/or walkways are located outside the public right-of-way, an easement may be required to allow for
public access.
Note: These street sections are a graphic representations of planning concepts. All graphics in this document are conceptual
and should not be interpreted literally. Other solutions, locations, and/or concepts may be proposed and reviewed during site
plan review and other permit and mapping processes
1 26 Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2015
Page 33 of 157
1�
Fiqure 5.1q Section C3 - Street A with Multi -Purpose Trail
rRk
WEST EAST
SIDE SIDE
Source: RElSolutions LLC, 2017
Figure 5.1 h Section C4 - Street A at Bus Stop
WEST EAST
SIDE SIDE
Source: REISolutions LLC, 2017
Note: When sidewalks and/or walkways are located outside the public right-of-way, an easement may be required to allow for
public access.
Note: These street sections are a graphic representations of planning concepts. All graphics in this document are conceptual
and should not be Interpreted literally. Other solutions, locations, and/or concepts may be proposed and reviewed during site
plan review and other permit and mapping processes -
The District at South Bay Specific Plan Resolution 18-043 2
April 3, 2018 Exhibit 1
Page 34 of 157
Figure 5.1 i Section D - Street B (Private)
3' —
LANDSCAPE
4'
SIDEWALK
4'
Source: RElSolutions LLC, 2017
7' 1, 11' 1' 10' 11' 11' 7'
BIKE TRAVEL TRAVEL PLANTED TRAVEL TRAVEL BIKE
LANE MEDIAN/ LANE
(B FFERED) TURN LANE (BUFFER
Figure 5.1j Section E -Avalon Entrance
�3 SCUM &OUND
L07 4' 8'
LMG EKE
SUP
12'
MULPPUW
MAL
WEST
SIDE
Source: REISolutions LLC, 2017
WORM 80V4
'LI' 12' I. 12' 1, 14' 1, 12' j, 12'
E%Ii LANE ' E%I1 LARE E%R LANE ' UEDAH . E117T LME' EN l L
105'
R.O.w
3'
)Sc
PaPKING L01
8' 3030'
M'E 1PAPMNAI � VARIES
EAST
SIDE
Note: When sidewalks and/or walkways are located outside the public right-of-way, an easement may be required to allow for
public access.
Note: These street sections are a graphic representations of planning concepts. All graphics in this document are conceptual
and should not be interpreted literally. Other solutions, locations, and/or concepts may be proposed and reviewed during site
plan review and other permit and mapping processes.
L8 Resolution 18-043 1'he uistrict at South Bay Specific Flan
Exhibit 1 April 3, 2018
Page 35 of 157
I
Figure 5.1 k Section F - Freeway Edge (1-405/Project Interface)
75'
WEST EAST
SIDE SIDE
Note: Parking stall and 6' high view fence or landscape screen presence vary according to location of section along freeway
edge. Parking stall is optional. Refer to Figure 6.5a for potential perimeter wall, view fence or landscape screen location.
Source: RElSolutions LLC, 2017
Figure 5.11 Section G - Channel -Adjacent Slope (Residential/Project Interface)
Note: Parking stall presence varies according to location of section along the channel. Parking stall is optional.
Source: The Planning Center, 2010.
Note: When sidewalks and/or walkways are located outside the public right-of-way, an easement may be required to allow for
public access.
Note: These street sections are a graphic representations of planning concepts. All graphics in this document are conceptual
and should not be interpreted literally. Other solutions, locations, and/or concepts may be proposed and reviewed during site
plan review and other permit and mapping processes,
The District at South Bay Specific Plan Resolution 18-043
April 3, 2018 Exhibit 1
Page 36 of 157
29 T
Figure 5.1 m Section H - Main Street Entrance
Source: The Planning Center, 2010.
Note: When sidewalks and/or walkways are located outside the public right-of-way, an easement maybe required to allow for
public access.
Note: These street sections are a graphic representations of planning concepts. All graphics in this document are conceptual
and should not be Interpreted literally. Other solutions, locations, and/or concepts may be proposed and reviewed during site
plan review and other permit and mapping processes
Resolution 18-043
Exhibit 1
Page 37 of 157
The District at South Bay Specific Plan
April 3, 2018
LEGEND
w - e Buffered Bike Lane . - - - - - r Bike Path (Multl-purpose Trail) ® Potential Bus Pullout
m -- - o w i Bike Lane Bike Path - Alternative to orTraffic Lane Bus Stop
a - - - - - r Colored Buffered Bike Lane Buffered Bike Lane on Street B
Road Diet
Colored Bike Lane Primary Pedestrian Path
0' 250' 500' 100
Note: This Is a graphic representation of planning concept. All graphics in this document are conceptual and should
not be interpreted literally. Other solutions, locations and/or concepts may be proposed and reviewed during site plan
and design review and other permit and mapping processes.
Source: REISolutions LLC, 2017
Figure 5.1n Non -Vehicular Circulation Concept
The District at South Bay Specific Plan Resolution 18-043 �l
April 3,2018 Exhibit 1
Page 38 of 157
5.1.3 Parking
The various uses, such as residential, commercial, restaurant, entertainment and hotel, will be required
to meet the parking standards specified in Section 6.0 of this Specific Plan. The number of parking
spaces will vary depending on the number of units proposed and square footage of the particular non-
residential use, and will be calculated using the parking ratios shown in Table 6.2-71. The parking will
be provided through a combination of open surface parking and parking structures, with the structures
having a maximum height limit of 50 feet, and parking under elevated podium (which shall not be subject
to the 50 -foot height limitation). A minimum width of 24 feet may be provided for circulation aisles in
all parking areas, unless larger aisles are required by the Fire Department. A minimum width of 28 feet
shall be provided for main entry aisles from the street(s) to satisfy Fire Department access requirements
to designated fire lanes, which shall also have a minimum width of 28 feet.
As described in Table 6.2-1, shared parking is permitted to help maximize the efficiency of parking lots.
Shared parking is permitted subject to the completion of a parking study and approval by the Community
Development Director. For instance, shared parking would be ideal in a situation with offices adjacent
to restaurants, since parking could be used by the offices during the day and by restaurants during the
evening.
5.1.4 Pedestrian and Bicycle Circulation
The intent of the Specific Plan is to provide connectivity between the diverse uses within the Specific
Plan for pedestrians and bicyclists. External bicycle access will be primarily from an unbuffered bicycle
lane along Main Street and a buffered and painted bike lane on Del Amo Boulevard, while external
pedestrian access will come from sidewalks on those same streets. A multi-purpose path, which provides
for concurrent, side-by-side use by both bicyclists and pedestrians, is proposed from Avalon Boulevard
into the Project's southeastern entrance. From the Avalon entrance to its first intersection with Street B,
the multi-purpose path will continue along the west side of Street A, and will be divided for safety.
Internally, bicycle circulation is provided along Street B in the form of a buffered bike lane. From the
south intersection of Street A and Street B to the Avalon Boulevard entrance, a bike lane is provided as
part of the multi-purpose trail described above. As an alternative to the scenario described above and
shown in the Master Plan of Bikeways, the buffered bike lane along Street B may be substituted with a
multi-purpose path along the length of the south or west side of Street A.
Pedestrian circulation will be provided throughout the Project Site via sidewalks and pathways. Sidewalks
are proposed in various locations as shown on Figures 5.1n. However, these Figures are conceptual and,
under the Specific Plan, flexibility is retained to reduce or eliminate sidewalks and to vary the width of
r the landscape areas along Street A and Street B. All landscape and parkway areas are measured from the
front -of -curb. An at -grade pedestrian crossing shall be constructed across Street A to maximize pedestrian
access between Planning Areas 2 and 3. The routing of pedestrian and bicycle circulation is conceptually
J shown on Figure 5.1n.
32 Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 39 of 157
5.1.5 Public Transportation
Los Angeles Metropolitan Transit Authority (Metro) Bus Routes 246 and 45 are located along Avalon
Boulevard and Metro Bus Route 205 is located along Del Amo Boulevard east of Avalon Boulevard. The
Project shall be designed to allow for at least four bus stops to service the Project Site by Metro, as well
as other transportation services. Bus pull-outs located on Del Amo Boulevard near the entrance of the
project shall be 10 feet by 100 feet in dimension. Where feasible, the bus pull-outs located on the southerly
part of Street A shall be 10 feet by 160 feet in dimension, which will include 100 feet for the bus and 60
feet for a three vehicle pull-out area. Where not feasible, buses may stop in the traffic lane to provide
service. Conceptual locations of bus pull-outs are shown on Figure 5.1a.
5.2 Open Space/Recreation
The City parks and open space requirement for all residential development of three acres of park per 1,000
residents will be met through a combination of land dedication, improvements, private recreation, and in -
lieu fees per Section 9207.19, Park and Recreational Facilities, of the Carson Municipal Code (CMC). The
intent is to provide an appropriate amount and distribution of public and/or private open spaces through
a combination of open spaces in and near the Project Site. This requirement is applicable to residential
developments of both for -sale and rental units, but is not applicable to commercial developments.
Residents living within The District at South Bay will enjoy a combination of common and private open
and recreation spaces within the Project boundaries. Amenities such as pools, clubhouses, courtyards,
lawn areas, and jogging paths are just some of the features that could be provided. The requirements for
common and private open space are listed in Table 6.2-1.
Public open spaces are also important components for the commercial uses in The District at South
Bay Public open spaces such as walkways, multi-purpose paths and plazas provide gathering spaces for
people shopping, eating or just enjoying the atmosphere. These spaces are an especially important feature
of the Entertainment Area of The District at South Bay (defined as the portion of PA 3 bounded by
Street A and Street B), which features multiple entertainment and hospitality uses. Section 6.0 requires a
minimum amount of public plaza space for the Entertainment Area, and prescribes minimum dimensions
for walkways and pathways throughout the Project Site. Specific standards are outlined in Table 6.2-1 and
in Sections 5.1.4 and 6.3 of this Specific Plan.
It is envisioned that public open space areas within the Specific Plan area may also include water features
at the Entertainment Area in PA 3.
The District at South Bay Specific Plan Resolution 18-043 33
April 3,2018 Exhibit 1
Page 40 of 157
5.3 Public Services and Infrastructure
5.3.1 Police and Fire
Police services are provided by the Los Angeles County Sheriff's Department. There is one existing Carson
Sheriff Station, located at 21356 South Avalon in Carson. This station also provides police services for
t West Compton, Gardena, Torrance, and Rancho Dominguez. To ensure the safety of residents and patrons
of The District at South Bay, private security services that coordinate with the Sheriff's Department will
be provided. Private security services may be provided on a project -wide basis, by Planning Area, by each
developer, or any combination thereof.
A Sheriff's substation will be integrated into the commercial component of the Project, although the exact
location will be determined as part of the Site Plan and Design Review consistent with the procedures
identified in Section 8.0.
Fire protection services in the City of Carson are provided by the Los Angeles County Fire Department
(LACoFD). The Project Site is located within Division I of the Central Region in the Battalion 7 service
area. There are six primary fire stations that provide both fire and emergency medical service to the City
of Carson, with four of the stations located within Carson's boundaries. The nearest response unit to the
Project Site is Fire Station No. 36, located at 127 West 223rd Street, approximately 1.5 miles south of the
Project Site. Other response units in the area include Station No. 10 at 1860 East Del Amo Boulevard and
Station No. 116 at 755 Victoria Street. The latter two stations are located approximately 2.4 miles from
the Project Site.
In addition to existing stations, the LACoFD "Five -Year Fire Station Plan" identifies a proposed station near
the I-405/110 interchange. A future LACoFD fire station in the proximity of the I-405/110 interchange
could be located west of the Project Site and be particularly accessible to the its primary entrances. As of
2017, this station has not yet been built, but the Fire District is currently investigating potential sites for a
new fire station to serve the area.
5.3.2 Drainage
Permanent drainage systems for the Specific Plan Area will be designed to protect the landfill cap. In
general, surface drainage from rooftops, parking lots, and hardscape and landscape areas will be picked up
by inlets and conveyed to the existing Torrance Lateral Storm Drain Channel owned by the Los Angeles
County Flood Control District. Storm drain pipes will be sealed to reduce the potential for leakage and to
prevent the migration of landfill gas. Surface water above the cap will be conveyed to the backbone storm
drain system and discharged into the Torrance Lateral Channel. The quality of the water discharged into
the Torrance Lateral Channel will be maintained by the use of on-site filtering systems to be designed
prior to installation.
The storm drainage backbone infrastructure will be installed during the rough grading phase of
construction, while inlets, area drains systems, and permanent water quality Best Management Practices
(BMPs) will be installed during precise grading activities. Storm drainage systems will generally remain
in their current location in utility corridors. Easements will be granted for those portions of these utility
corridors that fall outside of public right-of-way. The Project Site will be designed to avoid the placement
of buildings over these utility corridors, where feasible. A conceptual map of the drainage system is
34 Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3,2018
Page 41 of 157
provided in Figure 5.3a.
5.3.3 Water and Sewer Systems
The local utility will supply water to the Project Site. An existing 16 -inch line in Del Amo Boulevard and
an existing 12 -inch line in Main Street will serve the Project Site. Based on discussions with the current
utility (Cal Water), it is not anticipated that any upgrades to off-site facilities will be needed. An on-site
water system will be designed to supply both domestic service, with individual meters, and fire protection
to the development. Water for irrigation and proposed water features will come from reclaimed water, if
feasible. The balance, if any, will be drawn from the domestic water system. A fire line serving the landfill
operations center has already been installed.
Domestic water infrastructure will be installed at the same time as street improvements are made.
Connections to buildings for potable and fire protection water will be made prior to certificate of
occupancy. Reclaimed water infrastructure will be installed with street improvements, as shown in Figure
5.3c, and connected to the West Basin reclaimed water line.
The sewer system is owned and maintained by the Los Angeles County Sanitation District. For the Project
Site, an on-site system will be designed to pick up sanitary flows from points of connection at each building
to the existing 42 -inch trunk sewer in Main Street. It is anticipated that the on-site sewer will be constructed
with airtight joints to prevent the migration of landfill gas. Sewer infrastructure will be installed with street
improvements. Connections to buildings will be made prior to certificate of occupancy. A conceptual map
of the sewer and water systems are provided in Figures 5.3b and 5.3c.
Water and sewer systems will generally remain in their current location in utility corridors. Easements will
be granted for those portions of these utility corridors that fall outside of public right-of-way. The Project
Site will be designed to avoid the placement of buildings over these utility corridors, where feasible.
The District at South Bay Specific Plan Resolution 18-043 34
April 3, 2018 Exhibit 1
Page 42 of 157
LEGEND
Existing Storm Drain
Proposed Storm Drain
Note: This Is a graphic representation of a planning concept. All graphics In this document are conceptual and
should not be Interpreted literally. Other solutions, locations and/or concepts may be proposed and reviewed o' 250' 500' 1000'
during site plan and design review and other permit and mapping processes.
Source: REISolutions LLC, 2017
36
Figure 5.3a Storm Drainage Concept
Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 43 of 157
LEGEND
Existing Sewer Line
Proposed Public Sewer Line
Proposed Private Sewer Line
Note: This is a graphic representation of a planning concept All graphics In this document are conceptual and should
not be Interpreted literally. Other solutions, locations and/or concepts may be proposed and reviewed during site plan
and design review and other permit and mapping processes.
Source: RElSolutions LLC, 2017
The District at South Bay Specific Plan Resolution 18-043
April 3, 2018 Exhibit 1
Page 44 of 157
(I
i
0r 2507 500' 1000
Figure 5.3b Sanitary Sewer Concept
37
LEGEND
Proposed Domestic Water Line
• Proposed Domestic and Reclaimed Water Line
■-----•-- Existing Domestic Water Line
Note: This Is a graphic representation of a planning concept. All graphics in this document are conceptual and should not 0' 250' 500' +000'
be Interpreted literally. Other solutions, locations and/or concepts may be proposed and reviewed during site plan and
design review and other permit and mapping processes.
Source: REISolutions LLC, 2017
38
Figure 5.3c Domestic and Reclaimed Water Concept
Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 45 of 157
5.3.4 Electricity and Solid Waste
The developers/ operators will obtain electricity from the local utility's Compton Service Center, which
provides electric service to the Carson area. The Project Site may contain on-site electric distribution
substations. Their precise location will be determined upon the submittal of future tract maps. Refer to
Section 6.11 for additional guidance related to methods of energy conservation. If feasible, new utility
lines will be placed underground unless such placement conflicts with the RAP or is otherwise approved
by the Director of Public Works.
The developers/ operators will contract with the City's waste hauler as authorized in the Waste Hauler
Franchise Agreement for the collection, disposal and recycling of solid waste. A comprehensive recycling
plan shall be included with plan submittals prior to building permit approval. The comprehensive recycling
plan shall consist of a construction debris recycling program and a general recycling program for residential
and commercial uses. The recycling program shall specifically require the incorporation of permanent,
clearly marked, durable, source -sorted recycling bins for all structures. The bins shall be continuously
maintained to ensure proper operation and adequate access.
Recycling will also extend to construction activities. All construction debris may be recycled in a practical,
accessible manner, to the extent feasible, during the construction phase. Compaction facilities for non -
recyclable materials shall be provided for every occupied commercial building greater than 20,000 square
feet in size to reduce both the total volume of solid waste produced and the number of trips required for
collection, to the extent feasible. Trash compaction facilities maybe provided in centralized locations for
multiple commercial buildings. Alternative trash collection methods may also be used for retail and non -
retail uses if approved by the waste management provider and the Community Development Director.
The trash collection system must be approved by the Community Development Director prior to issuance
of the first building permit for a commercial building greater than 20,000 square feet in size.
5.3.5 Grading, Subsurface Remediation and Cap
Rough grading operations on the 157 -acre former landfill site (landfill site) will be done in conjunction
with the capping of the landfill that is part of the 1995 Remedial Action Plan (RAP), as modified by the
2011 Explanation of Significant Differences (ESD), both as approved by the California Department of
Toxic Substances Control (DTSC).
The remedial actions to be implemented at the former landfill site per the approved 1995 RAP, as modified
by the approved ESD, are a combination of the following.
A. Construct a low -permeability cover system (Cap) for the entire landfill site to contain the
buried waste and the impacted soil on-site. The Cap shall be constructed after the application
of deep dynamic compaction (DDC) where necessary (see description below) to assist in
settlement control and before the rough grading of the landfill site for development purposes.
A portion of the Cap was installed after the approval of the Carson Marketplace Specific Plan,
but the Cap was not completed in all areas of the landfill site.
B. Install groundwater systems along the down -gradient side of the landfill site to intercept/
capture groundwater contamination coming from the landfill site. The perimeter groundwater
The District at South Bay Specific Plan Resolution 18-043 39
April 3, 2018 Exhibit 1
Page 46 of 157
system is intended to capture off-site migration of the groundwater contamination that exceeds
the remediation goals. The groundwater system is fully installed and has been operational on
the site since 2014.
C. Install a landfill gas extraction, collection, control and treatment system along the landfill site
f boundary and beneath proposed occupied buildings within the waste zone. The landfill gas
jJ system will be used to minimize potential off-site migration and remediate potential impacts to
on-site indoor/outdoor air quality in compliance with the relevant regulations. The landfill gas
treatment system (burner, backup carbon filters and flare) has been constructed and landfill gas
collection wells have been installed on a portion of the landfill site. Additional elements of the
landfill gas system, including additional collection wells, remain to be installed.
D. Implement long-term monitoring of the groundwater and landfill gases.
E. Provide for long-term maintenance of the Cap.
The RAP assumed that remediation activities would be completed for the entire landfill site at the same
time. A phased remediation and occupancy plan has been submitted to DTSC to allow vertical construction
and occupancy on a cell after it has been remediated, regardless of the stage of remediation on the other
landfill cells. The approval of phased occupancy is subject to DTSC approval of a cell -specific Health
Risk Assessment (HRA) that would allow occupancy of the portions of the landfill site that have been
remediated for the intended use/users.
The RAP and ESD specify the overall remediation and conceptual grading for the landfill site. Actual
grading plans may vary as required to be consistent with the new site plan in conformance with grading
guidelines contained in the County of Los Angeles Building Code, professionally accepted engineering
practices, and any site-specific recommendations of DTSC, and civil and geo-technical engineers licensed
or registered by the State of California.
Portions of the landfill site have undergone DDC.' It is anticipated that additional DDC may be utilized
in some portions of the landfill area prior to Cap placement. The landfill gas collection and treatment
system, foundation layer and associated sub -drainage systems for the Cap, and the landfill membrane,
all as required by the RAP and the ESD, will be installed and covered with material stockpiled on-site,
or with other suitable soil to construct the protective soil cover for the Cap. The grading plan for the
foundation layer and soil cover constitute the remediation grading, and will be informed by the site plan
and development grading plan. When complete, the Cap will be at approximately rough development
grade. Once the protective soil cover layer of the Cap is in place, the landfill site will be brought to design
grades under a development grading plan to be approved by the County of Los Angeles.
1. Deep dynamic compaction is a site preparation method used for compacting and strengthening loose or soft soils to support
buildings, roadways and other heavy construction. The method involves the systematic and repetitive droppingof heavyweights
in a pattern designed to remedy poorsoil conditions ata proposed construction site. Because the energy imparted is considerable,
compaction can be achieved at substantial depths below the ground surface. Deep dynamic compaction has proven to bean effec-
tive and economical means to eliminate orminimize foundation pilingand assist in controlling differential settlement in landfills.
40 Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 47 of 157
6. DEVELOPMENT STANDARDS
6.0 DEVELOPMENT STANDARDS
This Section contains the development standards for the Specific Plan area. Development standards are
the regulations, requirements and by-laws by which development must abide, and are indicated by the
use of the word "shall." These standards are mandatory and typically concern topics such as permitted
uses, density, building and property dimensions, and the quantity of parking and landscaping. Provisions
within these standards may also use the word "should," in which case the standard is encouraged but not
mandatory.
6.1 Permitted Uses
Permitted Uses, uses requiring a Conditional Use Permit or an Administrative Permit, and prohibited uses
within the Specific Plan Area are provided in the following table. This matrix organizes potential uses
within each Planning Area and DD3. Those uses not specifically listed in the table are subject to review
based on the consistency with the purpose and intent of the land use categories. The following additional
special provisions apply:
A. A conditional use permit shall be required for any proposed residential use north of Del Amo
Boulevard and within 300 feet of the freeway pavement edge.
B. An Administrative Permit shall be required for any proposed residential use located on PA 2
and for transfers of residential units and commercial square footage between Planning Areas
where otherwise permitted by this Specific Plan.
Additionally, Site Plan and Design Review (also referred to as a Design Overlay Review [DOR]) shall be
required as set forth in Table 8.1 and Section 8.1.6.
Of special note is the fact that at -grade residential uses are only permitted within Development District 3,
as Planning Area 1, 2 and 3 occupy the former landfill site. Only elevated residential uses, which separate
first -floor units from the ground level using at least one level of parking, retail uses, or other nonresidential
space, are permitted in PA 1 and portions of PA 2 as shown in the Figure 6.1a. Any additional residential
uses on the former landfill site will require the approval of DTSC. Restrictions on ground level residential
within the landfill site are the result of regulations provided by the Department of Toxic Substances
Control that prohibit ground -floor residential units on former landfill soil.
The District at South Bay Specific Plan Resolution 18-043 41
April 3, 2018 Exhibit 1
Page 48 of 157
6. DEVELOPMENT STANDARDS
LEGEND
Planning Area 1
Residential Permitted
Planning Area 2 ® (By Right or with Administrative
Planning Area 3 Permit)
i
Development District 3 a 250' 500 l000'
Note: This Is a graphic representation of a planning concept. All graphics in this document are conceptual and should
not be Interpreted literally. Other solutions, locations and/or concepts may be proposed and reviewed during site plan
and design review and other permit and mapping processes.
Source: REISolutions LLC, 2017
42
Figure 6.1 a Permitted Residential Areas
Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 49 of 157
Table 6.1
Permitted Uses
P----------------------------------
Automatically Permitted Use
A-------------------------------------
Use Permitted with an Administrative Permit
C-------------------------------------
Use Permitted on Approval of a Conditional Use Permit
[blank cell]-----------------------
Not Permitted
MU -M
CM
Use Category
Typical Permitted Uses
Retail
Bars/Night Club/Lounges serving beverages for
C
C
C
C
consumption on premises
Drive-in or drive-through restaurants
A
A
A
Food catering (only direct retail sales or retail
A
A
P
P
distribution)
Food store: supermarket, grocery, fish, meat, fruits and
A
A
P
Food Sales and Service and
Eating and Drinking
vegetables
Full service restaurant
A
A
P
P
Establishments
Member -invited VIP lounge with alcohol ancillary to
P
outlet center
Retail bakery, pastry, candy, health food, other foods
A
A
P
P
or ancillary uses (not supermarket or grocery)
Take-out food, fast food (not drive-in or drive-through)
A
A
P
A
Medical or dental laboratory (as an incidental use in a
A
A
medical/dental office building or clinic)
Medical or dental office or clinic, public health center'
A
P
A
Health
Optical services (for the fitting, grinding or mounting
A
A
P
A
of eyeglasses)
Pharmacy
A
A
A
Business, professional, financial, insurance, real estate,
utility payments, telegraph, telephone answering
service, messenger service, advertising, newspaper or
A
A
P
A
publishing (no printing), ticket agency, travel agency,
Office'
employment agency, collection agency, detective agen-
cy, security service
Wholesale business, manufacturer's agent, broker (no
A
storage or deliveries other than samples)
Arcade, pool hall, night club
C
C
Auditorium, meeting hall, wedding chapel, event hall'
A
A
A
A
Community center, lodge hall, private club
A
A
P
P
Indoor golf range
A
A
P
Public Assembly and
Indoor theater (motion picture or live stage)
A
P
P
Entertainment
Outdoor theater (live stage, not a drive-in)
C
C
P
Outdoor performances, concerts and entertainment'
A
A/P
A/P
Single- or multi-purpose recreation facilities such as
A
A
A
golf range, ice skating and bowling'
The District at South Bay Specific Plan Resolution 18-043 43
April 3, 2018 Exhibit 1
Page 50 of 157
Table 6.1
Permitted Uses
P--------------------------------------
Automatically Permitted Use
A --------------------------------------
Use Permitted with an Administrative Permit
C --------------------------------------
Use Permitted on Approval of a Conditional Use Permit
[blank cell]-------------------------
Not Permitted
MU -M
CM
Use Category
Typical Permitted Uses
Church, temple, or other place of religious worship','
A
A
A
A
Fire station, police station
A
A
P
P
Public and Quasi -Public Uses
Post office, library, museum'
A
A
P
P
Animal services: dog clip & wash, veterinary office
or clinic (no animal hospital; kennel is allowed as an
A
A
P
incidental use)
Auction houses
C
C
Barber shop, beauty shop, reducing salon, manicure
parlor
A
A
P
P
Clothing services: laundry or dry-cleaning agency,
self-service laundry or dry cleaning, hand laundry,
A
A
P
sponging and pressing
Copying, addressographing, mimeographing, photo-
stating, instant printing, photography, picture framing
A
A
P
P
Gas Station, auto repair6
A
A
A
Health club/gym
A
P
P
High fashion/upscale previously owned clothing and
P
Retail Sales and Services
accessories
Hotel
A
A
P
Locksmith, watch repair, small appliance repair, bicycle
repair
A
A
P
P
Non -restaurant retail food services (including kiosks,
food halls, refreshment stands, soda fountain)
A
A
P
P
Outlet retail
P
Parcel delivery service
A
A
P
P
Single price overstock/discount stores
P
Specialized stores for apparel, household supplies,
business supplies, promotional retail, service retail
A
A
P
P
Stand-alone or in-line retail stores
A
P
P
Tailor, dressmaker, seamstress, shoe repair
A
A
P
P
Upscale convenience store
P
Vehicle sales (ancillary service)
C
C
Vehicle sales (no service)'
C
P
C
44 Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 51 of 157
Table 6.9
Permitted Uses
P--------------------------------------
Automatically Permitted Use
A --------------------------------------
Use Permitted with an Administrative Permit
C --------------------------------------
Use Permitted on Approval of a Conditional Use Permit
[blank cell]-------------------------
Not Permitted
MU -M
CM
Use Category
Typical Permitted Uses
Costume design, interior decoration, photography,
A
A
P
writing, drama, dance, music, arts and crafts (including
Studios
stained glass)'
Motion pictures (indoor)'
C
P
Radio, television, recording
A
A
P
Residential/Mixed-Use
Adult Care Facility A
At -grade apartments, townhomes, condominiums P
Residential/Mixed-Use
Elevated apartments, townhomes, condominiums10 P P A
Live -Work Residential A A A
Parking
Parking lot, parking building/structure or shared park-
P
P
P
P
Parking
ing facilities associated with an approved use
Parking lot or structure - primary use
C
C
C
C
Accessory Uses"
Public Park or Playground
Park, playground
P
P
P
P
Swimming pool, tennis court, skating rink, gym/fitness
P
A
Private Recreational Facilities
center (if center is ancillary to residential uses)
P
Passenger Station
Bus station, rail station, taxi stand
P
P
P
P
Alcoholic beverage sales and service in conjunction
with a restaurant, department store, drugstore, super-
A
A
P
P
Alcoholic Beverage Sales and
market
Service
Alcoholic beverage sales and service in conjunction
C
C
C
C
with take-out food, bar, indoor theater
Transmitter, receiver, or repeater station; gas distribu-
tion, control, or measurement station; electric distri-
C
C
C
C
Communication and Utilities
button substation; pumping station; major wireless
button
Stations"
facilities
Minor telecommunication facilities
P
P
P
P
Temporary Uses13
Offices
Contractor office, real estate office, office flex space,
P
P
P
P
election campaign office
Outdoor Sales
Sidewalk, parking lot, and tent sales; Christmas tree
A
A
A
A
sales; pumpkin sales; food trucks
Outdoor Festivals
Farmer's market, carnival
P
P
Programmed Events 14
Scheduled events ancillary to retail uses
A
A
A
A
The District at South Bay Specific Plan Resolution 18-043 45
April 3, 2018 Exhibit 1
Page 52 of 157
6. DEVELOPMENT STANDARDS
Prohibited Uses
Adult businesses
Bail bonds
Check cashing services, payday loan services and deferred deposit
Convenience store (other than upscale convenience store in PA 2)
Firework stands
Thrift store, pawn shop, salvation army type store, "army surplus" or "second hand store" other than upscale pre-
owned clothing and accessories in PA 2.
1. Where the referenced use is permitted or permitted with permit (a) total gross leasable area within a Planning Area
for any one such use shall not exceed 5 percent and (b) uses that do not generate sales tax shall not exceed 10 per-
cent in the aggregate of the gross leasable area within a Planning Area. The applicant shall provide the City with doc-
umentation to ensure these limits are adhered to prior to issuance of a business license for automatically permitted
uses or prior to the approval of an Administrative Permit.
2. At Community Development Director discretion, and after appropriate consultation with the Los Angeles County
Sheriff's Department, an Administrative Permit may be required for events anticipated to attract large crowds or
which could have security or public health or safety considerations. Smaller scale events shall be allowed by right.
3. Not to include stadium or arena.
4. See CMC 9138.22 and 9182.25.
5. Ord. 86-763U, §1; Ord. 87-813, §1.
6. Gas stations and auto repair shall only be permitted when related to retail stores of 50,000 square feet or more.
7. See CMC 9138.15.
8. Where the referenced use is permitted or permitted with permit, total gross leasable area within a Planning Area
for such uses that do not generate sales tax shall not exceed 20 percent in the aggregate of the gross leasable area
within a Planning Area.
9. See CMC 9133.
10. Residential Uses in PA 1 requiring a General Plan Amendment shall require a CUP, All other residential uses in PA 1
shall be permitted.
11. Accessory use: a use of the land or of a building which is: (1) clearly incidental and subordinate to the principal use
of the land or building; (2) located on the same lot with the principal use; (3) not a generator of additional auto trips,
parking needs, or adverse environmental impacts; and (4) for uses other than eating establishments, bars and indoor
theaters, occupies equal to or less than 10 percent of the area of the principal use. Where more than one accessory
use occurs on a development project site, the total aggregate of all accessory uses must be equal to or less than 10
percent.
12. Major wireless telecommunication facilities shall be permitted subject to a Conditional Use Permit and the require-
ments of Section 9138.16 of the Carson Municipal Code. Minor wireless telecommunication facilities, as defined in
Section 9138.16 of the Carson Municipal Code, are permitted by right and do not require a Conditional Use Permit.
13. For temporary uses, the Community Development Director has discretion whether to require design review,
14. A calendar of programmed events shall be submitted annually for review and approval by the Community Develop-
ment Director. Additional events may be added to the annual calendar and approved on an individual basis through-
out the year.
46
Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 53 of 157
MEMEL-
6.2 General Development Standards
Development standards control the building envelopes for the proposed residential, commercial, service
and entertainment uses. These regulations have been designed to provide for flexibility in site design while
ensuring a consistent and coordinated built environment for The District at South Bay.
Table 6.2-1
General Development Standards
Mixed -Use Marketplace
Topic (MU -M)
DD3 PA 1
Density/IntensityAOL:
At -grade multi -family
60 du/ac max.
n/a
n/a
Elevated multi -family
60 du/ac max.
60 du/ac max.1
60 du/ac max.(with AP)
n/a
Commercial not
Commercial not to exceed FAR and
to exceed .5 FAR
Vertical mix of uses2and
.5
residential not to exceed 60 du/acl
residential
n/a
not to exceed 60
du/ac
Commercial uses (including hotel)
0.5 FAR max.
0.5 FAR max.
Building Setbacks
Perimeter Setbacks:
Interstate 405
110 feet min.
n/a
75 feet min.
n/a
Del Amo Boulevard
10 feet
20 feet
10 feet
Main Street
10 feet
20 feet
n/a
20 feet
Northern Border (north of DD3)
20 feet
n/a
n/a
70 feet min, from property line for
commercial buildings with base build-
Storm Channel
n/a
ing height up to 52 feet;
250 feet min. from property line for
commercial buildings with base build-
ing height over 52 feet
Internal Setbacks
20 feet min. from
20 feet min. from
the back of curb
the back of curb
for buildings with
for buildings with
base building
base building
height up to 28
height up to 28
Building to Street B within Del Amo
n/a
feet;
feet;
n/a
Entry Area
30 feet min. from
30 feet min. from
the back of curb
the back of curb
for buildings with
for buildings with
base building
base building
height greater
height greater
than 28 feet
than 28 feet
The District at South Bay Specific Plan Resolution 18-043 47
April 3, 2018 Exhibit 1
Page 54 of 157
6. DEVELOPMENT STANDARDS
Table 6.2-1
General Development Standards
Mixed -Use Marketplace
Commercial Mar e.
Topic
(MU -M)
(CM)
DD3
PA 1
PA 3
Commercial building to Street A/
Street A and
Street B other than Del Amo Entry
Street A: 10 feet min. from the
Street B: 10 feet
Area
property line
Street A: 10 feet
min. from the
Street e: 10 feet min. from the prop-
min. from the
property line, or if
erty line, or if private street, 10 feet
property line
private street, 10
min. from the back of curb
feet min. from the
back of curb
Residential building to Street A/
Street A: 15 feet
Street B other than Del Amo Entry
15 feet min. from the property line
min. from the
n/a
Area
property line
Commercial building to commercial
20 feet min, from building to building
20 feet min. from building to building
building (if detached)
Residential building to commercial
25 feet min.
building or parking structure (if
25 feet min. from building to building
from building to
n/a
detached)
building
Encroachments'
See Municipal Code
See Municipal Code
Encroachments
§9126.29/§9136.29
§9126.29/§9136.29
Sidewalks/Walkways/Parkways"
Internal Sidewalk Widths
4 feet min.
4 feet min.
Adjacent to:
Street A
8 foot parkway min.
8 foot parkway min.
Del Amo Entry Area
10 foot parkway min.
10 foot parkway min.
Street B
5 feet min.
5 feet min.
8 feet minimum
8 feet minimum of bike path, 4 feet
of bike path, 4
Multi -Purpose Path
minimum of pedestrian path (may be
n/a
feet minimum of
attached)
pedestrian path
(may be attached)
Open Spaces
Development 25 du/ac or more in
density:
studios and 1 bedroom: 60 square
feet average, 50 square feet min. per
unit;
PA 1 standards
2 bedrooms: 75 square feet average,
applicable to
65 square feer min. per unit;
residential
Private Open Space'
3+ bedrooms: 100 square feet aver-
development
n/a
age, 80 square feet min. per unit; all
with approval of
with a minimum dimension of 5 feet
Administrative
in any direction
Permit
Development less than 25 du/ac in
density:
100 square feet min. per unit, with a
minimum of 5 feet in any direction
48
Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 55 of 157
Table 6.2-1
General Development Standards
Mixed -Use Marketplace
Commercial Marketplace
Topic
(MU -M)
(CM)
DD3
PA 1
PA 2
PA 3
Studio and 1 bed-
room: 150 square
feet min. per
PA 1 standards
300 square feet
unit; 2 bedrooms:
applicable to
min. per unit,
200 square feet
residential
Common Open Space
with a minimum
min. per unit; 3+
development
n/a
dimension of 15
bedrooms: 250
with approval of
withapproval
feet in any direc-
square feet min.
trative
tion
per unit, all with a
Permit
minimum dimen-
sion of 15 feet in
any direction
Development 25 du/ac or more in
PA 1 standards
applicable to
density:
residential de -
Private Storage Spacee
100 cubic feet of private storage space
velopment with
n/a
Development less than 25 du/ac in
approval of an
density:
administrative
200 cubic feet of private storage space
permit
Each commercial
use shall provide
or contribute to-
wards public plaza
space equal to
15 percent of the
Public Plazas'
n/a
n/a
total square feet
(in GLA) of build-
ing. This standard
only applies to
buildings within
the Entertainment
Area
Parking
Residential:
Residential: Same
0 bedrooms (not more than than 450
as PA 1 and DD3
square feet-): 1 space/unit;
with approval of
Commercial: 4
1 bedroom, and 0 bedroom units larg-
Administrative
spaces per 1,000
er than 450 square feet : 1.5 spaces
Permit
sq. ft. of gross
per unit;
Commercial: 4
leasable
learea,
Auto Parking"-`
2 bedrooms or more: 2 spaces per
spaces per 1,000
except:
unit
sq. ft. of gross
Theater = 1
Guest Parking: 1 space per 4 units
leasable area,
space/4 seats
Commercial:
except:
Hotel = 1 space/
4 spaces per 1,000 sq. ft. of gross
Theater = 1
leasable area, except:
space/4 seats
room
Theater = 1 space/4 seats
Hotel = 1 -space/
Hotel = 1 space/room
room
Preferential Auto and Bicycle Parking
Per City Code Section 9165.3
Per Section 5.1.3 of this Specific Plan
The District at South Bay Specific Plan Resolution 18-043 49
April 3, 2018 Exhibit 1
Page 56 of 157
6. DEVELOPMENT STANDARDS
1. On Planning Area 1 only, a General Plan Amendment shall be required to increase the maximum permitted residen-
tial density to 80 du/ac.
2. For developments with residential and commercial horizontal mixed use, maximum commercial FAR is not reduced
by residential density, and maximum residential density is not reduced by commercial FAR.
3. Outdoor dining, benches, outdoor displays, or any other ancillary uses as approved by the Community Development
Director may encroach into the sidewalk area a maximum of 8 feet from the building frontage.
4. Refer to Sections 5.1.2 and 5.1.4, providing flexibility to reduce or eliminate sidewalks, walkways, and/or parkway
widths, subject to Community Development Director approval.
5. For residential uses, at least 40 percent of common and private open space must be usable for recreation, which
is defined as open space that serves a specific function with an average gradient of not more than 5 percent and
excludes sidewalks within the public right-of-way. Usable open space excludes space located within roadway set-
back areas. The recreational areas shall be located within reasonable proximity of the dwelling units. Usable open
space may include, but is not limited to: balconies, terraces, roof gardens, children's playgrounds, pools, clubhouses,
BBQ pits, fire pits, seating areas, and landscape areas within or immediately surrounding these open space areas.
Walkways and their associated landscaping that serve no purpose other than connecting these spaces shall not be
considered usable open space.
6. Each bedroom category must address both its minimum size and average size private open space requirements, Any
unit that does not meet the minimum requirement will not have any of its private open space counted towards the
overall average. No more than 10% of 1 BR, 21311 or 3811 units may provide less than the minimum size requirement.
If any bedroom category has a shortfall in average private open space, that shortfall must be replaced by additional
usable open space above the required amount at a one-to-one ratio.
7. Open space includes accessible walkways, landscaping areas, and non -private courtyards. Common areas such as
clubhouses, pools and spas can satisfy up to 50 percent of the common open space requirement. Up to 1/2 of the
common open space can be satisfied on other development sites within reasonable proximity to the dwelling units.
8. Refer to Section 6.12 of this Specific Plan for additional guidance on the provision of private storage space.
9. Refer to Section 6.3 for additional guidance on the provision of public plazas.
10. Shared parking will be allowed per the Community Development Director's approval and subsequent to a parking
study if deemed necessary by the Community Development Director.
11. If DD3 is developed with only residential units (no commercial), the guest parking requirement shall be 0.5 spaces
per unit. If DD3 is developed with a combination of residential and commercial use, the guest parking requirement
shall be 0.25 spaces per unit.
Su Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3,2018
Page 57 of 157
Table 6.2-2
Building Height Development Standards
BASE
WITH SECONDARY
WITH MAJOR FEATURES'
BUILDING
FEATURES'
Max. Width of
Max. Width of
USE
AREA
Feature (% of
Feature (% of
Max. Height
Max. Height
elevation
Max. Height
elevation
length)
length)
RESIDENTIAL
Multifamily2 n/a 75 feet 75 feet n/a 75 feet n/a
COMMERCIAL no
Retail >100,001 SF
32 feet
42 feet
30%
52 feet
15%
Retail 60,001-100,000 SF
30 feet
38 feet
48 feet
20%
Retail 40,001-60,000 SF
28 feet
36 feet
46 feet
30%
Retail 15,001-40,000 SF
28 feet
34 feet
44 feet
40%
Retail <15,000 SF
26 feet
30 feet
36 feet
50%
Theater n/a
60 feet
70 feet
80 feet
20%
Hotel n/a
75 feet
79 feet
85 feet
15%
Commercial - n/a
85 feet
85 feet
n/a
85 feet
n/a
Elevated Podium'
MIXED-USE
Vertical mix of
uses: two story
10,000-30,000 SF
35 feet
40 feet
30%
45 feet
30%
office/retail over
at -grade retail
Other vertical mix
n/a
75-85 feet
75-85 feet
n/a
75-85 feet
n/a
of useS2,3
PARKING
Parking Structure' n/a 45 feet 50 feet n/a 55 feet n/a
ACCESSORY STRUCTURES
Accessory Storage I maximum height to be determined according to standard for principal use
1. Major and secondary features are building elements that are added to building faces to provide architectural in-
terest, without adding to interior floor area. Major features are more prominent than secondary features, and are
often used to focus visual attention with a vertical element that rises above the base building. Major features may
sometimes incorporate secondary features, which are physically connected to them. Where such secondary features
are an integral part of the major feature, the overall assemblage can be considered collectively as the major feature,
with the height limitation applying to the highest -most point of the assemblage.
2. The maximum height of any living space in residential structures cannot exceed 74 feet, 11.9 inches, so as not to be
classified as a high-rise structure as defined by Los Angeles County Fire Department regulations.
3. The maximum height for Commercial - Elevated Podium and vertically mixed-use buildings is 85 feet when located
within 1,000 feet of the project's easterly border (loosely defined as the 1-405 freeway) as measured along the
southern edge of Del Amo Boulevard. For buildings along the northern edge of Del Amo Boulevard or beyond the
1,000 -foot area described above, the maximum height is 75 feet.
4. Maximum parking structure height applies to the height of the primary structure only; elevator shafts are excluded,
Maximum parking structure height does not apply to on -grade parking under Commercial - Elevated Podium retail.
The District at South Bay Specific Plan Resolution 18-043 51
April 3, 2018 Exhibit 1
Page 58 of 157
6. DEVELOPMENT STANDARDS
6.3 Public Plazas
This Specific Plan requires each commercial use within the Entertainment Area in PA 3 to provide or
contribute towards public plaza space equal to 15 percent of the total gross leasable square footage (GLA)
of building. Shown conceptually in Figure 6.4a, the Entertainment Area could consist of commercial
ff uses such as a movie theater, restaurants, arcades and various retail shops bounded by Street A and
Street B. For example, the conceptual Project Illustrative proposes approximately 235,500 GLA square
feet of entertainment uses in PA 3, as shown in Table 4.0. Based upon the requirement stated above,
35,325 GLA square feet of public plaza space would be provided within the Entertainment Area (235,500
multiplied by 15 percent). The following are public plaza requirements and guidelines applicable to the
Entertainment Area in PA 3; no public plaza shall be required elsewhere within Development District 3
or the Planning Areas.
6.3.1 Public Plaza Requirements
A. Public plazas may consist of pedestrian -accessible spaces, including outdoor seating areas, open
space, water features and landscape areas. Please refer to Section 7.0 for further information.
B. Outdoor eating areas provided as part of private eating establishments cannot be counted
towards the public plaza requirement, unless:
The eating areas are open and accessible to the public, and have intermittent fencing
and/or landscaped obstructions.
2. If the eating areas are enclosed by fencing or landscaping no greater than four feet
in height, these areas may count towards up to 20 percent of the total public plaza
requirement.
C. Public plazas shall exclude parking areas, roadways (except for Fire Department access) and
the first five feet surrounding all sides of the buildings.
D. Public plazas shall be provided with a minimum of 20 percent shade coverage, which
can be provided through containerized trees, trellises, gazebos, awnings, or other similar
improvements. 30 percent of the plaza area shall be soft-scaped.
E. In order to enhance the pedestrian environment, plazas shall contain a minimum of three
engaging public functions, such as outdoor seating, public art, water features, or other similar
improvements.
F. Public plazas shall have a minimum dimension of 20 feet in width and 20 feet in length.
G. Public plaza areas are not intended to serve as space for outdoor sidewalk sales.
H. Uses in the Entertainment Area do not need to satisfy the public plaza space requirement
immediately next to their buildings, and are instead encouraged to coordinate public plaza
space with other uses to provide larger plaza spaces that are centrally located and serve multiple
52 Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 59 of 157
6. DEVELOPMENT STANDARDS
buildings. Public plazas are encouraged to be contiguous and connected via landscaped
pedestrian walkways. In addition, public plazas are strongly encouraged to be buffered from
parking and drive aisle areas.
I. Development applications that incorporate public plazas shall be accompanied by design
plans for the plaza areas, specifying location and extent of landscaping, irrigation systems,
structures and circulation (vehicular, pedestrian and bicycle).
J. If the Entertainment Area is not constructed, public plaza space is not required.
6.4 Landscaping
6.4.1 General Provisions
A. Due to the subsurface constraints posed by the landfill site, trees shall generally not be
permitted to be planted in the soil in the landfill portion of the Project Site unless there is
reasonable certainty that the proposed tree and its location are not determined to pose a
threat to the Cap by DTSC.
B. For plantings that will be directly in the soil within the landfill portion of the Project Site,
the landscape palette shall consist primarily of small to medium shrubs, members of the
grass family and other plants with fibrous root systems, bulbs, culms or rhizomes. Taller
species with fibrous and/or surficial root systems, this includes, among others, members
of the palm and bamboo families. For plantings outside of the landfill limits there are no
restrictions as to roots systems for shrubs and or trees.
C. The taller species of trees that have a typical woody root structure shall be containerized
either above or below grade. For containerized trees below grade, a subsurface drainage
conveyance system will be necessary to convey drainage off-site.
D. Although Pampas Grass (Cortaderia sellowiana) and Giant Reed (Arundo donax) are plants
that have fibrous root systems, they are invasive exotic plants and their use is strongly
discouraged due to their ability to escape and naturalize off-site.
E. The plant palette includes, but is not limited to, Bob Perry's Landscape Plants for Western
Regions since these plants are either native or adapted to the local climate and can survive
with limited amounts of water. The plant palette is located in Appendix A.
F. The intent is for irrigation of the landscape to be kept to a minimum to conserve water and
to avoid the impact irrigation may have on the shallow soils and the Cap. Therefore, drip
irrigation and a native -plant palette shall be used to the maximum extent feasible.
The District at South Bay Specific Plan Resolution 18-043 53
April 3,2018 Exhibit 1
Page 60 of 157
6. DEVELOPMENT STANDARDS
LEGEND
Del Amo/Main Street Edge
Landscaping
Interior Streetscape
Torrance Lateral Edge
Freeway Edge
Note: This Is a graphic representation of a planning concept All graphics In this document are conceptual and should not
be Interpreted literally. Other solutions, locations and/or concepts may be proposed and reviewed during site plan and
design review and other permit and mapping processes.
Source: REISolutions LLC, 2017
54
i
0' 250' 500' 7000'
Figure 6.4a Concept Landscape Themes
Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 61 of 157
Entertainment Area
Parking Lot
Torrance Lateral Channel
0
Entry Landscape
Note: This Is a graphic representation of a planning concept All graphics In this document are conceptual and should not
be Interpreted literally. Other solutions, locations and/or concepts may be proposed and reviewed during site plan and
design review and other permit and mapping processes.
Source: REISolutions LLC, 2017
54
i
0' 250' 500' 7000'
Figure 6.4a Concept Landscape Themes
Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 61 of 157
6. DEVELOPMENT STANDARDS
6.4.2 Landscape Theme Areas
The District at South Bay includes several landscape theme areas with unique qualities or goals to
address the diversity of edge conditions and planned uses. These themes are conceptual in nature and
therefore not precise and xvill be clarified further during plan submittal. The following is a description
of the landscape themes for various areas within the Project Site and a brief discussion of their design
intent. For the conceptual delineation of these themed areas, see Figure 6.4a. A conceptual landscape
plan for the streetscape, including entry monumentations and slopes, shall be prepared to ensure a
cohesive development.
Del Amo Boulevard and Main Street Edges
The Del Amo Boulevard and Main Street edges shall have landscaped setbacks to buffer the proposed
residential and/ or commercial uses from the street. It is envisioned that a landscape treatment will
be applied within the parkways. These edges may be designed to coordinate with the landscape themes
of the adjacent properties. A comprehensive image for the area will be developed to complement the
landscape themes of adjacent properties while maintaining a unique project character. Tree wells shall be
placed within the sidewalk in the public right-of-way at the discretion of the Community Development
Director and the City Engineer.
Entries
Points of access shall have landscaping that identifies the entries and clearly separates them from the
surrounding context. To attract attention and create a focal point, entries shall typically have species that
differ in height, color and texture from the streetscape treatment. See Figure 6.4a for the proposed entry
landscape area locations. Figures 6.4b and 6.4c below illustrate conceptual designs for entry streetscapes;
similar designs may be used at other project entries shown in Figure 6.4a.
Source: Figure 6.4b Conceptual Landscape for Entries: Main
CCA, 2017.
Street at Street A
Source: CCA, 2017. Figure 6.4c Conceptual Landscape for Entries:
Street A at Avalon Boulevard
Note: Illustrations are purely conceptual in nature. Final landscaping to be determined with the submittal of a
Development Plan.
The District at South Bay Specific Plan Resolution 18-043 55
April 3,2018 Exhibit 1
Page 62 of 157
6. DEVELOPMENT STANDARDS
Freeway Edge
This zone will primarily consist of the top of slope and slope bank that parallel the western edge of the
I-405 Freeway and shall be designed by the City to work in conjunction with signage, building facades
and view fence designs.
6' Screen
Vine
Baby Bronze Flax
Drve Isle �' Bougainvll?ca Groundcovor
Service Road.-{„�.
Drought Tolerant Grasses
Gravel
sf NI
Figure 6.4d Conceptual Landscape for Freeway Edge
Entertainment Area
An entertainment component makes up a significant portion of PA 3. This area shall have a variety of
plants from small to very large that will primarily be containerized in large and small pots, raised planters
and trellises. The landscaping should be pedestrian friendly, providing areas of shade and accents. A
minimum of 30 percent of the public plaza area must be soft-scaped.
- =r
•
s '
Rim
.Irt.■.��► � 0
Source: CCA, 2017. Figure 6.4e Conceptual Landscape
for Entertainment Area
Note: Illustrations are purely conceptual in nature. Final landscaping to be determined with the submittal of a Development
Plan.
Internal Streetscape
The internal streetscape consists of entry drives and Street A and Street B (see Figure 5.1a). These form
a hierarchy of streetscapes with the opportunity to design them together as an integral element of the
overall plan. Although portions of these streets are located on top of the original haul roads where
planting is not restricted, the portions of the streets that are not within the original haul roads will be
subject to DTSC requirements for landfill properties, including containerized trees and non -woody root
system shrubs and ground cover.
It is expected that these internal streets will typically have landscaped medians and edges (see Figures
6.4f and 6.4g). There shall be continuous shrub and ground -cover plantings in the medians and edges
with vertical landscape and/or hardscape elements at an average of every 50 feet along the edges. In
56 Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 63 of 157
1 6. DEVELOPMENT STANDARDS
addition, in order to protect view corridors and signage visibility, trees may be planted outside the right-of-
way, provided that the number of trees is greater than or equal to the number of trees that would otherwise
be required in the right-of-way. Trees may also be clustered, so long as the number of trees planted is
greater than or equal to the number of trees that would otherwise be required, and the landscape plans are
visually pleasing and harmonious with the rest of the development. Clustered trees may be placed at entry
driveways, on-site drive aisles, and pedestrian plaza entries that face Street A. The landscape plans for the
median and parkway on the public road (Street A) must be approved by the City Engineer.
Source: CCA, 2017
Poking Space
Source: CCA, 2017
Figure 6.4f Conceptual Landscape for Internal
Streetscape: Street A South of PA 1
Wison Clive Tree —`
41r Outck Crete Pot
Rectangular Ouick Crete Pot
ParWp Space
Groundcover PlaMnp Pedestrian walk
- Graundcover Planting
Pedestrian Waik
Figure 6.4g Conceptual Landscape for Internal
Streetscape: Street 8 (Private)
Note: Illustrations are purely conceptual in nature. Final landscaping to be determined with the submittal of a Development Plan.
Parking Lot
The parking lot areas shall achieve, across the Project Site, a minimum of 5 percent landscape coverage,
which shall include parking fields, parking drive aisles, and landscape areas adjacent to limits of parking
fields. The landscaping may consist of tall vertical elements such as containerized trees and palms or
low-lying shrubs and/or groundcovers. Drought tolerant grasses and rockscapes are also permitted. The
shrubs and groundcovers should not exceed three feet in height at maturity to keep sight distances clear for
vehicles. Landscape planters should be provided at the ends of every parking row, but are not required in
between. In DD3, landscaping in the parking lot areas may be grouped or focused to facilitate stormwater
uptake and filtration.
Parking Structure Edge
Parking structure (excludes Commercial- Elevated Podium, which is addressed below) facades visible
from the freeway should be designed with enhanced aesthetic treatments to soften the visual appearance
of the structure. Treatments may include, but are not limited to, landscaping, signage, or special treatment
of building materials (use of color or patterns) as approved by the City. If parking structures are adjacent
and visible to residences, the edge of the structure shall achieve 50 percent coverage of visible concrete
surfaces with landscaping. Coverage can be achieved through measures such as planters along the visible
The District at South Bay Specific Plan Resolution 18-043
April 3, 2018
Exhibit 1
Page 64 of 157
57
6. DEVELOPMENT STANDARDS
edge of the structure planted with cascading vines, or through a vertical trellis structure with vines planted
at each parking level, or by other means.
Parking on Grade Under Podium (Commercial -Elevated Podium)
Parking on -grade located under raised podium at Commercial - Elevated Podium shall be an open garage
with up to 3 foot high enhanced treatment of landscaping plant material screen or other screen material
(other material up to 50% open) to prevent automobile light and glare viewed from Street A. Openings
in the landscape plant material and screen material are permitted for customer convenience. Building
elevations of open parking area under podium facing adjacent open parking fields and freeway side service
drive/fire lane may remain open without screening. A view fence may be provided at the top of the
freeway embankment for screening of perimeter parking stalls and to provide screening to open parking
under the podium from the top of the embankment.
Channel -Adjacent Slope
There is, and will continue to be, a slope bank along the southern and western edges of the Project Site
immediately adjacent to the access road that serves the Torrance Lateral. The intent of the landscaping
for this area will be to improve upon the existing unimproved condition, stabilize slopes with minimum
maintenance and water requirements, and soften the development edge as viewed from outside the
southern and western edges. This area shall consist of a combination of native and adapted drought -
tolerant trees, shrubs and groundcovers.
Source: CCA, 2017. Figure 6.4h Conceptual Landscape for Channel -
Adjacent Slope
Note: Illustrations are purely conceptual in nature. Final landscaping to be determined with the submittal
of a Development Plan.
f Resolution 18-043
Exhibit 1
Page 65 of 157
The District at South Bay Specific Plan
April 3, 2018
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6. DEVELOPMENT
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60 Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 67 of 157
6. DEVELOPMENT STANDARDS
6.5 Walls and Fences
The need for walls or fences within the Project Site is a function of the location and building orientation
of commercial and residential uses. A primary goal is to achieve an aesthetically and functionally integrated
mix of uses. Convenient access (pedestrian and auto) and visual access from residential to commercial
uses on the Project Site are main components of integration. This can be accomplished through creative
site planning techniques without compromising privacy and the quality of living environments.
Another objective is to ensure the visual compatibility of on-site commercial uses with existing surrounding
residential areas. Rather than a traditional, complete separation of residential from commercial uses by
walls, barriers within the Specific Plan area will be incorporated only as needed to provide for privacy or
noise control.
The District at South Bay incorporates various types of walls and fences, each with its own purpose and
function. Wing walls and screening walls are primarily intended to screen the Project Site from surrounding
land uses and to prevent noise pollution to adjacent residential uses. As such, these walls should be
designed to be opaque and consist of slump or split -faced block, or solid panel at heights of six to eight
feet. Perimeter walls can also be used to screen trash enclosures, utilities and other similar functional uses.
View fencing serves to buffer residential uses from surrounding traffic or, when desired, commercial
uses. As the name implies, however, view fencing does not completely shield residential uses from the
remainder of the Project Site. The District at South Bay is intended to function as an integrated, mixed-
use project, and visual connectivity is an important component. View fencing, therefore, should consist of
a semi-opaque combination of slump or split -faced block, architectural open wire fence with landscaping,
wrought iron and/or landscaping to provide a secure yet friendly border. View fencing may also consist
entirely of landscaping. Chain link fencing is only permitted in areas not visible from the public right-
of-way, and other areas as deemed appropriate by the Community Development Director for security
purposes. Other materials may also be used with approval of the Community Development Director, so
long as the design is consistent with the design theme and intent outlined in the Specific Plan.
6.5.1 General Provisions
The conceptual locations of walls and fencing, as they relate to the Project Site perimeter, are shown on
Figure 6.5a. The following guidelines are established to guide the location and treatment of walls and
fences.
A. A combination of solid and transparent barriers should be used to separate the residential
components of The District at South Bay from Del Amo Boulevard and Main Street. Fencing
shall be designed with variations using accent elements in combination of pilasters, landscapes
and setbacks to reduce the monotony of fencing design.
B. A maximum 6 -foot wall or fence may be incorporated for ground -floor screening of private
outdoor space of residents. Other barrier alternatives such as a landscape screen may be used
if noise is not a major consideration.
C. Entrances and exits (both auto and pedestrian) for residential projects should be integrated
The District at South Bay Specific Plan Resolution 18-043 61
April 3, 2018 Exhibit 1
Page 68 of 157
6. DEVELOPMENT STANDARDS
with the entries of adjacent commercial sites so that internal access opportunities between
uses are maximized.
D. Common open space areas for commercial development, such as plaza or outdoor dining,
should be accessible to adjacent residential uses.
E. A landscape treatment shall be applied to spaces between a wall or fence and the adjacent
sidewalk.
F. Commercial loading areas shall be screened and located appropriately, where it is feasible, to
minimize visual and noise impacts. Wing walls or other architectural features may be used for
this purpose.
62 Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 69 of 157
6. DEVELOPMENT STANDARDS
LEGEND
Potential Perimeter Wall, Screen Wall at service/Loading/Trash Compactor Area
View Fence or Landscape (Maneuver Area Not Screened)
Screen
� Torrance Lateral Channel
�_ • Potential Wing Wall
Perimeter Wall 0 250, sonar soar
Note: This is a graphic representation of a planning concept. All graphics in this document are conceptual
and should not be Interpreted literally. Other solutions, locations and/or concepts may be proposed and
reviewed during site plan and design review and other permit and mapping processes.
Source: REISolutions LLC, 2017
Figure 6.5a Conceptual Walls and Fences Locations
The District at South Bay Specific Plan Resolution 18-043
April 3, 2018 Exhibit 1
Page 70 of 157
CXj
6. DEVELOPMENT STANDARDS
6.6 Signage
Because of their high visibility, signs are prominent elements of the physical environment of Specific Plan
area. Signs announce the presence of The District at South Bay, welcome visitors and residents, and help
users navigate the Project Site. The sign development standards set forth below are intended to maximize
the identification of The District at South Bay as a distinct location in a manner that complements the
overall image of the City of Carson.
All signs proposed for the Project Site will be governed by a comprehensive sign program for each
proposed development or Planning Area that will provide internal consistency in design style and direction
for placement and size of signs, including a standardized way -finding program. The comprehensive sign
program shall also include provisions that ensure that lighting from signs shall not significantly intrude
upon or impact adjacent residential uses. The comprehensive sign program may be submitted and approved
as part of any Site Plan and Design Review application pursuant to Section 8.1.6 or if submitted under
separate cover, shall be reviewed and approved pursuant to the applicable procedures and findings for
Site Plan and Design Review set forth in Section 8.1.6 of this Specific Plan. The City may adopt a Master
Sign Program for the Project Site, which if adopted subsequent to the adoption of a comprehensive
sign program for any development or Planning Area, shall be consistent with any previously approved
comprehensive sign program for such development or Planning Area. Comprehensive sign programs
adopted following adoption of a Master Sign Program shall be consistent with the Master Sign Program.
General sign standards are provided in Table 6.6, while a conceptual map of sign locations is shown in
Figure 6.6a. Final sign designs, including designs for any digital signage, may vary and will be provided
as part of a comprehensive sign program that shall be reviewed and approved by the Community
Development Director.
Table 6.6
Sign Standards'
MAXIMUM SIGN
MAX. NIGHTTIME
SIGN TYPE'
MAXIMUM
DIMENSIONS
NOTES
LUMINANCE'
NUMBERS
Height
Width
Digital
Static
Freeway Icon
1- PA 2 Developer
88 feet
65 feet
The supporting pylon width will be
Pylon:','
10 to 25 feet. The 20 foot high and 60
Double Faced LED,
foot long LED digital display board with
Digital Display and
Changeable Message Display and Color
Changeable Message
Changing Illumination will be attached
(Options A and B)
to sign panels or a sign frame that will
be a maximum of 25 feet high and 62
feet wide. The top of the reader board
will be located no higher than 88 feet
above measured 1-405 Freeway eleva-
500 cd/m'
tion. Height is measured from the ele-
vation of 1-405 Freeway immediately
adjacent to the sign location.
Off-site advertising may be permitted
on this sign, subject to City Council ap-
proval and the obtaining of appropriate
permits.
Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3,2018
Page 71 of 157
6. DEVELOPMENT STANDARDS
Table 6.6
Sign Standards'
MAXIMUM SIGN
MAX. NIGHTTIME
SIGN TYPE
MAXIMUM
DIMENSIONS
NOTES
LUMINANCE"
NUMBERS
Height
Width
Digital
Static
Freeway Icon
1—City of Carson
88 feet
48 feet
The base width will be 10 feet to 25
Pylon:','
feet. If the base is greater than 15 feet,
Double Faced LED,
the sign will taper up to 15 feet at top.
Digital Display and
The sign face will be 14 feet by 48 feet
Changeable Message
LED digital or static billboard display at -
(Options A and B)
tached to the pylon. Height is measured
500 cd/ml
500 cd/ml
from the elevation of the 1-405 Freeway
immediately adjacent to the sign loca-
tion.
When owned by the City, this sign would
allow off-site advertising if appropriate
permits are obtained.
Option A
2 — PA 1 and/or PA 3
88 feet
25 feet
The base width will be 10-25 feet. If the
Developer
base is greater than 15 feet, the sign will
Freeway Icon
taper up to 15 feet at top.
Pylons,'
Up to 6 double -sided tenant signs.
Static
Tenant signs may be 6 feet by 20 feet
500 cd /M2
each. PA 3 Center ID may be placed on
pylon.
Height is measured from the elevation
of 1-405 Freeway immediately adjacent
to the sign location.
Option B
1- PA 1 and/or PA 3
88 feet
48 feet
The base width will be 10 feet to 25
Developer (to be
feet. If the base is greater than 15 feet,
Freeway Icon Pylons-'
determined by City)
the sign will taper up to 15 feet at top.
Static or Double
The sign face will be 14 feet by 48 feet
Faced LED, Digital
LED digital or static billboard display at-
500 cd/mz
500 cd/ml
Display and Change-
tached to the pylon.
able Message
Height is measured from the elevation
Allowed
of the 1-405 Freeway immediately adja-
cent to the sign location.
Project Name ID
4 - PA 2 Developer
15 feet
45 feet
The design, size, and location of the sign
shall be determined by the developer
in the comprehensive sign program at a
500 cd/m'
later date.
Project Name ID
5 — PA 1 and PA 3
15 feet
45 feet
The design, size, and location of the sign
Developer
shall be determined by the developer
500 cd/ml
in the comprehensive sign program at a
later date.
Entry Monument
Up to 3 permit-
38 feet
15 feet
The entry monuments are to provide
ted - 1 at Street A
identity signage for the Project as a
and Main St, 1 at
whole and for the developments on
Del Amo Blvd and
each Planning Area. The design, size,
-
500 cd/m2
Street B, and 1 at
and location of the signs shall be de -
Street A and Avalon
termined by the City in the Master Sign
Blvd
Program at a later date.
North Del Amo Entry
2 - DD3 Developer
8 feet
12 feet
If the signage serves residential devel-
Element
opment, the sign dimensions shall be no
greater than 6 feet high by 8 feet wide-
500 cd/ml
Height is measured from the finished
pad.
The District at South Bay Specific Plan Resolution 18-043
April 3, 2018 Exhibit 1
Page 72 of 157
M
Table 6.6
Sign Standards'
MAXIMUM SIGN
MAX. NIGHTTIME
SIGN TYPE'
MAXIMUM
DIMENSIONS
NOTES
LUMINANCE'
NUMBERS
Height
Width
Digital
Static
Parking Garage
Multiple — PA 2
30 feet
300 feet
The multiple letter and graphic signs for
Signage and Com-
Developer
tenant names, and static billboard dis-
mercial — Elevated
play shall be allowed on parking garage
Podium Wall Signage
and commercial - elevated podium wall
500 cd/m2
area facing Freeway, Street A, and site
parking fields with 60 percent maximum
wall coverage.
Wall Mounted Project
2 — PA 2 Developer
12 feet
330 feet
Individual illuminated sign letters locat-
ID Exterior'
2 — PA 2 Developer
8 feet
230 feet
ed on building wall.
g
500 cd/m2
Plaza Project ID
2 — PA 2 Developer
10 feet
12 or 24
Individual illuminated sign letters. 2 to 4
Exterior (Entry SW
feet
letters each location at grade level exte-
500 cd/m2
and NW corners)
rior plaza.
Wall Billboard
4 — PA 2 Developer
20 feet
60 feet
Static billboards with external front illu-
Exterior
mination. Billboards allowed to extend
above top of building wall. Billboards
500 cd/m2
500 cd/m2
allowed to convert to digital LED display
board in the future.
Wall Billboard
2 — PA 2 Developer
14 feet
48 feet
Static billboards with external front illu-
Exterior
mination. Billboards allowed to extend
500 cd/m2
above top of building wall.
Roof Billboard
8 — PA 2 Developer
10 feet
34 feet
Static billboards with external front il-
Interior
lumination. Billboards located on roof
500 cd/m2
above top of building wall.
Wall Billboard
1— PA 2 Developer
14 feet
48 feet
Static billboard with external front illu-
Interior
mination. Billboard allowed to convert
500 cd/m2
500 cd/m2
to digital LED display board in the future
Integrated Identity
6—PA 2 Developer
(2) 27
330
Painted Project ID Name integrated into
Architectural Wall
feet
feet
architectural wall vertical fin design
Graphic'
(1) 24
265
feet
feet
(1) 24
235
feet
feet
(1) 24
220
feet
feet
(1)24
105
feet
feet
The number, area, type and location of wall mounted business ID signs for all Planning Areas shall be determined through the ap-
proval of a comprehensive sign program, and, if applicable, a Master Sign Program.
1. Except where noted for Freeway Icon Pylons for PA 2 and the City of Carson, no off-site advertising shall be permitted.
2. All free-standing signs may be double -sided. All digital LED signs may have color changing illumination.
3. For signs that are shared by PA 1 and PA 3, the Community Development Director shall determine the number of signs assigned
to each Planning Area. The Community Development Director shall also have the authority to select Option A or Option B for the
Freeway Icon Pylon Signs.
4. If any portion of the illuminated surface of the sign is visible from a residential use within 1,000 feet of said sign at night, then the
sign luminance shall be reduced to less than 300 cd/m2 at night.
5. Signage adjacent to the freeway will comply with applicable Caltrans standards and requirements.
6. Prior to approval of any Development Plan or comprehensive sign program, the applicant requesting approval of a Development
Plan or comprehensive sign program shall conduct a view analysis to determine the exact location of the freestanding freeway ori-
ented signs to ensure maximum visibility and maximum usability of all freestanding signs. Every effort shall be made to preserve
the visibility of the freeway oriented wall mounted signs for PA2.
7. Wall mounted project ID exterior signs may project above top of building wall.
8. Integrated Identity Graphics/Murals are not considered signage; they are considered as architectural features, which are excluded
from permitted signage area.
66 Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 73 of 157
6. DEVELOPMENT STANDARDS
LEGEND
Integrated Identity Architectural
Wall Graphic (Informational only,
WallBillboard- Exterior
(May Convert to LED) North Del Amo Entry Element
not included in permited sign area
O Freeway Icon Pylon, Static Project Name ID
Wall Mounted Project ID-
Exterlor
Freeway Icon Pylon, Double Entry Monument
uunuum Wall Billboard - Exterior
Faced LED, Digital Display and Plaza Project ID - Exterior
Changeable Message, PA2
unuurnn RoofBillboard- Interior
Freeway Icon Pylon, Double
1111111111191 Wall Billboard- Interior
L Faced LED, Digital Display and
(may convert to LED)
Changeable Message
Jote: This is a graphic representation of a planning concept. All graphics in this document are conceptual and should not be
interpreted literally. Other solutions, locations and/or concepts may be proposed and reviewed during site plan and design
eview and other permit and mapping processes
Source: REISolutions LLC, 2017
m
i
o' 250n soo' 1000,
Figure 6.6a Conceptual Sign Locations: Option A
The District at South Bay Specific Plan Resolution 18-043
April 3, 2018 Exhibit 1
Page 74 of 157
67
6. DEVELOPMENT STANDARDS
LEGEND
Integrated Identity Architectural
Wall Graphic (informational only,
not Included in permlted sign area
WallMountedProjectlD-
Exterior
:������������
uuuunm Wall Billboard - Exterior
nunu�aw R fB111b d -I t ri r
WallBillboard-Exterior
(May Convert to LED)
Freeway Icon Pylon, LED,
L Digital Display and
Changeable Message
(; North Del Amo Entry Element
Project Name V
Entry Monument
0 Plaza Project ID- Exterior
oo oar n e o Freeway Icon Pylon, Double
uuuuum Wall Billboard Interior Faced LED, Digital Display and
(may convert to LED) Changeable Message, PA2
dote: This is a graphic representation of a planning concept. All graphics in this document are conceptual and should not be
nterpreted literally. Other solutions, locations and/or concepts may be proposed and reviewed during site plan and design
eview and other permit and mapping processes
Source: RElSolutions LLC, 2017
68
un sar 1000,
Figure 6.6b Conceptual Sign Locations: Option B
Resolution 18-043 The District at South Bay Specific Plan
April 3, 2018
Exhibit 1
Page 75 of 157
6. DEVELOPMENT STANDARDS
6.7 Lighting
The District at South Bay lighting standards establish a design framework to guide all future lighting
improvements and meet specific lighting standards for each particular application and type of use
anticipated within the proposed development options. These standards define the scale, brightness,
direction, and shielding for all lighting installations within the Project Site and are intended to restrict
light intensity, minimize off- site impacts, proscribe light control methods, and limit light pole heights.
Design of lighting is focused on providing comfortable spaces for people to walk and ensuring the safety
of residents, visitors, shoppers and employees. A Lighting Guideline Palette, consisting of various lighting
styles, is included in Appendix B.
The lighting standards and the resulting lighting improvements establish the basis for evaluation of the
proposed lighting impact of this development on the surrounding community. The information presented
within the lighting standards establish criteria based upon standard practices established by the Illuminating
Engineering Society of North America (IESNA) for measurement and design of light sources, illuminated
surfaces, and lighting systems.
Generally, all light sources will be shielded to prevent direct view of high brightness light sources from
adjacent properties. The lighting standards provide for specific control of the direction of light so as to
limit glare and any off-site view of glare. This control limits the light distribution angle so that light is
primarily directed down to the ground or up to a vertical surface. Special Event Lighting, Entertainment
Lighting, and Construction Lighting are exempt from these angular criteria if the light is focused to
restrict any direct illumination of adjacent residential properties.
To provide for safe illumination for vehicles and pedestrians within Project Site, pole- mounted lights will
be required for roads and sidewalks. To prevent direct view of these pole -mounted light sources off-site
and to reduce the overall brightness of the Specific Plan area, the standards establish maximum heights for
street and pedestrian lighting fixtures, maximum horizontal illuminance (foot-candles) at the ground plane,
and average to minimum uniformity ratios for light at the ground plane. The lighting standards define
special lighting criteria for parking areas to prevent direct view of lighting fixtures. The recommended
criteria are summarized below as a table of measurable numerical criteria based on the various options for
at -grade commercial, Commercial -Elevated Podium commercial, residential, and mixed-use development
within the Project Site.
Lighting conditions and narrative prototypical solutions are presented for the following: Perimeter
Roadways, Interior Roadways, Retail Exterior, Office Exterior, Residential Exterior, At -Grade Parking,
Parking Structures, Parking under Raised Podium, Pedestrian Sidewalks and Walkways, and Landscape
Illumination. Design performance standards are established for each of the above-mentioned project
components by the following issues and their listed measurable criteria:
Light Level Requirements: Task Illuminance (foot candles)
Light Control Methods: Glare/Light Distribution (luminaire photometrics)
Visibility: Pole Height Limits (section diagram)
Design Style or Character: Luminaire and pole characteristics, pattern of light, and color of light
The District at South Bay Specific Plan Resolution 18-043 69
April 3, 2018 Exhibit 1
Page 76 of 157
6. DEVELOPMENT STANDARDS
6.7.1 Light Level Requirements
The commercial and social use of The District at South Bay is dependent upon activities at night, which
will require illumination for vehicular and pedestrian access, advertising, and on-site tasks or functions.
Each of these activities has a defined light level requirement (illuminance, measured in foot-candles)
as well as unique color, brightness, pattern, and architectural features. Low-pressure and high-pressure
sodium lamps will not be considered for design purposes within these standards. To provide for more
aesthetically pleasing environmental conditions, the use of low-pressure and high-pressure sodium lamps
is not permitted due to their low correlated color temperature (CCT), particularly less than 2,100K.
Table 6.7 summarized light intensity levels (illuminance, foot-candles) recommended by the IESNA for
safe operation of vehicles and pedestrian security. Future lighting improvements should meet or exceed
these minimum standards to provide adequate light for the Project Site for public access. These standards
are the recommended average maintained horizontal illuminance values for each specified use within the
Project Site. As used below, "entrances" refers to entrance areas where lighting is required for entrance
identification and "egress lighting" applies to areas where lighting is required for safe path of travel.
Table 6.7
Light Intensity Requirements'
SPECIFIC USE/AREA
LOCATION OF
FOOT-CANDLES
FOOT-CANDLES AVERAGE
UNIFORM RATIO
(MIN TO MAX fc)
PERIMETER AND INTERIOR ROADWAYS
On -Site Circulation Roads
Pavement
1.0
5:1
Entrance Roads
Pavement
2.0
5:1
RETAIL EXTERIOR
Entrances
Doorway
5.0
Facade Floodlighting
Building
3.0 to 15
Elevated Podium Building Fagade Lighting
Building
3.0 to 15
OFFICE EXTERIOR
Entrances
Doorway
3.0
Fagade Lighting
Building
3.0
RESIDENTIAL ROADWAYS
Roadway
Pavement
0.6
5:1
ON -GRADE PARKING
Parking
Parking Surface
1.0
15:1
PARKING STRUCTURES/PARKING UNDER RAISED PODIUMS
Parking
Parking Surface
5.0
10:1
SIDEWALKS
Residential
Pavement
0.6
Commercial
Pavement
1.0
LANDSCAPE—
Tree Up -Lighting
Foliage
1.0
1. Light Intensity Requirements are minimum standards except where range is shown.
70
Resolution 18-043 The District at south Bay specific Plan
April 3, 2018
Exhibit 1
Page 77 of 157
6. DEVELOPMENT STANDARDS
Perimeter Roadways
The lighting for perimeter roadways shall provide adequate illumination for safe and efficient vehicular
travel. Roadway lighting fixtures shall either be equipped with glare shields or be of a full cutoff type
reflector system. On-site circulation roads will conform to an "Intermediate" classification characterized
by medium-sized residential and business developments with frequent moderately heavy nighttime
pedestrian activity. The entrance roads will be designed to conform to a "Commercial" classification
characterized by dense business developments with heavy nighttime vehicular and pedestrian traffic.
Interior Roadways
The lighting for interior roadways shall provide adequate illumination for safe and efficient vehicular
travel. Roadway lighting fixtures shall either be equipped with glare shields or be of a full cutoff type
reflector system. Lighting of roadways categorized as Scenic Byways shall be of a minimal level, with
fixtures being shielded to prevent glare. Circulation roads within the mixed-use/residential sites will be
designed to conform to an "Intermediate" classification defined by medium-sized residential and business
developments with frequent moderately heavy nighttime pedestrian activity. Entrance roads to the Project
Site will be designed to conform to a "Commercial" classification defined by dense business developments
with heavy nighttime vehicular and pedestrian traffic.
Retail Exterior
The lighting for the exterior of retail buildings and spaces shall be safe and attractive to customers. This
can be achieved mainly with entrance accent lighting and facade floodlighting. "Entrances" and "Facade
Lighting," as listed in Table 6.7, refer to entrances of dense retail developments with heavy nighttime
vehicular and pedestrian traffic.
Office Exterior
The lighting for the exterior of office buildings and spaces shall be to a level that provides security
and egress. If the office use is part of a mixed-use building, then the retail criteria can override the
values shown in Table 6.7. "Entrances," as shown in Table 6.7, refer to entrances that are unoccupied at
nighttime, requiring lighting for entrance identification. Egress lighting shall be provided at a level that
provides security and safe egress.
Residential Exterior
The lighting for the exterior of residential buildings and spaces shall be to a level that provides security
and safe egress. If part of a mixed-use building, then the retail criteria can override the lower values.
At -Grade Parking
The lighting for at -grade parking lots shall be to a level that provides safe movement of vehicles and
pedestrians, and the security and safety of customers and employees, as approved by the Sheriff's
Department. Lighting fixtures for parking lots shall either be equipped with spill control and/or with
full cutoff capability at light poles at property perimeter with no cut-off at parking field interior poles.
Lighting fixture standard height shall not be in excess of what is necessary to meet with recommended
minimum illuminance levels identified in Table 6.7.
Parking Structures/ Parking Under Raised Podiums
The lighting for parking structures and parking under raised podiums shall be provided at a level that
enhances pedestrian safety and visibility. These recommended values should apply to those parking
The District at South Bay Specific Plan Resolution 18-043 71
April 3,2018 Exhibit 1
Page 78 of 157
•. DEVELOPMENT STANDARDS
structures used by apartment building and/or commercial developments.
Pedestrian Sidewalks and Walkways
The lighting for pedestrian sidewalks and bikeways shall be to a level that increases pathway visibility and
safety of pedestrians. For the purposes of these standards and guidelines, "Intermediate" refers to medium-
sized residential and business developments with frequent moderately heavy nighttime pedestrian activity,
and "Commercial" refers to dense business developments with heavy nighttime vehicular and pedestrian
traffic. Pedestrian scale lighting should be provided along interior streets, as deemed appropriate by the
Community Development Director.
Landscape Illumination
In vertical landscape, i.e., palm and decorative trees with foliage, up -lighting illumination is encouraged.
6.7.2 Light Control Methods
A. Glare/Light Distribution: Offensive or unattractive lighting results from excessive contrast, or
glare. Glare conditions usually result from highly visible lamps (light bulbs) within landscape,
streetlights, parking, security, or entertainment lighting. Proper design and selection of light
fixtures, mounting heights, and placement will control the visibility and perceived brightness
of light sources from outside or within the Project Site, and therefore limit the perception of
glare. The lighting standards establish criteria to control the light output, mounting height, and
placement of fixtures to reduce glare.
B. All Parking and Roadway light poles from 12 ft. high to 40 ft. high shall be in accordance with
Section 5.106.8 of the CALGreen Code which limits light fixture brightness adjacent to the
property line of the Project Site.
C. Pole Height Limits: Light pole height limits are established to prevent light trespass from the
Project Site onto adjacent properties. These height restrictions will not eliminate complete
visibility of the pole itself. Height restrictions in combination with the shielding and glare
control restrictions will decrease visibility of the high brightness lamps within the pole fixtures
and will prevent stray light from extending over the property line of the Project Site. Lighting
shall be constructed, shielded and directed so that adjacent residences are not impacted by
light or glare coming from the Project Site.
6.7.3 Site Lighting Exhibits
Lighting design exhibits as shown on Figures 6.7a through 6.7g demonstrate conceptual lighting design
for each area with intended pole locations and heights, and luminaire head orientations. Location of
streetlights is subject to the approval of the City Engineer and the Community Development Director,
and may be placed in either the parkway or the medians.
72 Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 79 of 157
6_ DEVELOPMENT STANDARDS
LEGEND
A. Del Amo Entrance D. Typical Street B
B. Del Amo Boulevard E. Freeway Edge (1-405 Freeway/Commercial Interface)
C.Typical Street A F.Typical Residential/Commercial Interface
0' 250' 500' 1 oar
Note: This is a graphic representation of a planning concept All graphics In this document are conceptual and should not be Interpreted
literally. Other solutions, locations and/or concepts maybe proposed and reviewed during site pian and design review and other permit
and mapping processes.
Source: RElSolutions LLC, 2017
Figure 6.7a Conceptual Site Lighting Exhibit
Key Map
Note: All light fixture poles, fixture heads, and lamps shall be coordinated between developer(s) and the City for consistent design
The District at South Bay Specific Plan Resolution 18-043
April 3, 2018 Exhibit 1
Page 80 of 157
73
Figure 6.7b Section A - Del Amo Entrance
Source: REISolutions LLC, 2017
Figure 6.7c Section B - Del Amo Boulevard
PA 1
0
0
L' D
Source: REISolutions LLC, 2017
i4 Resolution 18 043 The District at South Bay Specific Plan
April 3, 2018
Exhibit 1
Page 81 of 157
J
6. DEVELOPMENT STANDARDS
Figure 6.7d Section C -Typical Street A
30' HIGH L.A. COUNTY
STANDARD STREET
LIGHT FIXTURE (TYP.)
Source: RElSolutions LLC, 2017
Figure 6.7e Section D - Street B (Private)
QLO
2W O 0
O d m D D
X X
n
Source: RElSolutions LLC, 2017
The District at South Bay Specific Plan Resolution 18-043
April 3, 2018 Exhibit 1
Page 82 of 157
75
Figure 6.7f Section E - Freeway Edge (1-405/Project Interface)
Source: RElSolutions LLC, 2017
Figure 6.7g Section F - Channel -Adjacent Slope (Residential/Project Interface)
Source: The Planning Center, 2010.
/
/
/
/ qq
Qolfy / a e
/
J�.
=FC�i
Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 83 of 157
P
J�
Source: RElSolutions LLC, 2017
Figure 6.7g Section F - Channel -Adjacent Slope (Residential/Project Interface)
Source: The Planning Center, 2010.
/
/
/
/ qq
Qolfy / a e
/
J�.
=FC�i
Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 83 of 157
6. DEVELOPMENT STANDARDS
6.8 Service, Trash and Utility Areas
A. Service, maintenance, storage and trash areas shall be located in discreet places to the extent
feasible while still allowing convenient access for each tenant, and screened with landscaping
from adjacent public rights-of-way, public plazas, pedestrian corridors and building fronts.
B. Except as set forth in Section 6.8.0 and D, all trash and garbage bins shall be stored in an
enclosure and designed to architecturally integrate within the overall design theme of the
development. Except as set forth in Section 6.8.C, all exterior trash enclosures shall include a
solid roof or canopy.
C. Trash enclosures located in obscured areas such as behind buildings or adjacent to loading
areas shall also be screened from view, but the design of the enclosure shall consist of solid
fencing only—landscape and decorative treatments are not required in these areas. At the
discretion of the Community Development Director, screening or gates may not be required
for trash areas not visible from public streets or pedestrian areas.
D. Trash enclosures shall be constructed of substantial building materials used in the design of
the building(s). Gates shall be constructed of durable building materials that screen a minimum
of 80 percent of the view of the trash enclosure. Wood or chain link gates are not permitted.
E. Trash enclosures shall include provisions for concrete pads or appropriately designed asphalt
sections in front of the enclosure. The area in front of the trash enclosure shall be a minimum
of six (6) feet to reduce pavement damage from disposal trucks.
F. When non-residential buildings are to be constructed adjacent to existing residential uses,
loading and delivery shall be planned to occur on the side of the building away from residences
when feasible. Loading and delivery areas shall not be located in a required setback area.
G. Service areas and loading docks shall be designed so that they are not directly visible from
a public street or shall be appropriately screened. Screening shall match the design of the
building and the overall landscape design theme of the development.
H. Truck maneuvering/ circulation areas adjacent to residential properties shall be designated to
prohibit trucks from parking and idling in these locations, except in approved loading spaces
or docks.
The District at South Bay Specific Plan Resolution 18-043 77
April 3, 2018
Exhibit 1
Page 84 of 157
6. DEVELOPMENT STANDARDS '
6.9 Public Art
Public art is an instrumental feature that can be used to create a connection between the public and any
particular project or space. Public art makes spaces more interesting, helps to distinguish one place from
another by creating landmarks that are easily recognizable, and creates a unique shopping, working or
living environment. Art also revitalizes public spaces and makes them more welcoming. By enhancing the
overall quality of a project and giving it a unique character, public art increases a project's value. Unless
otherwise provided by Development Agreement or ordinance approved by the City for any Planning
4 Area or portion thereof, or satisfied by provision of other unique project features, as determined by the
Community Development Director, the following public art requirements and guidelines shall apply to all
construction within the Project Site, as further described below:
6.9.1 Public Art Requirements
A. Public art within the Specific Plan area shall be provided for the following:
New residential or commercial development having total project costs of $300,000
or more, as determined by the City's valuation of building permits issued for the
development;
Expansion of existing buildings or remodeling of existing buildings when any such
work has a building permit valuation of $300,000 or more.
B. Public art provided shall have a value equal to one-half of 1 percent (0.50 percent) of the total
building costs (as measured by building permit valuations), excluding land, site development,
off-site requirements and remediation costs. The value of the public art shall include the art
piece itself and the cost of installation.
C. Public art may be installed concurrently with each building that triggers the public art
requirement; or the value of the required public art for each building can be consolidated, or
banked, and applied to the provision of larger installations that serve multiple buildings.
D. The public art requirements shall not apply to reconstruction of structures that have been
damaged by fire, flood, wind, earthquake or other calamity.
6.9.2 General Provisions
A. Artwork siting and its visibility are important design considerations. The artwork shall be
easily visible to the general public and be located in an area specifically designated on the
approved building plans. Appropriate locations may include entryways, greenbelts, pathways
and building exteriors.
B. Installation of the artwork shall be planned and implemented to enhance the piece and allow
for unobstructed public viewing from as many angles as possible.
C. The artwork shall be constructed of permanent materials with a high level of durability and
78 Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 85 of 157
weather resistance and requiring a low level of maintenance.
D. The continued maintenance of the artwork in the Specific Plan area shall be the
responsibility of the property owner. Stolen or vandalized art must be replaced or repaired as
close as possible to its original form.
E. Artwork must be designed by artists with experience and knowledge of monumental -scale
public art.
F. All forms of original visual art are encouraged, including, but not limited to:
1. Painting of all media, such as portable and permanently affixed works such as murals;
2. Sculpture, which may be in the round, bas-relief, high relief, mobile, fountain, kinetic,
electronic, architectural, etc. in any material or combination of materials; and
3. Other visual media including, but not limited to: prints, drawings, stained glass, artistic
lighting, mosaics, photography, clay, wood, metals, paving, plant materials, plastics, or
other durable and weather -resistant materials.
G. A wide range of styles, materials and types of artworks is encouraged to assure a balanced and
interesting collection.
H. Artwork shall be constructed in a size proportional to the scale of the development.
I. Artwork shall be an integral part of the landscaping and/or architecture of the building.
J. Exterior artwork(s) should be adequately lit to be clearly visible from sidewalks during evening
hours. Interior artworks should be adequately lit during all hours of public access.
K. To provide diversity in artwork and opportunity among artists, generally not more than five
pieces by the same artist are permitted.
L. All art within the Specific Plan area belongs to the project owner. The artist, project developer
and architect should be credited for their roles in the art project with a plaque placed near the
art piece.
M. Artworks shall be a permanent part of any development within the Specific Plan area and
must remain in place for the life of the development. If any development on the Project Site
is rebuilt or remodeled, resulting in the movement or removal of art required by the Specific
Plan, the required art shall be re-created according to this Public Art section of the Specific
Plan.
When property within the Specific Plan area is transferred to new owners, they shall be
informed of their responsibility to maintain the artwork and surrounding landscaping and lighting and of
their inability to remove any existing artwork without written City approval.
The District at South Bay Specific Plan Resolution 18-043 74
April 3, 2018
Exhibit 1
Page 86 of 157
! 6. DEVELOPMENT STANDARDS
6.10 Noise
A. Where residential uses are potentially exposed to interior or exterior noise levels greater than
those permitted by Chapter 5 of Article V of the CMC, certification from a licensed acoustical
engineer shall be obtained to document attenuation to those maximum levels. The exterior
standards shall be measured either at the closer of the property line of the Project Site or the
nearest noise sensitive use such as a patio, yard or landscaped open space.
J B. Commercial uses shall be designed and operated, and hours of operation limited, where
appropriate, so that neighboring residents are not exposed to offensive noise, especially from
traffic, trash collection, routine deliveries or late-night activity. No use shall produce continual
loading or unloading of heavy trucks at the Project Site between the hours of 10 p.m. and 7
a.m. within 250 feet of existing residential uses.
8fl
C. Prior to issuance of building permits for residential developments, the applicant shall submit
a detailed acoustical study demonstrating that all structures on the Project Site will meet
applicable City interior noise levels and exterior living area noise levels, in accordance with
applicable noise standards and zoning regulations.
1. The study shall be prepared by a City -approved acoustical expert, to the satisfaction of
the Community Development Director.
2. The study shall document projected ultimate noise exposure for interior office, retail
and residential space and shall demonstrate that design plans have incorporated
adequate sound attenuation measures to achieve the applicable noise standards.
D. Noise mitigation and proper design may include, but shall not be limited to, building orientation,
double or extra -strength windows, wall and ceiling insulation, and orientation and insulation
of vents. Where it is necessary that windows be closed in order to achieve the required level,
means shall be provided for ventilation/cooling to provide a habitable environment.
Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 87 of 157
6.11 Energy Conservation
The California Energy Code, Part 6 of Tide 24, has codified many ways to reduce energy usage. It
addresses lighting, building construction and heating/cooling systems. Compliance with this Code results
in a reduction of energy usage for any given building or complex. Additional steps can be taken to further
reduce the energy usage and reduce operating costs of a building or complex. Development within the
Project Site will meet or exceed the requirements of Tide 24 through measures that may include:
A. Use of light-colored roofing materials to reflect heat and reduce cooling requirements in
residential and retail buildings. Energy Star -labeled roofing materials are encouraged.
B. Installation of Energy Star -labeled appliances (e.g., water heaters) to the greatest feasible
extent. Solar, electric (efficiency rating of at least 0.92) or lower -nitrogen oxides (as defined by
the Air Quality Management District) gas-fired water heaters are strongly encouraged.
C. Participation in programs offered by or sponsored by local utilities such as:
1. California Energy Star New Homes Program
2. Residential Property Development Program
3. California Home Energy Efficiency Rating System (CHEERS) Program
4. Savings by Design Program
D. Development of a recycling program for residential and commercial uses to recycle paper,
glass, plastic and other by-products of business or residential activities.
E. Pre -wiring for and inclusion of electric vehicle charging spaces, complete with associated
charging equipment. Future load demands shall be taken into account for the prewired spaces.
The District at South Bay Specific Plan Resolution 18-043
April 3, 2018
Exhibit 1
Page 88 of 157
81
6.12 Residential Unit Requirements
6.12.1 Private Storage Space
A. Private Storage Space. Units within the Project Site developed at densities of 25 units per
acre or less shall have at least two hundred (200) cubic feet of enclosed, weather -proofed
and lockable storage space for the sole use of the unit owner. Units within the Project Site
developed at densities over 25 units per acre shall have at least one hundred (100) cubic feet
of private storage space as described above.
Such space may be provided within individual storage lockers, cabinets or closets, and
may be split among two (2) locations. Moreover, it is the intention of this standard to
require space over and above that normally associated with the day-to-day functioning
of the unit, such as guest, linen or clothes closets or food pantries that are customarily
within the unit. Thus, while providing such private storage space within the limits of
the unit is not precluded, it shall be over and above that which would otherwise be
provided within the unit
2. If such space is located within a common area within the development project site, the
residential association shall be responsible for the care and maintenance of the exterior
surface of the space in order to assure that the surface is maintained in a manner
compatible with the architectural treatment of the development project. Regardless
of the location, the precise architectural treatment of such space shall be approved by
the Planning Division to ensure that such areas are safe, convenient and unobtrusive
to the functional and aesthetic qualities of the development project.
82 Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 89 of 157
1. 7. DESIGN STANDARDS & GUIDELINES
7.0 DESIGN STANDARDS & GUIDELINES
This section establishes design standards and guidelines to ensure that The District at South Bay will possess
an identifiable look and feel. The standards and guidelines in this Section will shape the development by
providing specific design criteria for building orientation, landscaping, walls and fences, and other design
elements integral to creating development projects that fit into the theme of the community. Architecture
standards and guidelines are also provided to ensure that buildings within The District at South Bay are
attractive, relate to one another and create a sense of place.
The pictures and illustrations contained in this section are provided to convey the general design intent
of the standards and guidelines and are not intended to require the specific design style depicted. Like
development standards, design standards constitute regulations, requirements and by-laws by which
development must abide, and are indicated by the use of the word "shall." Design guidelines generally use
the word "should" and identify actions or outcomes that are encouraged but not mandatory.
7.1 Site Design & Landscape
7.1.1 At -Grade Commercial'
A. Building Orientation and Site Planning
1. Building placement and orientation shall
be organized to create visual interest along
public rights-of-way, particularly oriented at
intersection nodes, and project entryways.
2. Buildings shall be oriented so that public
access or windows face public spaces.
3.
Multiple buildings in a single area should
be grouped and organized to demonstrate
a positive functional relationship to one
another. The grouping of multiple buildings
should be clustered to create functional
plazas and pedestrian corridors. Where
clustering is impractical, a visual link should
be established between buildings through
the integration of an arcade system, trellis,
colonnade or other such open structure.
Hotels, entertainment uses, restaurants, and
other similar uses that could energize public spaces shall be oriented around a public plaza.
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4. Buildings with special architectural elements, such as clock towers, should be positioned
on corners of significant intersections or entryways to enhance the sense of arrival and
monumentation. This does not preclude landmark structures, public plazas or entry
1. Standards for At -Grade Commercial shall not be applicable to Commercial - Elevated Podium developments.
The District at South Bay Specific Plan Resolution 18-043 83
April 3, 2018
Exhibit 1
Page 90 of 157
monumentation/signage at these locations.
5. Stacking lanes for drive-through food service
windows shall accommodate a stacking for
at least eight (8) cars and all other service
widows shall accommodate stacking for at
least four (4) cars.
6. Drive-through businesses shall be visually
screened and shall be situated so as to not
block any other drive aisle or parking space.
1
7. Drive-throughs shall be separated from residential properties by an intervening building or
a maximum six (6) foot high wall and a ten (10) foot wide buffering landscape strip.
B. Public Spaces and Pedestrian Circulation
1. In areas other than those spaces occupied by
buildings, the first nine feet surrounding all
public (non -service) sides of the buildings,
parking, service drives or other surface
circulation should be used as plaza areas
with amenities such as enhanced landscape/
hardscape, outdoor seating areas, trellises,
ornamental trees, benches, planters, open
space, water features, public art, and
pedestrian -accessible spaces.
2. Public plazas shall be located near building
entrances or areas of high pedestrian traffic
to ensure their use and highest functionality.
Buildings clustered together should
coordinate their public plaza space with one
another to provide larger plaza spaces that
are centrally located and serve multiple uses.
3. Public plazas shall be oriented to maximize
the visual and physical link from public right-
of-ways and pedestrian corridors.
4. Public plazas should be either contiguous
or connected via landscaped pedestrian
walkways.
84 Resolution 18-043 The District at South Bay Specific Plan
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7. DESIGN STANDARDS & GUIDELINES
5. Pedestrian circulation shall be located primarily along internal roadways and building
frontages to provide safe pedestrian crossing and access through the commercial area.
The space between the sides of buildings should incorporate seating areas and enhanced
pedestrian connections where appropriate.
6. Pedestrian connections through the parking fields to Street B should provide landscaping
and amenities to create visual interest, pedestrian access and rest breaks over longer
distances of pavement. A minimum four (4) foot wide sidewalk with four (4) feet of
landscaping (either on one side or in total on both sides) should be provided through these
pedestrian connections.
7. Pedestrian circulation should be enhanced with landscape/hardscape treatments to provide
a pedestrian -friendly shopping environment.
8. Bike racks shall be provided at convenient locations throughout the Project Site.
C. Parking
1. Parking lot entryways and primary intersection nodes should be treated with special
landscape elements, such as special paving, graphic signage, specialty lighting, ornamental
trees, or flowering plants, that will provide an identity to the project.
2. No more than 10 percent of the required parking should be in the rear service area of a
development project, with the exception of the Entertainment Area.
3. Parking structures shall be screened and shall include architectural detailing, fagade
treatment, artwork, landscaping, or similar visual features to enhance the street fagade.
D. Landscape
1. Landscape treatments shall be used to
enhance intersection nodes, public rights-of-
way, building fronts, pedestrian corridors, and
public plazas.
2. All areas not utilized for parking, buildings,
plazas or access/circulation should be
landscaped to the back of curb.
3. Landscape treatments should be used to iMl.IrY PDX 9 -MP Ct INr� RAT> P
p INro l.AN05CAn
screen the visual impacts of parking areas,
sides of buildings and service, trash and utility -
areas.
4. Landscaped areas should be irrigated with
permanent automatic irrigation systems.
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April 3, 2018
Exhibit 1
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7. DESIGN STANDARDS & GUIDELINES
86
E. Walls and Fences
1. Walls and fences shall be utilized when necessary to minimize the visual impacts of
commercial development along the perimeter of the Project Site visible from residential
areas or public streets.
2. Solid walls shall be screened with ornamental trees and plant material at a minimum of
three (3) feet in height in areas visible from residential areas or public streets.
3. A landscape treatment should be applied to spaces between a wall or fence and the adjacent
sidewalk.
4. Design of all walls and fencing shall be consistent in terms of material, color and detail
with the architecture of the development project.
5. The application of materials, colors, textures and alignment in the design of walls shall be
used to relieve visual monotony. Pilasters should be placed at wall terminus points and as
determined to be necessary for improved aesthetics.
F. Service, Trash and Utility Areas
1. All trash enclosures should be screened with
landscape treatment if located adjacent to or
within a landscaped area. Potted plants may be
used in landfill areas.
2. Exterior on-site utilities, including sewer, gas,
water, electric, telephone, and communications
equipment should be installed underground,
where feasible. Transformers and other
utility equipment that must be above ground
should be screened and incorporated into the
landscape wherever possible.
3. Trash enclosures shall be located on a four -inch concrete pad screened by a six -foot -high
decorative concrete block wall that is compatible with the architectural design of the main
building. Enclosures shall incorporate an opaque decorative gate, a screened pedestrian
access door, and exterior enclosures should have a solid roof or canopy to provide visual
screening. Trash enclosure design is to be approved by the Community Development
Director prior to issuance of any building permit(s).
Resolution 18-043 The District at South Bay Specific Plan
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7. DESIGN STANDARDS &GUIDELINES .
7.1.2 Commercial — Elevated Podium
A. Building Orientation and Site Planning
1. Building placement and orientation shall be organized to
create visual interest along the 405 Freeway frontage and
Street A.
2. Buildings may be oriented inward (i.e., away from the
freeway).
3
Single or multiple buildings on an elevated podium should
be organized to demonstrate a relationship to one another,
joined by wide (30'-40') open concourses, plaza/event
area(s) and open "Canyons".
4. Buildings should be positioned such that building site
entryways enhance the sense of arrival and project
monumentation.
5. The ground level of buildings shall provide visual and functional interest for the pedestrian
vertical circulation from covered parking areas and building corner(s) facing the Street A.
Parking under the podium should be open garage without mechanical ventilation. Views
from Street A to head in parking stalls under the podium shall be screened by low walls,
low screens, plant materials, or any combinations thereof. Exit stairs leading from or to the
elevated podium level may be open or enclosed.
B. Public Spaces and Pedestrian Circulation
1. Primary pedestrian circulation shall be provided along
Street A with pedestrian circulation extended, where
feasible, to locations of pedestrian vertical circulation
up to elevated podium. Locations of pedestrian vertical
circulation should be used as small plaza areas with
amenities such as enhanced lands cape/hardscape,
outdoor seating areas, benches, planters, and open space.
2. Main public plaza(s) shall be located on elevated podium
to ensure their use, ensure their highest functionality and
to ensure multiple uses can be served.
3. Main public plaza(s) should be connected via enhanced
open mall pedestrian concourse(s) that provide a
pedestrian -friendly shopping experience.
4. Pedestrian connections from the parking below the elevated podium to be provided
The District at South Bay Specific Plan Resolution 18-043 $7
April 3, 2018
Exhibit 1
Page 94 of 157
7. DESIGN STANDARDS & GUIDELINES
by circulation down drive aisles between parking stalls with r"
signage and way finding graphics provided. Drive aisles lead
pedestrians to "Canyons" that are open to elevated podium
above with landscape plazas and amenities to create visual
interest at the Canyons that provide a pedestrian -friendly
shopping experience.
5. Pedestrian circulation on the elevated podium should be located
along internal, open, wide (30'-40') concourses to provide safe
pedestrian access.
6. Bike racks should be provided at convenient locations) on
ground level. No bike racks on elevated podium level.
C. Parking Lots and Parking Below Elevated Podium
1. Parking lot entryways should be treated with special landscape
elements, graphic signage, and specialty lighting, that will
provide an identity to the project.
2. Parking area below elevated podium should be 50% open to satisfy open parking code
requirement with head -in facing parking stalls that face Street A to be screened with
landscape material and/or site walls (up to 50% open) to a height of 3' to screen vehicle
lights.
D. Landscape
1. Landscape treatments shall be used to enhance locations
of pedestrian vertical circulation up to elevated podium.
2. All areas not utilized for parking, building, plazas or access/
circulation should be landscaped to the back of curb.
3. Landscape treatments should be used to screen the visual
impacts of parking areas, and service, trash and utility areas.
4. Landscape areas should be irrigated with permanent
automatic irrigation systems to current drought tolerant
codes and regulations.
E. Walls and Fences
1. A View Fence or Landscape Barrier along the 405 freeway frontage should be utilized
where necessary to minimize the visual impacts of service areas below the elevated podium
visible from the 405 freeway.
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7 DESIGN STANDARDS & GUIDELINES I
2. Design of all walls, fencing, and landscape shall be consistent in terms of material, color
and detail with the architecture of the development project.
F. Service, Trash, and Utility Areas
1. All trash compactors and service bay truck loading docks fronting on public streets should
be screened. Service bay maneuvering areas may remain unscreened.
2. Exterior on-site utilities, including sewer, gas, water, electric, telephone, and communications
equipment should be installed underground, where feasible. Transformers and other utility
equipment that must be above ground should be screened and incorporated into the
landscape wherever possible.
3. Trash enclosure and service yard design is to be approved by the Community Development
Director prior to issuance of any building permit(s).
7.1.3 Residential
A. Building Orientation and Site Planning
1. Residential buildings shall emphasize
pedestrian access and connections to public
sidewalks, paths, recreational facilities and
enhanced edges.
2. Structures should be configured and oriented
to afford a sense of individuality and privacy
and to create small-scale public spaces.
3. Where possible, the housing should be
oriented to streets and pedestrian walkways.
4. Windows of interior living spaces should overlook streets and public spaces.
5. Front doors and entrances to buildings shall be clearly defined and articulated and shall be
easily recognizable from pedestrian and vehicular vantage points.
6. Residential units shall be designed to ensure the security of residents through the
provision of secure entrances and exits that are separate from non-residential uses and
are directly accessible to parking areas. Non-residential and residential uses shall not have
common entrance hallways or common balconies. These separations shall be shown on
the development plan and shall be permanently maintained.
B. Public Spaces and Pedestrian Circulation
1. Recreational facilities shall be conveniently and centrally located for the majority of units.
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2. Entrances and exits (both auto and pedestrian) for residential projects should be integrated
with the entries of adjacent commercial sites so that internal access opportunities between
uses are maximized.
3. Residential uses shall have one off-street loading space or moving plaza for every 150
units.
4. Loading spaces or moving plazas shall be located near the entries and/or elevators.
5. Loading spaces or moving plazas shall be incorporated into the design of vehicular access
areas.
6. Decorative paving, removable bollards and potted plants are permitted and encouraged to
enhance loading spaces and moving plazas.
7. Loading spaces and moving plazas may be located on a local or connector street with the
approval of the Traffic Engineer. The adjacent parkway and setback landscape treatment
shall be designed to allow for loading and unloading.
C. Parking
1. The size and placement of garages should be varied, although garage "rows" in service
areas hidden from view are acceptable. Garages shall not dominate the street scene.
2. Parking structures shall be screened and shall include architectural detailing, fagade
treatment, artwork, landscaping, or similar visual features to enhance the street fagade.
D. Landscaping
1. Landscape treatments shall be used to enhance
intersection nodes, public right-of-ways, building
fronts and pedestrian corridors.
2. Landscaping around the entire foundation base
of buildings should be provided to enhance the
area between the parking areas, walkways and the
structures.
E. Walls and Fences
1. A combination of solid and transparent barriers should be used to separate the residential
component of The District at South Bay from Del Amo Boulevard and Main Street.
Fencing should vary in setback, providing landscape recesses and flat expanses of wall no
longer than 25 feet in length.
2. View fences shall include landscape sufficient to screen views of private yards from adjacent
properties and public rights-of-way
90 Resolution 18-043 The District at South Bay Specific Plan
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3. A maximum six-foot wall or fence may be
incorporated for ground -floor screening
of private outdoor space of residences.
Other barrier alternatives such as a
landscape screen may be used if
noise is not a major consideration.
4. A landscape treatment shall be applied to
spaces between a wall or fence and the
adjacent sidewalk.
7. DESIGN STANDARDS & GUIDELINES
5. Design of all walls and fencing shall be
consistent in terms of material, color and detail with the architecture of the project.
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F. Service Areas and Trash Enclosures
1. Service, maintenance, storage, and trash areas shall be located in discreet places to the extent
feasible while still allowing convenient access for each tenant, and screened with landscaping
from adjacent public right-of-ways, public plazas, pedestrian corridors and building fronts.
2. Exterior on-site utilities, including sewer, gas, water, electric, telephone and communications
equipment should be installed underground, where feasible. Transformers and other utility
equipment that must be above ground should be screened and incorporated into the
landscape wherever possible.
3. Trash enclosures shall be located on a four -inch concrete pad screened by a six -foot -high
decorative concrete block wall that is compatible with the architectural design of the main
building. Enclosures shall incorporate an opaque decorative gate, a screened pedestrian
access door, and exterior enclosures should have a solid roof or canopy to provide visual
The District at South Bay Specific Plan Resolution 18-043 91
April 3, 2018 Exhibit 1
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7. DESIGN STANDARDS & GUIDELINES
screening. Trash enclosure design is to be approved by the Community Development
Director prior to issuance of any building permit(s).
7.1.4 Mixed -Use
The design standards and guidelines described above for
individual commercial and residential uses shall also apply to
horizontally and vertically mixed -uses. Additional standards
and guidelines for mixed -uses are provided below
A. Building Orientation and Site Planning
1. The ground level of buildings shall provide
visual and functional interest for the pedestrian
and motorist through extensive window space,
pedestrian -scale signs, sitting areas, varied
entrances and architectural detailing.
2. The residential units shall be designed to
ensure the security of residents through the
provision of secured entrances and exits that
are separate from the non-residential uses
and are directly accessible to parking areas.
Non-residential and residential uses shall not
have common entrance hallways or common
balconies. These separations shall be shown
on the development plan and the separations
shall be permanently maintained.
B. Public Plazas and Pedestrian Circulation
1. Pedestrian access from residential parking areas to commercial areas is encouraged through
the use of restricted access pedestrian gates to facilitate access for residents to adjacent
commercial services.
C. Parking
1. In vertically mixed uses, parking spaces designated for non-residential and residential uses
shall be marked by the use of posting, pavement markings or physical separation.
92 Resolution 18-043 The District at South Bay Specific Plan
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7.2 Architecture
7.2.1 At -Grade Commercial'
A. Building Massing, Scale and Form
1
Buildings and structures shall be designed at
a human scale that is inviting and attractive.
The scale of buildings shall relate to adjacent
public plazas, pedestrian corridors and other
surrounding buildings and shall comply with
the heights specified in Table 6.2-2. As noted in
Table 6.2-2, heights for secondary and major
features may be increased per the Table where
it can be demonstrated that such deviation
enhances the visual attractiveness of the immediate public space, and is appropriate in
scale to the surrounding buildings and outdoor pedestrian space
7. DESIGN STANDARDS &GUIDELINES
2. Building facades and footprints shall be articulated to reduce the large scale and often
uniform, impersonal appearance of many large retail buildings and to provide visual
interest. Building facades shall vary in height or vary the planes of exterior walls in depth
and direction. There shall be no long flat expanses of walls that exceed 50 feet (150 feet
for buildings larger than 50,000 square feet) without incorporating at least two of the
following: color change, material change, texture change, a minimum of 100 o of plane
surface projections of recesses, trellises, balconies or windows.
3. Articulated facades should be integrated on all
sides of the building visible to the interior of the
site or to uses or roadways off-site. The intent
is to continue attractive surface detailing which
strengthens community design themes and the
character and quality of the development.
4. Ground floor facades that face public right- of -
ways should integrate arcades, display windows,
entry areas, awnings, or other pedestrian -friendly
design elements.
SII.
5. Building heights shall relate to the adjacent non -building area to address sunlight
penetration, ventilation, protection from prevailing winds, public view enhancement, and
view preservation.
6. The presence of smaller retail stores gives a commercial center a "friendlier" appearance
by creating variety, breaking up large expanses and expanding the range of activities.
Windows and window displays of such stores should be used to contribute visual interest
of exterior facades.
1. Standards for At -Grade Commercial shall not be applicable to Commercial —Elevated Podium developments.
The District at South Bay Specific Plan Resolution 18-043 93
April 3, 2018 Exhibit 1
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7. DESIGN STANDARDS & GUIDELINES
7. Larger buildings may employ a multiple -
unit facade to give the appearance of many
smaller stores, similar to that of a downtown.
B. Style and Design Details
1. Wall treatments shall contain panelized
accents in replace of faux windows.
2. Both regular and irregular fenestration
should be used to add visual interest.
3. Attention to detail and design shall be placed
on the Entertainment Area more than any
other commercial type use. Dynamic, playful
storefronts with extensive use of planter
walls and seating, enhanced trellises with
flowering vines, accent or festive lighting,
integration of focal objects such as water,
murals, sculpture, or topiary, should be used
to enhance the quality of this environment.
4. Storefronts shall integrate awnings, bays, openings and entryways to express individuality.
C. Material and Color
1. Buildings and structures within the development shall be aesthetically pleasing and
compatible with materials and colors used in adjoining buildings to enhance the overall
theme and identity.
2. Facades shall utilize low reflecting, subtle, neutral or earth tone colors, with the exception
of the Entertainment Area where a more vibrant use of color is encouraged in combination
with the earth tones. The use of high-intensity colors, metallic colors, black or fluorescent
colors is prohibited.
7.2.2 Commercial - Elevated Podium
A. Building Massing, Scale, and Form
1. The scale of Elevated Podium Building(s) shall relate to the adjacent 405 freeway. This
opportunity shall be maximized by creating a freeway exposure with an iconic presence to
be experienced while passing at interstate speeds. Raised podium buildings shall comply
with the height limitations specified in Table 6.2-2.
2. Outward facing building facades shall be contemporary in massing, style and materials,
and shall be articulated to provide visual interest. Building facades should vary in height
94 Resolution 18-043 The District at South Bay Specific Plan
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7. DESIGN STANDARDS & GUIDELINES
as the development site slopes. It is anticipated that the height
of the elevated podium slab will be approximately 13 feet to 20
feet above sloped finish grade. Building heights are anticipated
to be 24 feet to 30 feet above the height of the podium (above
the on -grade parking) and total building height is anticipated to
be 50 feet above grade; however, architectural features and/or
signage may extend above the height of building walls. Heights
of 85 feet are allowed for construction of a second level above
the podium.
3. The building mass should be broken up into large blocks with
the use of slices, or "Canyons", between large blocks. The
podium slab shall be "sliced" to create Canyons connecting
arrivals and parking with the prime shopping experience. The
at -grade Canyons should reduce the scale of the parking fields
by dividing the parking into areas with short walking distances
to vertical transportation up to the elevated podium. Each of
the Canyons should be landscaped in a manner that orients
the customer upon arrival and draws the customer towards the
vertical circulation serving the elevated podium level. Above
the podium, the Canyons are anticipated to "slice" through the
retail blocks to create multiple corner tenant spaces, break up
the long elevation, and offer views into the interior.
4. Tenant signage and the large format project signs are to
be integrated into the layered building facade to provide
scale, texture, sculptural relief and illumination and to
ornament the buildings.
5. Building design shall relate to and address sunlight
penetration, ventilation, protection from prevailing winds,
public view enhancement of the elevated podium level
and parking areas under the podium.
6. There shall be an appropriately scaled plaza space on the
elevated podium that allows for a variety of programmed
events as well as informal gatherings.
B. Style and Design Details
1. Outward facing wall treatments may contain EIFS systems
or equivalent materials. Inward facing wall treatments may
contain plaster and EIFS systems augmented by tenant
storefront materials and branding.
T 'F
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1
7. DESIGN STANDARDS & GUIDELINES I
2. Attention to detail and design shall be placed on the open-air pedestrian spaces at the retail
level with a rich variety of tenant expression. The width of the pedestrian walkways should
vary along the route with subtle shifts in plan to create a dynamic spatial experience.
Shaded amenities such as seating and landscaping, and packaging stations should be used
throughout the retail level. An integrally colored concrete paving pattern with a variety
of colors and finishes to provide a pedestrian scale should be used at the retail concourse
walkway.
3. Tenant storefronts shall be allowed to express individuality and
to be designed to individual tenant criteria established by the
developer.
4. Large wall graphic and wall mural expressions may be used to
complement the design. If used, they would be considered an
integrated identity graphic or architectural feature, and would
not be considered as signage.
C. Material and Color
1. Buildings and structures shall be aesthetically pleasing.
7.2.3 Residential
A. Massing, Scale and Form
1. Building facades and footprints shall be
articulated to vary the streetscape and provide
visual interest. Building facades shall vary in
height or vary the planes of exterior walls in
depth and direction to break up the box -like
mass and scale of buildings.
2. Rooflines shall employ varied articulation on
vertical and horizontal planes for visual relief
to the tops of buildings. Other elements
such as towers and piers may also be used to
break up the horizontal massing.
3. There shall be no long flat expanses of walls that exceed 75 feet without incorporating at
least two of the following: color change, material change, texture change, plane projections
of recesses, trellises, balconies or windows.
4. The architecture facing a pedestrian area shall exhibit a human scale of detail, such as
awnings, moldings, pilasters and other architectural details.
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5. Stairs, balconies, porches and patios shall be
integrated into the overall building design.
6. Upper stories should be set back to diminish
building mass consistent with the specific
architectural style.
B. Style and Design Details
1. Building architecture shall vary and yet be
of a consistent design theme. Avoid diverse
elements of different styles.
7. DESIGN STANDARDS & GUIDELINES
2. Carports and garages shall be designed as an integral part of the architecture of the
development. They shall be the same in materials, color and detail to the principal buildings
of the development.
3. Exterior elevations shall receive architectural treatments, with an emphasis on the front
facades.
4. Each unit should be designed to be individually recognizable through the use of balconies,
setbacks, projections and patterns of windows and doors.
5. Architectural elements and accessories shall be provided on the building mass, which
may include arcades, balconies, towers and decorative lighting. Details such as lower
wainscoting or built-up/recessed features can add interest to the building elevations.
6. Individual television and radio antennae shall be prohibited outside any unit. The applicant
shall provide either central antennae with connections to each unit via underground or
internal wall wiring, or each unit shall be served by a cable antenna service provided by
a company licensed to provide such service within the City. Any satellite dishes shall be
screened from public view
C. Materials and Color
1. Buildings and structures within the development shall be aesthetically pleasing and
compatible with materials and colors used in adjoining buildings to enhance the overall
theme and identity. A variation in colors, materials and textures is encouraged however,
unusual colors and patterns should be avoided.
2. Coordinate color and finishes on building exteriors of all elevations of a building to
provide continuity of design.
3. Compatible colors should be blended in a single fagade or composition to add character
and variety.
4. Building fagades shall be constructed of durable, high-quality building materials exhibiting
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7. DESIGN STANDARDS & GUIDELINES
rich texture and conveying as sense of permanence. Materials may include manufactured
or natural brick, stone, precast concrete decorative block and stucco.
5. Exterior materials of metals or unfinished concrete block shall not be permitted.
7.2.4 Mixed -Use
The design standards and guidelines described above for individual commercial and residential uses shall
also apply to horizontally and vertically mixed -uses.
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8. IMPLEMENTATION]
8.0 IMPLEMENTATION
8.1 Review and Approval Process
Approvals within The District at South Bay Specific Plan Project Site shall be subject to the review
authority and review processes set forth in this Section. Unless subject to Site Plan and Design Review
as indicated in Section 8.1.6, uses that are "automatically permitted uses" or marked as "P" in Table 6.1
shall not require any discretionary approval under this Specific Plan. Chapter 1 of Article IX of the CMC
shall apply to matters not covered in this Specific Plan. If there is any conflict between the provisions
of this Specific Plan and Chapter 1 of Article IX of the CMC, the provisions of this Specific Plan shall
control. Unless otherwise set forth below, to be valid any appeal must be filed with the City Clerk in
accordance with the provisions of CMC Section 9173.4, attached as Appendix G, within fifteen (15)
days of the decision upon which the appeal is made, and failure to timely file an appeal is a failure to
exhaust administrative remedies. Except as set forth in this Section 8, all appeals shall be governed by the
provisions of CMC Section 9173.4, attached as Appendix G. All decisions shall automatically become
final unless a valid appeal is timely received. Notice of public hearings shall be provided and hearings
held in accordance with the provisions of the CMC. All items appealed shall be heard at the next available
Planning Commission meeting or City Council meeting, as applicable.
8.1.1 Subdivisions
Unless specifically provided for in The District at South Bay Specific Plan, the regulations set forth in
Chapter 2 of Article IX of the CMC, entitled "Subdivision Regulations," shallapply to all Divisions of Land
hereafter made of property within the Project Site. Any (a) lot merger or (b) lot line adjustment between
two or more existing adjacent parcels, where the land taken from one parcel is added to an adjacent parcel,
and where a greater number of parcels than originally existed is not thereby created, shall not be deemed
to be a Division of Land pursuant to the Subdivision Regulations and shall instead, consistent with the
California Subdivision Map Act, Government Code Section 66400 et. seq. ("Subdivision Map Act"), be
approved and a certificate of compliance may be issued upon the approval of such lot merger or lot line
adjustment by the Community Development Director.
8.1.2 Residential Condominiums
The regulations set forth in Chapter 3 of Article IX of the CMC, entitled "Standards and Criteria for Residential
Condominiums," shall not apply to residential condominiums within The District at South Bay Specific Plan.
8.1.3 Review Authority
This Specific Plan shall be administered by the City Council, the Planning Commission, and the Community
Development Director (each a "Review Authority"). The authority of each Review Authority with respect
to each discretionary action described in this Section 8.1 shall be as set forth in Table 8.1, below.
8.1.4 Specific Plan Amendments
Amendments to the Specific Plan shall be processed in accordance with the applicable provisions of State lav
provided in California Government Code sections 65450 et seq. The procedure in Section 9172.11 of the CMC
shall be followed for hearing, notice and decision of a Specific Plan Amendment by the Planning Commission
The District at South Bay Specific Plan Resolution 18-043
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IMPLEMENTATION
and City Council. Each request for amendment shall specify the sections or portions of the Specific Plan
that are affected by the amendment. Consideration of a Specific Plan Amendment may be initiated by the
Community Development Director, the Planning Commission or the City Council or upon the written request
of any person, consistent with CMC Section 9172.11.
Table 8.1
Decision and Appeal Authority of Each Review Authority
Decision and Appeal Authority
Community
Planning Commission
City Council
Type of Permit'
Development Director
Specific Plan Amendment
Recommend
Recommend
Decision
Administrative Permit
Decision or Referral to
Appeal on Decision or
Appeal
pp
Planning Commission
Decision (if referred)
Site Plan and Design
Recommend
Decision
Appeal
Review'
Conditional Use Permit
Recommend
Decision
Appeal
1. When a Site Plan and Design Review, Conditional Use Permit, or Administrative Permit application is processed
in conjunction with a Specific Plan Amendment, then notwithstanding this Table 8.1, the determination of the
Review Authority and the process for consideration and approval may, at the discretion of the Community Devel-
opment Director, be determined pursuant to Section 8.1.9.
2. If the proposed new construction or modification has an estimated valuation of $250,000 or less, Site Plan and
Design Review may be approved administratively (no public hearing), with right of appeal to the Planning Com-
mission and then the City Council.
8.1.5 Administrative Permits
A. Authority
An Administrative Permit is required (i) to approve those uses specifically identified as
requiring an Administrative Permit in Table 6.1, or (ii) where a minor change, deviation or
modification is requested to the regulations herein. The Community Development Director
shall review the application for Administrative Permit with particular attention to the location,
design configuration, and operational characteristics of the proposed development and other
Specific Plan land uses.
B. Minor Deviations
The Community Development Director is authorized by Administrative Permit to
approve a minor change, deviation or modification to the Specific Plan to allow the
following:
1. A decrease in setback requirements not exceeding ten percent.
2. Height of walls or fences to be increased by a maximum of one foot.
3. Expansion or reduction of the net acreage covered by a given Planning Area within the
Specific Plan by a maximum of 10 percent (and accompanying expansion or reduction of
the net acreage covered by a given Land Use Category).
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8. IMPLEMENTATION
4. A decrease of not more than 10 percent in landscape coverage in parking lot areas.
An increase in sign area and/or number of signs of not more than 10 percent and other
than pylon signs, a relocation of sign location or an increase in sign height of not more
than 10 percent.
6. A decrease in parking requirements of not more than 10 percent, subject to approval by
the Community Development Director of a parking demand study.
7. A change in exterior color that is a similar hue to the approved color for the exterior of
any improvement.
Other minor changes, deviations or modifications of a similar nature to those listed above,
which are deemed minor by the Review Authority including (i) minor changes, deviations
or modifications to landscape materials, wall materials, wall alignment, entry design and
streetscape design, and (ii) minor modifications to the development standards, design
standards and guidelines set forth in Sections 6.0 and 7.0 of this Specific Plan provided
such changes, deviations or modifications pursuant to either clause (i) and (ii) above do
not exceed 10 percent of the applicable standard, and are consistent with the intent of the
design guidelines and Specific Plan.
C. Procedure
Decisions by Community Development Director on Administrative Permits
Except as set forth in Section 8.1.5.C.2, all Administrative Permit applications shall be
decided by the Community Development Director and, notwithstanding any provision of
the CMC to the contrary, without a public hearing.
Referral to Planning Commission
The Community Development Director may refer any Administrative Permit application
for a public hearing before the Planning Commission that the Community Development
Director determines to have impacts on surrounding land uses or special neighborhood or
community significance.
D. Required Findings
In acting to approve or conditionally approve an application for an Administrative Permit, the
Review Authority shall make the following findings:
That the proposed use or development, after taking into account the proposed changes,
deviations or modifications, if any, will be compatible with the intended character of the
area; and
2. That the development is designed and will be conducted in compliance with the land uses
and development standards set forth in this Specific Plan and in substantial conformity
with the design guidelines or in accordance with an approved Development Plan.
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8.1.6 Site Plan and Design Review
A. Applicability
Site Plan and Design Review is required for (i) all projects that are not consistent with a
previously approved Development Plan pursuant to prior Site Plan and Design Review and for
which a building permit is required that involves new construction, new development, exterior
alterations or exterior installations for an existing building; (ii) the erection, replacement, or
alteration of signage not in conformance with an approved comprehensive sign program and/
or Master Sign Program, and (iii) for landscaping associated with the foregoing construction
and alterations.
B. Process
For all matters for which Site Plan and Design Review is required, a Development Plan, as
defined in Section 9191.184 of the CMC, shall be submitted to the Planning Division. If Site
Plan and Design Review and an Administrative Permit are required for any development or
use, the Administrative Permit shall automatically issue without further action of the City
upon approval by the City of the Site Plan and Design Review Notwithstanding the foregoing,
it is recognized that the Project Illustrative shown in Figure 4.Oa, the internal streetscape and
vehicular and non -vehicular circulation concepts (Figures 5.1a through 5.1n), the infrastructure
concept plans (Figures 5.3a through 5.3c), the landscape theme areas (Figures 6.4a through
6.4j), conceptual walls and fences diagram (Figure 6.5a), conceptual sign locations (Figures 6.6a
and 6.6b) and site lighting (Figures 6.7a through 6.7g) diagrams are conceptual only and other
solutions, locations and/or concepts may be proposed and reviewed during the Site Plan and
Design Review without requiring a Specific Plan amendment unless wholly inconsistent with
the applicable conceptual designs.
C. Authority
The Community Development Director shall review each application for Site Plan and
Design Review and make a recommendation to the Planning Commission for action on the
Development Plan. If the Development Plan complies with all applicable requirements and
standards of this Section and other laws and regulations, and the Review Authority finds
that the criteria of Section 8.1.6.D. are adequately met, or can be met if specified conditions
are observed, the Development Plan shall be approved, subject to such specified conditions.
If the Review Authority finds that the proposal cannot meet and cannot be modified to
meet the requirements of this Section and the above criteria, the Development Plan shall
be disapproved. In all cases, findings shall be made concerning the grounds for approval or
disapproval. Notice of the decision by the Planning Commission shall be given as provided
in CMC 9173.32. Any change or modification to or deviation from a Development Plan
approved in accordance with the Site Plan and Design Review procedures set forth in this
Section 8.1.6 shall be processed pursuant to Administrative Permit application pursuant to
Section 8.1.5.
D. Required Findings
In acting to approve or conditionally approve an application for Site Plan and Design Review,
the Review Authority shall make the following findings:
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8. IMPLEMENTATION
That the Development Plan is in conformity with the applicable Specific Plan development
standards set forth in Tables 6.1 and 6.2-1 of this Specific Plan and is in substantial
conformity with the applicable landscape, lighting and signage provisions set forth in
Section 6.0 of this Specific Plan;
2. That the Development Plan is in substantial conformity with all applicable Specific Plan
design standards and guidelines set forth in Section 7.0 of this Specific Plan and the intent
of this Specific Plan;
3. That the Development Plan is compatible with the General Plan and the Specific Plan; and
4. That the proposed use and development will be compatible with the intended character of
the area.
8.1.7 Conditional Use Permits
Applications for uses set forth in Table 6.1 of this Specific Plan that require approval of a conditional use
permit shall be processed in accordance with the provisions of Section 9172.21 of the CMC, except that,
in addition to the findings required under Section 9172.21, the following additional findings shall be made:
A. That the development is compatible with the General Plan and Specific Plan and substantially
complies with the development standards and guidelines set forth under Sections 6.0 and 7.0
of this Specific Plan;
B. That the site is adequate in size, shape, topography, location, utilities, and other factors to
accommodate the proposed use and development;
C. That the proposed use and development substantially complies with the intent and implements
applicable goals and policies of the Specific Plan; and
D. That the proposed use and development will be compatible with the intended character of the
area.
8.1.8 Other Considerations
A. Prior to the issuance of any building permit, a report on the internal circulation system
shall be submitted by the applicant to and approved by the Traffic Engineer as described in
Section 5.1.2. The internal roadways, drive aisles, on-site intersection spacing, access openings,
sidewalks, pedestrian and bike paths shall be constructed pursuant to the approved report.
B. A conceptual landscape plan for the streetscape including slopes and entry monumentations
shall be prepared by the City to ensure a cohesive development.
C. Prior to issuance of any grading or building permit, a construction truck traffic routing plan
shall be submitted to and approved by the Traffic Engineer. The truck traffic routing plan shall
emphasize routes that would avoid residential areas.
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D. The applicant shall submit two sets of landscaping and irrigation plans, drawn, stamped, and
signed by a licensed landscape architect. Such plans are to be approved by the Community
Development Director prior to the issuance of any building permit. Wall and fence plans must
be submitted but need not be prepared by a landscape architect.
E. The applicant shall submit two sets of lighting plans drawn, stamped, and signed by a licensed
lighting consultant. Such plans are to be approved by the Community Development Director
prior to the issuance of any building permit.
R A Public Safety Plan which addresses on-site security and staffing for the on-site security office
will be submitted for approval by the City, with consultation with the Los Angeles County
Sheriff's Department prior to the issuance of any building permit for vertical construction.
G. No residential building permits for Planning Areas 1 or 2 shall be granted until DTSC has
issued its consent or non -objection to the development of residential uses in such location
based upon the RAP.
H. Prior to issuance of building permits for residential units, unless determined by the Community
Development Director, the applicant shall submit a detailed acoustical study demonstrating
that all project structures will meet applicable City interior noise levels and exterior living area
noise levels, in accordance with applicable noise standards and zoning regulations.
I. Variances may be sought for relief from requirements under this Specific Plan and/or the
applicable provisions of the CMC in accordance with applicable CMC procedures and
requirements for approval by the City of a variance.
J. Applications fora comprehensive sign program shall comply with the procedures
established by Section 6.6.
K. Notwithstanding the provisions of CMC Section 9173.1'if the City has taken a final action
to deny an application, the same application or substantially the same application shall not be
submitted within a six month period without the consent of the Community Development
Director.
8.1.9 Concurrent Entitlement Consideration with Specific Plan Amendment
Notwithstanding any other provision of Table 8.1, when a Site Plan and Design Review, comprehensive
sign program, Conditional Use Permit, or Administrative Permit application is processed in conjunction
with any Specific Plan Amendment, then the matter may be considered by the Planning Commission
concurrently with consideration of the Specific Plan Amendment. If the City so elects, the Planning
Commission shall not be a decision Review Authority but instead shall make a recommendation to the City
Council as to all related items concurrently with its recommendation on the Specific Plan Amendment,
and the City Council shall be the decision Review Authority.
104 Resolution 18-043 The District at South Bay Specific Plan
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B. IMPLEMENTATION
8.2 Financing
The District at South Bay is comprised of a remediation and infrastructure project financed through
a combination of public and private funds, and a series of private development projects financed by
applicants. Public financing mechanisms could include, but are not limited to, community facilities districts,
developer -constructed facilities in lieu of fee payment, and state and federal funding that may become
available.
8.3 Phasing
Construction in Planning Areas 1, 2 and 3 is anticipated to begin in May of 2018 and be completed
by the end of 2023. The District at South Bay will be developed in coordination with implementation
of the approved RAP for the landfill site approved by and subject to the oversight of the DTSC. The
principal phases of construction include implementation of the RAP, on-site and off-site infrastructure
construction and vertical construction. While these construction phases are identified, it is anticipated
that there would be some overlapping of activities since the current design is for the piles that support
the buildings to be integrated with the Cap. As construction of the building support piles is tied to user
demand, this phase of construction could proceed in multiple phases. Consequently, the buildings above
the support piles may also be developed and occupied in multiple phases. In addition, construction on
DD3, which is not on the landfill site and therefore is not subject to DTSC oversight, is anticipated to
begin in 2018.
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APPENDIX A
PLANT PALETTE
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Table A-1
Plant Palette
AL Adapted to region
L Low supplemental water needs
LM Low to moderate supplemental water needs
M Moderate supplemental water needs
VL Very Low Water Needs
H High Water Needs
Botanical (Latin) Name
Common Name
Estimated Water Needs in
Coastal California
TREES
Acacia baileyana
Bailey Acacia
AL
Acacia dealbata
Silver Wattle
AL
Acacia decurrens
Green Wattle
AL
Acacia farnesiana
Sweet Acacia
L
Acacia longifolia
Sydney Golden Wattle
AL
Acacia melanoxylon
Blackwood Acacia
AL
Acacia pendula
Weeping Myall
L
Acacia retinodes
Water Wattle
L
Acacia saligna
Willow Acacia
L
Acacia smallii
NCN
L
Aesculus californica
California Buckeye
AL
Agonis flexuosa
Peppermint Tree
M
Albizia julibrissin
Silk Tree
L
Angophora costata
Gum Myrtle
L
Arbutus menziesii
Madrone
L
Arbutus unedo
Strawberry Tree
L
Brachychiton populneus
Kurrajong Bottle Tree
L
Broussonetia papyrifera
Paper Mulberry
L
Callistemon citrinus
Lemon Bottlebrush
L
Callistemon viminalis & cvs
Weeping Bottlebrush
L
Calocedrus decurrens
Incense Cedar
M
Cassia Spectabilis
Crown of Gold Tree
M
Casuarina cunninghamiana
River She -oak
L
Casuarina equisetifolia
Horsetail Tree
AL
Casuarina stricta
Drooping She -oak
AL
Ceanothus arboreus
Feltleaf Ceanothus
L
Ceanothus 'Ray Hartman'
NCN
AL
Ceanothus thyrsiflorus
Blue Blossom
AL
Cedrus atlantica & cvs
Atlas Cedar
M
Cedrus deodara & cvs
Deodar Cedar
M
Ceratonia siliqua
Carob Tree
AL
Cercidium spp & cvs
Palo Verde
L
Cercis canadensis & cvs
Eastern Redbud
M
Cercis occidentalis
Western Redbud
L
The District at South Bay Specific Plan Resolution 18-043
April 3, 2018
Exhibit 1
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APPENDICES
Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
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Table A-1
Plant Palette
AL Adapted to region
L Low supplemental water needs
LM Low to moderate supplemental water needs
M Moderate supplemental water needs
VL Very Low Water Needs
H High Water Needs
Botanical (Latin) Name
Common Name
Estimated Water Needs in
Coastal California
Chilopsis linearis
Desert Willow
L
Chitalpa tashkentensis
Chitalpa
L
Cordyline australis
Giant Dracaena
L
Cupressus arizonica
Arizona Cypress
L
Cupressus forbesii
Tecate Cypress
L
Cupressus glabra
Smooth Arizona Cypress
L
Cupressus macrocarpa
Monterey Cypress
L
Cupressus sempervirens
Italian Cypress
L
Dodonaea viscosa
Hopseed Bush
LM
Dracaena draco
Dragon Tree
L
Erythrina caffra
Kaffirboom Coral Tree
M
Feijoa sellowiana
Pineapple Guava
L
Ficus carica & cvs
Common Fig
LM
Geijera parriflora
Australian Willow
L
Grevillea robusta
Silky Oak
L
Jacaranda mimosifolia
Jacaranda
M
Juglans californica
S. Calif.Black Walnut
AL
Juniperus chinensis'Torulosa'
Hollywood Juniper
L
Juniperus virginiana
Eastern Redcedar
LM
Lagerstroemia indica & cvs
Crape Myrtle
L
Laurus nobilis
Sweet Bay
L
Leptospermum laevigatum
Australian Tea Tree
AL
Leptospermum scoparium
New Zealand Tea Tree
LM
Lyonothamnus floribundus & var.
Catalina Ironwood
AL
Melaleuca armillaris
Drooping Melaleuca
L
Melaleuca linariifolia
Flaxleaf Paperbark
L
Melaleuca quinquenervia
Cajeput Tree
L
Melia azedarach & cv
Chinaberry
AL
Metrosideros excelsus
New Zealand Christmas Tree
LM
Olea europaea "Fruitless cvs"
Fruitless Olive
L
Pinus canariensis
Canary Island Pine
L
Pinus coulteri
Coulter Pine
L
Pinus eldarica
Afghan Pine
L
Pinus halepensis
Aleppo Pine
AL
Pinus pinea
Italian Stone Pine
L
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Exhibit 1 April 3, 2018
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APPENDICES
The District at South Bay Specific Plan Resolution 18-043
April 3, 2018
Exhibit 1
Page 118 of 157
Table A-1
Plant Palette
AL Adapted to region
L Low supplemental water needs
LM Low to moderate supplemental water needs
M Moderate supplemental water needs
VL Very Low Water Needs
H High Water Needs
Botanical (Latin) Name
Common Name
Estimated Water Needs in
Coastal California
Pinus radiata
Monterey Pine
AL
Pinus sabiniana
Digger Pine
L
Pinus torreyana
Torrey Pine
AL
Pittosporum phillyraeoides
Willow Pittosporum
L
Platanus racemosa
Western Sycamore
M
Prunus caroliniana
Carolina Laurel Cherry
L
Prunus lyonii
Catalina Cherry
AL
Punica granatum & cvs
Pomegranate
L
Quercus douglasii
Blue Oak
AL
Quercus engelmannii
Mesa Oak
AL
Quercus ilex
Holly Oak
L
Quercus lobata
Valley Oak
L
Quercus suber
Cork Oak
L
Rhus lancea
African Sumac
L
Robinia ambigua & cvs
Locust
L
Robinia pseudoacacia
Black Locust
L
Sambucus caerulea
Blue Elderberry
AL
Schinus molle
Pepper Tree
AL
Schinus polygamus
Peruvian Pepper
L
Tamarix aphylla
Athel Tree
AL
Tipuana tipu
Tipu Tree
M
Tristania conferta & cv
Brisbane Box
M
Vitex angus-castus
Chaste Tree
L
Xylosma congestum
Shiny Xylosma
LM
Yucca gloriosa
Spanish Dagger
L
PALMSiF
Archontophoenix cunninghamiana
King Palm
M
Brahea armata
Blue Hesper Palm
L
Brahea edulis
Guadalupe Palm
L
Butia capitata
Pindo Palm
L
Caryota mitis
Fishtail Palm
H
Chamaerops humilis
Mediterranean Fan Palm
L
Howea forsteriana
Kentia Palm
M
Phoenix canariensis
I Canary Island Date Palm
L
Phoenix dactylifera
I Date Palm
L
The District at South Bay Specific Plan Resolution 18-043
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Exhibit 1
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APPENDICES
Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
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Table A-1
Plant Palette
AL Adapted to region
L Low supplemental water needs
LM Low to moderate supplemental water needs
M Moderate supplemental water needs
VL Very Low Water Needs
H High Water Needs
Botanical (Latin) Name
Common Name
Estimated Water Needs in
Coastal California
Rhapis excelsa
Lady Palm
M
Strelitzia nicolai
Giant Bird of Paradise
M
Trachycarpus fortunei
Windmill Palm
L
Washingtonia filifera
California Fan Palm
L
Washingtonia robusta
Mexican Fan Palm
L
SHRUBS AND VINES
Acacia cultriformis
Knife Acacia
AL
Acacia cognata'Cousin Itt'
River Wattle
M
Acacia cyclops
Western Coastal Wattle
AL
Acacia farnesiana
Sweet Acacia
L
Acacia longifolia
Sydney Golden Wattle
AL
Acacia retinodes
Water Wattle
L
Aesculus californica
California Buckeye
AL
Alyogyne huegelii
Blue Hibiscus
L
Anisodontea hypomandarum
Dwarf Pink Hibiscus
LM
Arbutus unedo 'Compacta'
Dwarf Strawberry Tree
L
Arctostaphylos densiflora & cvs
Sonoma Manzanita
L
Arctostaphylos edmundsii
Little Sur Manzanita
L
Arctostaphylos hookeri
Monterey Manzanita
L
Artemisia arborescens
Shrubby Wormwood
AL
Artemisia californica & cvs
California Sagebrush
AL
Artemisia 'Powis Castle'
NCN
AL
Atriplex I. var. breweri
Brewer Saltbush
L
Baccharis p. consanguinea
Chaparral Broom
AL
Baccharis sarothroides
Desert Broom
L
Bougainvillea species & cvs
Bougainvillea
LM
Bougainvillea x'Oo-La-La' TM
Oo-la-la Bougainvillea
M
Caesalpinia species
Bird -of -paradise Bush
L
Callistemon citrinus
Lemon Bottlebrush
L
Callistemon rigidus
Stiff Bottlebrush
L
Calocephalus brownii
Cushion Bush
LM
Carpenteria californica
Bush Anemone
L
Cassia artemisioides
Feathery Cassia
L
Cassia nemophila
Desert Cassia
L
Cassia odorata I
Spreading Cassia
L
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Exhibit 1 April 3, 2018
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APPENDICES
The District at South Bay Specific Plan Resolution 18-043
April 3, 2015
Exhibit 1
Page 120 of 157
Table A-1
Plant Palette
AL Adapted to region
L Low supplemental water needs
LM Low to moderate supplemental water needs
M Moderate supplemental water needs
VL Very Low Water Needs
H High Water Needs
Botanical (Latin) Name
Common Name
Estimated Water Needs in
Coastal California
Cassia phyllodinea
Silvery Cassia
L
Ceanothus arboreus
Feltleaf Ceanothus
L
Ceanothus'Concha'
NCN
L
Ceanothus 'Dark Star'
NCN
AL
Ceanothus 'Frosty Blue'
NCN
AL
Ceanothus gloriosus & cvs
Point Reyes Ceanothus
AL
Ceanothus griseus & cvs
Carmel Ceanothus
AL
Ceanothus impressus
Santa Barbara Ceanothus
L
Ceanothus 'Joyce Coulter'
NCN
AL
Ceanothus 'Julia Phelps'
NCN
AL
Ceanothus maritimus & cvs
Maritime Ceanothus
AL
Ceanothus 'Ray Hartman'
NCN
AL
Ceanothus rigidus & cvs
Monterey Ceanothus
AL
Ceanothus thyrsiflorus & cvs
Blue Blossom Ceanothus
AL
Ceanothus 'Wheeler Canyon'
NCN
L
Cercis occidentalis
Western Redbud
L
Chamelaucium uncinatum
Geraldton Wax Flower
L
Chilopsis linearis
Desert Willow
L
Cistus species & cvs
Rockrose
L
Cleome isomeris
Bladderpod
AL
Comarostaphylis diversifolia
Summer Holly
AL
Cordyline banksii Electric Star
Electric Star Grass Tree
M
Correa species & cvs
Correa
L
Cotoneaster apiculatus
Cranberry Cotoneaster
LM
Cotoneaster buxifolius
NCN
L
Cotoneaster congestus
NCN
L
Cotoneaster horizontalis
Rock Cotoneaster
L
Cotoneaster lacteus
Red Clusterberry
L
Cotoneaster salicifolius
Willowleaf Cotoneaster
L
Dalea frutescens
Black Dalea
LM
Dalea pulchra
Indigo Bush
LM
Dendromecon species
Bush Poppy
AL
Dodonaea viscosa
Hopseed Bush
LM
Echium fastuosum
Pride of Madeira
L
Elaeagnus pungens
Silverberry
L
Encelia californica
California Encelia
AL
The District at South Bay Specific Plan Resolution 18-043
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APPENDICES
Table A-1
Plant Palette
AL Adapted to region
L Low supplemental water needs
LM Low to moderate supplemental water needs
M Moderate supplemental water needs
VL Very Low Water Needs
H High Water Needs
Botanical (Latin) Name
Eriogonum arborescens
Eriogonum cinereum
Eriogonum fasciculatum
Eriogonum giganteum
Eriogonum parvifolium
Eucalyptus lehmannii
Eugenia myrtifolia'Globulus'
Eugenia myrtifolia'Monterey Bay'
Feijoa sellowiana
Fremontodendron species & cvs
Galvezia speciosa
Garrya elliptica
Grevillea species & cvs
Hakea suaveolens
Hardenbergia violacea
Heteromeles arbutifolia
Hibiscus syriacus
Iva hayesiana
Jasminum species
Juniperus chinensis & cvs
Juniperus sabina & cvs
Juniperus scopulorum & cvs
Justicia californica
Justicia spicigera
Keckiella species
Lagerstroemia indica & cvs
Lantana camara
Lavandula species & cvs
Lavatera species
Leonotis leonurus
Leptospermum laevigatum
Leptospermum scoparium
Leucadendron salignum'Blush'
Leucophyllum species & cvs
Lupinus albifrons
Common Name
Santa Cruz Island Buckwheat
Asyleaf Buckwheat
Common Buckwheat
St. Catherine's Lace
Coastal Buckwheat
Bushy Yate
Dwarf Brush Cherry
Monterey Bay Brush Cherry
Pineapple Guava
California Flannel Bush
Island Bush -snapdragon
Coast Silktassel
Grevillea
Sweet -scented Hakea
False Sarsaparilla
Toyo n
Rose of Sharon
Hayes Iva
Jasmine
NCN
Savin Juniper
Rockv Mountain Juniper
Chuparosa
Mexican honeysuckle
Native Penstemon
Compact Crape Myrtle
Yellow Sage
Lavender
Mallow
Lion's Tail
Australian Tea Tree
New Zealand Tea Tree
Blush Leucadendron
Cenizo
Silver Lupine
Estimated Water Needs in
Coastal California
AL
AL
AL
AL
AL
AL
M
M
L
AL
L
AL
L
L
L
AL
L
AL
LM
L
L
L
L
L
AL
L
LM
L
AL
L
AL
LM
L
L
L
Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 121 of 157
APPENDICES
The District at South Bay Specific Plan Resolution 18-043
April 3, 2018
Exhibit 1
Page 122 of 157
Table A-1
Plant Palette
AL Adapted to region
L Low supplemental water needs
LM Low to moderate supplemental water needs
M Moderate supplemental water needs
VL Very Low Water Needs
H High Water Needs
Botanical (Latin) Name
Common Name
Estimated Water Needs in
Coastal California
Lupinus arboreus
Coastal Bush Lupine
AL
Macfadyena unguis-cati
Cat's Claw
L
Mahonia aquifolium
Oregon Grape
M
Mahonia 'Golden Abundance'
NCN
L
Mahonia nevinii
Nevin Mahonia
L
Mahonia pinnata & cvs
California Grape
L
Malosma laurina
Laurel Sumac
AL
Melaleuca armillaris
Drooping Melaleuca
L
Melaleuca nesophila
Pink Melaleuca
AL
Metrosideros excelsus
New Zealand Christmas Tree
LM
Myoporum laetum & cvs
NCN
L
Myrica californica
Pacific Wax Myrtle
LM
Myrtus communis & cvs
True Myrtle
L
Philodendron xanadu
Philodendron
M
Phormium tenax'Bronze'
Bronze New Zealand Flax
L
Plecostachys serpyllifolia
NCN
L
Plumbago auriculata
Cape Plumbago
L
Polygonum auberdi
Silver Lace Vine
L
Prunus caroliniana cvs
Carolina Laurel Cherry
L
Prunus ilicifolia
Hollyleaf Cherry
AL
Prunus lyonii
Catalina Cherry
AL
Punica granatum & cvs
Pomegranate
L
Pyracantha species & cvs
Firethorn
L
Rhamnus alaternus
Italian Buckthorn
L
Rhamnus californica
California Coffeeberry
L
Rhamnus crocea & var.
Redberry
AL
Rhaphiolepis indica & cvs
India Hawthorn
L
Rhaphiolepis 'Majestic Beauty'
NCN
L
Rhaphiolepis umbellata & cv
Yedda Hawthorn
L
Rhus integrifolia
Lemonade Berry
AL
Rhus ovata
Sugar Bush
AL
Ribes aureum
Golden Currant
AL
Ribes indecorum
White -flowered Currant
AL
Ribes malvaceum
Chaparral Currant
AL
Ribes speciosum
1 Fuchsia -flowering Gooseberry
I LM
The District at South Bay Specific Plan Resolution 18-043
April 3, 2018
Exhibit 1
Page 122 of 157
APPENDICES
Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 123 of 157
Table A-1
Plant Palette
AL Adapted to region
L Low supplemental water needs
LM Low to moderate supplemental water needs
M Moderate supplemental water needs
VL Very Low Water Needs
H High Water Needs
Botanical (Latin) Name
Common Name
Estimated Water Needs in
Coastal California
Rosa banksiae
Lady Banks' Rose
LM
Rosa meidiland series 'Fire'
Fire Meidiland Rose
M
Rosmarinus officinalis & cvs
Rosemary
L
Salvia apiana
White Sage
AL
Salvia chamaedryoides
Blue Sage
L
Salvia clevelandii & cvs
Cleveland Sage
AL
Salvia greggii
Autumn Sage
L
Salvia leucantha
Mexican Bush Sage
L
Salvia leucophylla
Purple Sage
AL
Salvia mellifera & cvs
Black Sage
AL
Sambucus caerulea
Blue Elderberry
AL
Santolina species
Lavender Cotton
L
Schefflera arboricola
SchefFlera
M
Schefflera'Gold Capella'
Gold Capella SchefFlera
M
Schinus molle
Pepper Tree
AL
Simmondsia chinensis
Jojoba
L
Sollya heterophylla
Australian Blue -bell Creeper
L
Trachelospermum jasminoides
Star Jasmine
M
Tecomaria capensis
Cape Honeysuckle
LM
Teucrium chamaedrys
NCN
LM
Teucrium fruticans
Bush Germander
L
Trichostema lanatum
Woolly Blue Curls
AL
Vitex agnus-castus
Chaste Tree
L
Westringia species
NCN
L
Xylosma congestum
Shiny Xylosma
LM
GROUND COVERS
Acacia redolens & cvs
NCN
L
Achillea millefolium
Common Yarrow
L
Acorus gramineus
Sweet Flag
LM
Adenostoma fascilulatum 'Prostrata'
Chamise
L
Agapanthus africanus'Summer Gold'
Summer Gold Lily of the Nile
L
Alpinia zerumbet'Variegata'
Variegated Shell Ginger
H
Alocasia Amazonica
African Mask
H
Aptenia'Red Apple'
NCN
L
Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 123 of 157
APPENDICES
The District at South Bay Specific Plan Resolution 18-043
April 3, 2018
Exhibit 1
Page 124 of 157
Table A-1
Plant Palette
AL Adapted to region
L Low supplemental water needs
LM Low to moderate supplemental water needs
M Moderate supplemental water needs
VL Very Low Water Needs
H High Water Needs
Botanical (Latin) Name
Common Name
Estimated Water Needs in
Coastal California
Arctostaphylos edmundsii & cvs
Little Sur Manzanita
L
Arctostaphylos 'Emerald Carpet'
NCN
L
Arctostaphylos hooked & cvs
Monterey Manzanita
L
Arctostaphylos 'Pacific Mist'
NCN
L
Arctotheca calendula
Cape Weed
LM
Artemisia californica & cvs
Prostrate California Sagebrush
AL
Asparagus densiflorus'Myersii'
Foxtail Fern
M
Aspidistra elatior
Cast Iron Plant
M
Asplenium hybrid 'Austral Gem'
Austral GemTm Fern
M
Atriplex glauca
NCN
AL
Atriplex semibaccata
Creeping Saltbush
AL
Baccharis'Centennial'
NCN
L
Bougainvillea cultivars
Bougainvillea
L
Bouteloua gracilis 'Blonde Ambition'
Blonde Ambition Blue Grama Grass
L
Canna indica'Phasion'
Tropicanna Canna
M
Carex pansa
Dune Sedge
M
Carex testacea 'Prairie Fire'
Prairie Fire New Zealand Sedge
M
Carpobrotus species
Sea Fig
AL
Ceanothus gloriosus & cvs
Point Reyes Ceanothus
L
Ceanothus g. var. horizontalis
Carmel Creeper
L
Ceanothus g. var. h. 'Yankee Point'
NCN
L
Ceanothus 'Joyce Coulter'
NCN
L
Ceanothus maritimus & cvs
Maritime Ceanothus
L
Cephalophyllum'Red Spike'
Red Spike Ice Plant
L
Cistus salviifolius
Sageleaf Rockrose
L
Cistus'Sunset'
NCN
L
Clivia miniata'Belgian Hybrid Orange'
Belgian Hybrid Orange Kaffir Lily
L
Coprosma kirkii
NCN
L
Coprosma'Tequila Sunrise'
Tequila Sunrise Mirror Plant
M
Coprosma'Verde Vista'
NCN
L
Cotoneaster adpressus
Creeping Cotoneaster
L
Cotoneaster dammed & cvs
NCN
L
Cotoneaster horizontalis
Rock Cotoneaster
L
Cotoneastersalicifolius'Repens'
NCN
L
Crassula multicava
NCN
L
The District at South Bay Specific Plan Resolution 18-043
April 3, 2018
Exhibit 1
Page 124 of 157
APPENDICES
Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 125 of 157
Table A-1
Plant Palette
AL Adapted to region
L Low supplemental water needs
LM Low to moderate supplemental water needs
M Moderate supplemental water needs
VL Very Low Water Needs
H High Water Needs
Botanical (Latin) Name
Common Name
Estimated Water Needs in
Coastal California
Delosperma 'Alba'
White Trailing Ice Plant
L
Drosanthemum floribundum
Rosea Ice Plant
L
Dymondia margaretae
NCN
L
Eriogonum fasciculatum & cvs
Common Buckwheat
AL
Festuca ovina glauca
Blue Fescue
L
Gazania species & cvs
Gazania
LM
Hardenbergia violacea & cvs
False Sarsaparilla
L
Iva hayesiana
Hayes Iva
AL
Juniperus chinensis & cvs
NCN
L
Juniperus conferta
Shore Juniper
L
Juniperus horizontalis & cvs
Creeping Juniper
L
Juniperus sabina & cvs
Tamarix Juniper
L
Lampranthus species
Ice Plant
L
Lantana montevidensis & cvs
Trailing Lantana
L
Liriope muscari 'Love Potion no. 13'
Emerald Goddess® Lilyturf
M
Lonicera japonica 'Halliana'
Hall's Japanese Honeysuckle
LM
Mahonia aquifolium 'Compacta'
Compact Oregon Grape
LM
Mahonia repens
Creeping Mahonia
L
Maleophora species
Ice Plant
L
Myoporum hybrids
NCN
L
Myoporum parvifolium & cvs
Prostrate Myoporum
L
Nassella tenuissima
Texas Needle Grass
L
Pacific Meadow Mix Creeping Fescue
Blend
M
Philodendron 'Moonlight'
Moonlight Philodendron
M
Pyracantha species & cvs
Firethorn
L
Ribes viburnifolium
Evergreen Currant
L
Rosmarinus officinalis & cvs
Prostrate Rosemary
L
Sansevieria zeylanica
Zeylanica Snake Plant
L
Salvia mellifera & cvs
Prostrate Black Sage
AL
Scaevola'Mauve Clusters'
NCN
L
Sedum species
Stonecrop
L
Senecio mandraliscae
NCN
L
Sesleria autumnalis 'Campo Azul'
Campo Azul Moor Grass
M
Teucrium cossonii
NCN
LM
Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 125 of 157
APPENDICES
The District at South Bay Specific Plan
April 3, 2018
Resolution 18-043
Exhibit 1
Page 126 of 157
Table A-1
Plant Palette
AL Adapted to region
L Low supplemental water needs
LM Low to moderate supplemental water needs
M Moderate supplemental water needs
VL Very Low Water Needs
H High Water Needs
Botanical (Latin) Name
Common Name
Estimated Water Needs in
Coastal California
Verbena species & cvs
Verbena
L
Westringdia fruticosa'NFL25'
Mundi Coast Rosemary
L
PERENNIALS
Achillea species & ars
Yarrow
L
Anigozanthos species & cvs
Kangaroo Paw
LM
Armeria maritima
Sea Pink
M
Artemisia pycnocephala & cvs
Sandhill Sage
LM
Asteriscus species
NCN
L
Brachycome multifida
Cut -leaf Daisy
LM
Centaurea species
Dusty Miller
L
Centranthus ruber
Red Valerian
AL
Cheiranthus'Bowles Mauve'
Shrubby Wallflower
LM
Convolvulus cneorum
Bush Morning Glory
L
Convolvulus mauritanicus
Ground Morning Glory
L
Coreopsis species & cvs
Coreopsis
L
Cortaderia selloana
Pampas Grass
L
Dietes species & cvs
Fortnight Lily
L
Diplacus species & hybrids
Monkey Flower
AL
Elymus species & cvs
Giant Wild Rye
L
Epilobium species & cvs
California Fuchsia
L
Erigeron glaucus & cvs
Beach Aster
L
Erigeron karvinskianus
Mexican Daisy
LM
Eriogonum crocatum
Conejo Buckwheat
L
Eriogonum grande ssp. rubescens
Red Buckwheat
L
Eriogonum umbellatum & cv
Sulfur Flower
LM
Eschscholzia californica
California Poppy
AL
Euphorbia milii
Crown of Thorns
L
Euphorbia rigida
NCN
L
Euryops pectinatus & cv
Euryops
L
Gaillardia grandiflora
Blanket Flower
L
Gaura lindheimen
Gaura
LM
Helianthemum nummularium & cvs
Sunrose
LM
Helictotrichon sempervirens
Blue Oat Grass
L
Hemerocallis species & cvs
Daylily
M
Heuchera species & cvs
Coral Bells
M
The District at South Bay Specific Plan
April 3, 2018
Resolution 18-043
Exhibit 1
Page 126 of 157
APPENDICES
Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 127 of 157
Table A-1
Plant Palette
AL Adapted to region
L Low supplemental water needs
LM Low to moderate supplemental water needs
M Moderate supplemental water needs
VL Very Low Water Needs
H High Water Needs
Botanical (Latin) Name
Common Name
Estimated Water Needs in
Coastal California
Iris douglasiana & cvs
Pacific Coast Iris
LM
Kniphofia uvaria & cvs
Red-hot Poker
L
Limonium perezii
Sea Lavender
AL
Lobelia laxiflora
Mexican Bush Lobelia
L
Muhlenbergia species
NCN
L
Oenothera species
Mexican Evening Primrose
L
Pennisetum setaceum & cv
Fountain Grass
L
Penstemon species & cvs
Western Natives
L
Perovskia atriplicifolia
Russian Sage
L
Phlomis species
NCN
L
Phormium tenax & cvs
New Zealand Flax
L
Romneya coulteri & cvs
Matilija Poppy
AL
Rosmarinus spp
Rosemary
L
Salvia species & cvs
Sage
AL
Senecio cineraria
Dusty Miller
L
Senecio cylindricus
Narrow -Leaf Chalk Sticks
L
Senecio Serpens
Blue Chalk Sticks
L
Sisyrinchium bellum
Blue-eyed Grass
AL
Stachys byzantina
Lamb's Ear
LM
Strelitzia reginae
Bird Of Paradise
AL
Tagetes lemmonii
Mountain Marigold
L
Thymus species & cvs
Thyme
LM
Tulbaghia violacea & cv
Society Garlic
M
Verbena species & cvs
Verbena
L
Xanthorrhoea species
Grass Tree
L
AGAVE, CACTI, SUCCULENTS, AND YUCCA
Aeonium species & cvs
NCN
L
Aeonium 'Cabernet'
Giant Velvet Rose
L
Aeonium canariense
Giant Velvet Rose
L
Aeonium 'Sunburst'
Copper Pinwheel
L
Agave americana
Century Plant
L
Agave attenuata
Foxtail Agave
L
Agave shawii
Shaw's Century Plant
L
Agave victoriae-reginae
NCN
L
Agave vilmoriniana I
Octopus Agave
L
Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 127 of 157
APPENDICES
The District at South Bay Specific Plan Resolution 18-043
April 3, 2018
Exhibit 1
Page 128 of 157
Table A-1
Plant Palette
AL Adapted to region
L Low supplemental water needs
LM Low to moderate supplemental water needs
M Moderate supplemental water needs
VL Very Low Water Needs
H High Water Needs
Botanical (Latin) Name
Common Name
Estimated Water Needs in
Coastal California
Aloe arborescens
Tree Aloe
AL
Aloe bainesii
NCN
AL
Aloe candelabrum
Candelabra Aloe
L
Aloe ciliaris
NCN
L
Aloe ferox
NCN
L
Aloe marlothii
NCN
L
Aloe nobilis
NCN
L
Aloe plicatilis
NCN
L
Aloe striata
Coral Aloe
L
Aloe vera
Medicinal Aloe
L
Beaucarnea recurvata
Ponytail Tree
L
Beschorneria septentrionalis
False Red Agave
M
Cereus peruvianus
Peruvian Apple
L
Cordyline australis
Dracaena Palm
L
Cotyledon species
NCN
L
Crassula capitella 'Campfire'
Campfire Crassula
L
Crassula species
Jade Plant
L
Dasylirion species
Desert Spoon
L
Delosperma nubigenum 'Baustoland'
Trailing Ice Plant
L
Dracaena draco
Dragon Tree
L
Dudleya species
Live -forever
AL
Dyckia'Burgundy Ice'
Burgundy Ice Dyckia
L
Echeveria species
Echeveria
L
Echeveria nodulosa
Painted Echeveria
L
Echeveria'Perle von Nurnberg'
Perle von Nurnberg Echeveria
L
Echeveria subrigida'Fire and Ice'
Fire and Ice Echeveria
L
Euphorbia ingens
Candelabra Tree
L
Euphorbia tirucalli
Milkbush
L
Furcraea foetida'Mediopicta'
Mauritius Hemp
L
Hesperaloe parviflora
Red Yucca
L
Kalanchoe species
NCN
L
Nolina species
Bear Grass
L
Opuntia species
Prickly Pear, Cholla
L
Portulacaria afra
Elephant's Food
L
Sedum acre
Gold Moss Stonecrop
L
The District at South Bay Specific Plan Resolution 18-043
April 3, 2018
Exhibit 1
Page 128 of 157
APPENDICES
Table A-1
Plant Palette
AL Adapted to region
L Low supplemental water needs
LM Low to moderate supplemental water needs
M Moderate supplemental water needs
VL Very Low Water Needs
H High Water Needs
Botanical (Latin) Name
Common Name
Estimated Water Needs in
Coastal California
Sedum reflexum'Angelina'
Angelina Stonecrop
L
Sedum reflexum 'Blue Spruce'
Blue Spruce Stonecrop
L
Yucca aloifolia
Spanish Bayonet
L
Yucca gloriosa
Spanish Dagger
L
Yucca whipplei
Our Lord's Candle
AL
Source: Excerpted from Landscape Plants for Western Regions by Bob Perry.
Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3,2018
Page 129 of 157
APPENDICES
APPENDIX B
LIGHTING PALETTE
The District at South Bay Specific Plan Resolution 18-043
April 3, 2018 Exhibit 1
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APPENDICES
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Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3,2018
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APPENDICES
THE DISTRICT AT SOUTH BAY LIGHTING PALETTE
The proposed palette of lighting fixtures, presented below, demonstrates examples of systems that would
be in compliance with the design guidelines and to provide examples of the architectural scale and quality
of these materials. These fixtures selections should meet the performance criteria of the guidelines while
providing an attractive complement to the building and landscape. For each building -type and roadway
component within the proposed development, examples of fixture types that would be applicable are
illustrated below. These fixtures represent examples of lighting products that will satisfy the guidelines
criteria and legal requirements for task illuminance, light trespass, and glare.
LEGEND
A. Typical Del Amo Entrance E. Typical Residential/Commercial Interface
B.Typical Street A F.1-405 Freeway/Commercial Interface
C. Typical Street B G. Entertainment Area Accent ��■
D.Typical Parking Lots o' zso' soa tooa
Note: This Is a graphic representation of a planning concept All graphics in this document are conceptual and should not be Interpreted literally.
Other solutions, locations and/or concepts may be proposed and reviewed during site plan and design review and other permit and mapping
processes.
The District at South Bay Specific Plan Resolution 18-043
April 3, 2018 Exhibit 1
Page 132 of 157
APPENDICES
The following example is applicable to:
Section A - Typical Del Amo Entry
Section E - Typical Residential/Project Interface
Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 133 of 157
The following example is applicable to:
Section B - Typical Street A
Section C - Typical Street C
Section D - Typical Parking Lots
Section F - 405 Freeway Edge/Commercial Interface
The following example is applicable to:
Section G - Entertainment Driveway Accent
The District at South Bay Specific Plan
April 3, 2018
Resolution 18-043
Exhibit 1
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APPENDICES
APPENDICES
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Resolution 18-043 The District at South Bay Specific Plan
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APPENDIX C
CONSISTENCY ANALYSIS
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APPENDICES
Table C-1
Consistencv Analvsis
Policy # I Relevant Policy I Analysis of Project Consistency I
I CITY OF CARSON GENERAL PLAN, LAND USE ELEMENT (2004) - POLICIES
LU -1
LU -5.2
LU -5.3
LU -6.2
Productive reuse of "brownfield" site.
Implement and expand strategies to market, attract,
and/or retain retail commercial areas and encourage
businesses to participate.
Identify unique economic opportunities, such as
niche markets, that will allow the City to capitalize
on its location, its cultural diversity, and the tourism
industry in the region.
Achieve a sustainable land use balance through pro-
vision of incentives for desired uses; coordination of
land use and circulation patterns; and promotion of
a variety of housing types and affordability.
The District at South Bay Specific Plan Resolution 18-043
April 3, 2018 Exhibit 1
Page 138 of 157
Development under this Specific Plan would put
to productive use a contaminated, former landfill/
brownfield site, via site remediation through imple-
mentation of the RAP
Development under this Specific Plan would estab-
lish the Project site as a signature project along the
1-405 Freeway, well located with regard to other
freeways. Development under this Specific Plan
would offer high visibility in a new, planned devel-
opment. It would include entertainment uses to
attract visitors and meet the needs of local popula-
tion, Within specific retail sectors, development on
the Property is not anticipated to result in short- or
long-term impacts to the regional commercial sector
but is projected to have a short-term negative effect
on the local -serving commercial sector. However, it
is forecasted that these short-term effects would be
substantially reduced in the long term as projected
household growth continues into the future.
Development under this Specific Plan would provide
a regional facility in a mixed-use development, vis-
ibly noticeable along a major freeway corridor. The
large scale of the Project Site and the proposed mix
of visitor and local serving uses would create an op-
portunity to support a large range of uses, including
specialized markets.
Development under this Specific Plan would con-
struct an internal circulation system on the Property
that would be linked with the regional network and
linked to the Avalon Boulevard interchange. The mit-
igation measures would include improvements to
reduce impacts on the local road network within the
City's jurisdiction where feasible, and where consis-
tent with other General Plan policies. Development
under this Specific Plan, in combination with the
300 residential units entitled for construction on
DD3, would add up to 1,550 new housing units,
thus adding to the range and mix of housing avail-
able in the City of Carson. Retail uses would serve
both local (City residents) and regional populations.
Within specific retail sectors, development on the
Property is not anticipated to result in short- or
long-term impacts to the regional commercial sector
but is projected to have a short-term negative effect
on the local -serving commercial sector. However, it
is forecasted that these short-term effects would be
substantially reduced in the long term as household
growth continues into the future.
APPENDICES
Policy #
LU -6.3
LU -6.6
LU -7.2
LU -7.3
LU -8.1
LU -8.3
LU -11.1
Table C-1
Consistencv Analvsis
Relevant Policy
Consider establishing minimum land use density re-
quirements in certain areas such as mixed-use zones
to provide more efficient, consistent, and compat-
ible development patterns while also promoting
greater potential for pedestrian and transit oriented
development.
Attract land uses that generate revenue to the City
of Carson, while maintaining a balance of other
community needs such as housing, open space, and
public facilities.
Locate truck intensive uses in areas where the
location and circulation pattern will provide minimal
impacts on residential and commercial uses.
Promote the use of buffers between more intensive
industrial uses and residential uses.
Amend the Zoning Ordinance to provide for those
Mixed Use areas identified on the General Plan Land
Use Plan.
Locate higher density residential uses in proximity to
commercial centers in order to encourage pedestri-
an traffic and provide a consumer base for commer-
cial uses.
Target potential sites or areas for the development
of signature projects.
Analysis of Project Consistency
Development under this Specific Plan would be im-
plemented under the SPA' which allows for mixed-
use development in an efficient manner. Density
and height limits would allow for mid -rise residen-
tial development including densities up to 60 du/
ac. Development under this Specific Plan includes
provision for pedestrian and bicycle transit and can
be linked to nearby public transit routes.
Development under this Specific Plan would include
up to approximately 1,834,333 sq.ft. of commercial
use that would be generating revenue to the City.
Development under this Specific Plan, in combina-
tion with the 300 units entitled for construction on
DD3, could add up to 1,550 housing units if fully
developed, intermixed with plazas and open space.
Commercial loading areas would be screened where
appropriate and truck loading activities would be set
back from residential uses to minimize impacts on
residential uses. Loading areas are located in areas
on the Project site that would minimize conflicts
with commercial uses.
Development under this Specific Plan would include
no industrial uses. New residential development
would not be located adjacent to intensive industrial
uses.
The land use for the Project site is Mixed -Use Resi-
dential. Since the approval of the approved Specific
Plan in 2006, the zoning for this site has been con-
sistent with the Mixed -Use land use designation.'
Development under this Specific Plan includes
the potential for high density residential develop-
ment within a mixed-use project containing up to
1,834,833 sq.ft. of commercial activity. The SPA in-
cludes a pedestrian circulation system that connects
the various components of the Project site.
Project implementation would create a signature
project at a location that has been identified as
being conducive to such a project, due to the Proj-
ect site's location along the 1-405 Freeway, visual
accessibility from the 1-405 Freeway and its location
within the central area of Carson.
1. "SPA" refers to this Specific Plan Amendment,
2. As part of the 2006 amendment to the General Plan (No. 13-05), LU -IM -8.1 was revised to state: "The area former-
ly occupied by Cal Compact, along the 405 Freeway; uses to be permitted include a mix of High Density Residential,
General Commercial, and Regional Commercial."
Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 139 of 157
APPENDICES
Table C-1
Consistency Analysis
Policy #
Relevant Policy
Analysis of Project Consistency
LU -11.2
Encourage development of desired uses such as
Development under this Specific Plan would include
quality retail, restaurant uses, and entertainment in
up to 1,834,833 sq.ft. of commercial space on the
targeted areas.
Property. Based on the current Conceptual Project
Components Plan, up to 711,500 sq.ft. of luxury
outlet retail uses, 100,000 sq.ft. is designated for
restaurants, and 130,000 sq.ft. is designated for
commercial recreation/entertainment. The SPA
would encourage the development of these use
within a concentrated area within the City.
LU -12.3
Review landscape plans for new development to
The SPA establishes landscaping concepts for the
ensure that landscaping relates well to the proposed
various areas of the Project site and identifies a
land use, the scale of structures, and the surround-
palette of permitted plans. The SPA requires site
ing area.
plan and design review for compliance with the
SPA to ensure that the proposed landscape plan is
consistent with the General Plan objectives and the
more -specific requirements of the SPA.
LU -12.5
Improve City appearance by requiring landscaping
The SPA requires that landscaping within the Prop -
to screen, buffer and unify new and existing devel-
erty should be consistent in design and cohesive
opment. Mandate continued upkeep of landscaped
among planning areas. The SPA incorporates land -
areas.
scape requirements to buffer commercial uses from
existing residential uses to the south and west of
the Project site and requires development setbacks
to establish additional buffers. Developers shall be
responsible for maintaining landscaped areas within
the Property.
LU -13-1
Promote a rhythmic and ceremonial streetscape
The Project continues to promote maintenance of
along the City's arterial roadways, continuing the
landscaped medians throughout the City. In addi-
use of landscaped medians.
tion, landscaping is required by the SPA along inter-
nal public streets, and the SPA identifies landscaping
concepts for each of the roadways.
LU -13.3
Continue and, when possible, accelerate the under-
Per Section 5.3.4 of the SPA, utility lines would be
grounding of utility lines throughout the City.
placed underground whenever feasible.
LU -13.4
Encourage architectural variation of building and
Once adopted, the Property would be subject to
parking setbacks along the streetscape to create
the Design Guidelines in Section 7 of the SPA, which
visual interest, avoid monotony and enhance the
cover site and landscape design standards, as well
identity of individual areas.
as architectural standards for each planning area,
Other improvements, such as dedicated public pla-
zas and public art, are required in the Entertainment
Area and enhance the quality of the pedestrian
environment.
LU -13.5
Continue to require landscaping treatment along
Del Amo Boulevard and Main Street are designated
any part of a building site which is visible from City
as landscape theme areas in the SPA. Landscaping
streets.
would also be provided along the internal streets -
capes, including along Street A and public portions
of Street B.
The District at South Bay Specific Plan Resolution 18-043
April 3, 2018 Exhibit 1
Page 140 of 157
APPENDICES
Table C-1
Consistency Analysis
Policy #
Relevant Policy
Analysis of Project Consistency
LU -13.7
Ensure proper maintenance of parkways along
The City would be responsible for maintaining
arterial streets and landscaping of private property
parkways along arterial streets, and the developer(s)
visible from the public right -of way.
would be responsible for installing and maintaining
landscape in privately owned areas visible from
public right-of-way.
LU -14.1
Work with Caltrans to provide and maintain an
The SPA provides landscape and signage guidelines
attractive freeway environment in Carson, including
for the Property and includes a Freeway Edge theme
access ramps.
area facing the 1-405 Freeway to ensure consistency
of signage and plantings in this area. The City would
continue to be responsible for the landscape and
maintenance of the slope, and would coordinate
with Caltrans to ensure acceptable design.
LU -14.2
Require new commercial or industrial development
Landscape standards in the SPA and landscape, site
adjacent to and visible from freeways and freeway
design, and architectural guidelines in SPA Section 7
ramps to incorporate full architectural and land-
provide standards for building treatment for devel-
scape treatment of the building on the freeway side.
opment and landscaping on the Property. Buildings
would provide a signature entry into the City of
Carson, Additionally, final architectural designs are
subject to administrative review and approval by the
City prior to issuance of building permits.
LU -14.4
Provide entry markers with landscaping on the
Project entries from arterials roads are designated
major arterials.
within the SPA as "Entries" landscape theme areas,
and would be subject to enhanced landscaping
standards.
LU -15.1
Encourage the location of housing, jobs, shopping,
Development under this Specific Plan, in combi-
services and other activities within easy walking
nation with the 300 residential units entitled for
distance of each other.
construction on DD3, includes mixed uses with up
to 1,550 residential units and up to 1,834,833 sq.ft.
of commercial use within the Property. The concep-
tual site design within the SPA includes a pedestrian
circulation system that connects the various compo-
nents of the Property, thereby facilitating the type
of pedestrian activity targeted by this policy.
LU -15.2
Maintain a diversity of housing types to enable citi-
Development under this Specific Plan, in combi-
zens from a wide range of economic levels and age
nation with the 300 residential units entitled for
groups to live in Carson.
construction on DD3, could construct up to 1,550
units in total if fully built, which would contribute to
the range of housing opportunities within the City
of Carson.
LU -15.3
Ensure that community transportation facilities are
The Project Site's internal circulation system would
connected to a larger transit network.
provide access to Main Street and Avalon Boulevard
via Del Amo Boulevard, with accessibility to the
1-405 Freeway via the ramp constructed at Avalon
Boulevard. In addition, new bus stops may be locat-
ed on Street A and/or Del Amo Boulevard.
Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 141 of 157
APPENDICES
Table C-1
Consistency Analysis
Policy #
Relevant Policy
Analysis of Project Consistency
LU 15.4
Develop a center focus within the community that
The Project site is located within the central part of
combines commercial, civic, cultural and recreation-
the City. The development of the Project Site with
al uses.
a variety of commercial and entertainment venues
would contribute development at a location amidst
the Carson Civic Center, the StubHub Center, Califor-
nia State University at Dominguez Hills, the South
Bay Pavilion, and the Victoria Golf Course and Park,
thus adding to the centrality of such community
uses.
LU -15.5
Ensure that the design of public spaces encourages
Development under this Specific Plan is anticipated
the attention and presence of people at all hours of
to offer entertainment and dining as well as shop -
the day and night.
ping opportunities. These activities would continue
into the evening hours. The SPA includes standards
for public art and landscaping to enhance the public
spaces.
LU -15.6
Ensure development of pedestrian oriented im-
Development under this Specific Plan includes an in-
provements which provide better connections be-
ternal system of pedestrian sidewalks and pathways
tween and within all developments while reducing
that would interconnect all portions of the Property.
dependence on vehicle travel.
CITY OF CARSON
GENERAL PLAN, HOUSING ELEMENT (2014-2021)—POLICIES
H 1.3
Promote economic well being of the City by encour-
Development under this Specific Plan would in -
aging the development and diversification of its
clude up to 1,834,833 sq.ft. of commercial uses.
economic base,
Commercial uses are anticipated to include a broad
array of uses; e.g., regional commercial, including
outlet uses, neighborhood commercial, restaurants,
commercial recreation/entertainment, and hotel
uses. Within specific retail sectors, development on
the Property is not anticipated to result in short -or
long-term impacts to the regional commercial sector
but is projected to have a short-term negative effect
on the local -serving commercial sector. However, it
is forecasted that these short-term effects would be
substantially reduced in the long term as household
growth continues into the future.
H-1.5
Establish and maintain development standards that
Development under this Specific Plan, in combi-
support housing development while protecting the
nation with the 300 residential units entitled for
quality of life.
construction on DD3, would provide up to 1,550
housing units. These housing units would be devel-
oped subject to development and design guidelines
established in the SPA, addressing such items as but
not limited to site planning, building massing, color
and materials, and building detailing.
H-2.2
Assure residential safety and security
Residential, mixed-use, and commercial develop-
ment would be subject to the lighting standards set
forth in SPA Section 6.7, which provide minimum
nighttime standards to ensure safety. In addition, a
Community Safety Center would be provided for the
Project Site for use by the Property's private security
force and the Los Angeles County Sheriff's Depart-
ment.
The District at South Bay Specific Plan Resolution 18-043
April 3, 2018
Exhibit 1
Page 142 of 157
APPENDICES
Table C-1
Consistency Analysis
Policy #
Relevant Policy
Analysis of Project Consistency
H-2.7
Require excellence in the design of housing through
Residential and residential mixed-use buildings
the use of materials and colors, building treatments,
would be required to comply with the site design,
landscaping, open space, parking, environmentally
landscape, and architectural standards established
sensitive and sustainable building design,
in SPA Section 6.4 and Section 7. The architectural
intent of this Specific Plan is to create a develop-
ment that serves as a signature gateway into the
City of Carson, and provides significant aesthetic
improvement over the existing landfill.
H-3.1
Facilitate and encourage diversity in types, prices,
The proposed housing units (up to 1,550 units in
ownership, and size of single-family homes, apart-
total with the 300 units entitled for construction
ments, townhomes, mixed-use housing, transit -ori-
on DD3) would add multi -family residential units of
ented development, and live -work housing.
varying sizes, which would increase the variety of
housing opportunities within the City. In addition,
the Specific Plan allows for residential development
in close proximity to commercial development, and
live -work housing is permitted in portions of the
Project site.
H-3.2
Work to expand the resource of developable land
Development under this Specific Plan would put
by making underutilized land available for develop-
to productive use a contaminated, former landfill/
ment.
brownfield site, via site remediation through imple-
mentation of the RAP.
H-3.6
Promote the development of multifamily housing.
The SPA designates approximately 15 acres in PA 1
and PA 2 permitting multi -family residential units at
densities of up to 60 du/ac (or on PA 1, at greater
density, up to 80 du/ac with a General Plan amend-
ment).
H-3.7
Encourage residential development along transit
Development under this Specific Plan, in combi-
corridors and in close proximity to employment,
nation with the 300 residential units entitled for
transportation and activity centers.
construction on DD3, provides for up to 1,550
residential units in mixed-use buildings or in close
proximity to a major commercial center. Addition-
ally, the Project Site is in close proximity to several
other major commercial centers, as well as the
StubHub Center.
CITY OF CARSON
GENERAL PLAN, ECONOMIC DEVELOPMENT ELEMENT (2013)—POLICIES
ED -1.2
Encourage the development of quality housing.
Development under this Specific Plan, in combi-
nation with the 300 residential units entitled for
construction on DD3, would include up to 1,550
new housing units, These units would be required to
meet SPA standards for building design, landscaping,
and other development standards, including secu-
rity requirements, minimum open space standards
and development of recreational opportunities for
residents, and interior noise level restrictions that
would encourage development of quality housing.
Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 143 of 157
APPENDICES
Table C-1
Consistency Analysis
Policy #
Relevant Policy
Analysis of Project Consistency
ED -1.4
Strengthen the physical image of Carson through
Development under this Specific Plan has been
visual enhancement along freeway corridors, major
designed to take advantage of its location adjacent
traffic routes, and areas adjoining residential neigh-
to the 1-405 Freeway. Development under this
borhoods. To this end;
Specific Plan would (1) present a substantial new
• Aggressively pursue code enforcement activities;
development along the freeway edge that would
• Develop good design standards; and
attract public attention; (2) provide identification
• Establish a City identity.
of the Project Site's visitor -oriented commercial
recreation/entertainment activities through building
placement and/or signage; (3) include, through SPA
requirements, a set of sign and landscape standards
and guidelines that would integrate the Specific
Plan's proposed signage program with the overall
aesthetic concept for the development under this
Specific Plan; and (4) include, through the SPA, pro-
visions for landscaping/aesthetic treatment along
the Project Site's freeway edge.
ED -1.6
Provide appropriate infrastructure to support eco-
Development under this Specific Plan would include
nomic development.
an internal infrastructure system that is designed to
meet all onsite uses and would not have significant
impacts on existing services.
ED -2.7
Identify unique economic opportunities, such as
Development under this Specific Plan would pro -
niche markets, that will allow the city to capitalize
vide a regional facility in a mixed-use development,
on the city's location in Southern California, the
visibly noticeable along a major freeway corridor.
community's cultural diversity, and the tourism
The large scale of the development under this Spe-
industry in the region.
cific Plan and the proposed mix of visitor and local
serving uses would create an opportunity to support
a large range of uses, including specialized markets,
and the outlet uses would provide a new tourist
destination in the City.
ED -2.8
Capitalize on potential physical and market linkages
Development under this Specific Plan is a mixed-use
(formerly
among land uses.
project that, together with the 300 units on DD3,
and in
would include up to 1,550 units. These uses would
FEIR, ED-
provide an estimated 4,550 new residents that
3.6
would support the this Specific Plan's commercial
components. The population growth generated by
development under this Specific Plan would also
support other commercial enterprises in the vicinity
of the Property, and the commercial component
would serve populations in surrounding neighbor-
hoods.
The District at South Bay Specific Plan Resolution 18-043
April 3, 2018 Exhibit 1
Page 144 of 157
APPENDICES
Table C-1
Consistency Analysis
Policy #
Relevant Policy
Analysis of Project Consistency
ED -3.3
Support public/private efforts and link infrastructure
Development under this Specific Plan is a remedi-
(formerly
and service costs with development projects,
ation and infrastructure project financed through
and in
a combination of public and private funds, and a
FEIR, ED-
series of private development projects financed
4.3)
by applicants and developed upon land currently
owned by the Carson Planning Reclamation Authori-
ty. The project includes public financing mechanisms
that could include, but are not limited to, commu-
nity facilities districts and state and federal funding
that may become available.
ED -3.4
Encourage development opportunities that increase
Development under this Specific Plan would in -
(formerly
economic gains to the City.
clude up to 1,834,833 sq.ft. of space for commercial
and in
development. Commercial activities would include
FEIR, ED-
a broad array of uses; e.g,, regional commercial,
4.4)
neighborhood commercial, restaurants, commer-
cial recreation/entertainment, and hotel uses that
would generate additional tax revenues for the City.
Within specific retail sectors, development on the
Property is not anticipated to result in short- or
long-term impacts to the regional commercial sector
but is projected to have a short-term negative effect
on the local -serving commercial sector. However, it
is forecasted that these short-term effects would be
substantially reduced in the long term as household
growth continues into the future.
ED -6.1
Encourage the diversification of land uses, while not
Development under this Specific Plan would in -
(formerly
alienating existing businesses or industries requiring
crease the diversification of land uses by (1) adding
and in
space in Carson.
substantial amounts of new commercial and resi-
FEIR, ED-
dential development; (2) including commercial activ-
7.1)
ities that do not presently occur, or are non -present
in the City; e.g., outlet and certain types of commer-
cial recreation/entertainment; (3) including housing
that varies in density and relationship to commercial
activity from the existing prevalent housing. The City
has large amounts of industrial land available, in-
cluding sites in the vicinity of the Project Site, most
of it located in districts better suited for industrial
activity than the Project Site. Within specific retail
sectors, development on the Property is not antici-
pated to result in short- or long-term impacts to the
regional commercial sector but is projected to have
a short-term negative effect on the local -serving
commercial sector. However, it is forecasted that
these short-term effects would be substantially re-
duced in the long term as household growth contin-
ues into the future.
Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
Page 145 of 157
APPENDICES
Table C -
Consistency Analysis
Policy #i
Relevant Policy
Analysis for Project Consistency
ED -6.2
Improve the actual and perceived image of the City
Development on the Property would occur pursuant
(formerly
through improved design standards, amenities, se-
to various design and development standards estab-
and in the
curity, continuing public improvements and positive
lished in the SPA to ensure harmonious relationships
FEIR, ED-
advertising campaigns.
between uses; e.g., standards regarding site plan -
7.2)
ning, building massing, color and materials, building
detailing, etc. These standards are more detailed
than those currently included within the City Zoning
Ordinance.
ED -8.1
Identify target or niche industries or companies
The SPA allows for the possibility of outlet uses,
suitable for Carson looking for large areas of space,
which would serve as a regional draw to Carson, as
diversifying the economic base.
well as attracting a significant tourist clientele. The
outlets, proposed for PA 2, would occupy approxi-
mately 46 acres of land.
ED -9.2
Encourage development of desired uses such as
Proposed commercial uses include regional com-
quality retail, restaurant uses, and entertainment in
mercial, neighborhood commercial, restaurants,
target areas
commercial recreation/entertainment, and hotel
uses, all organized in a visitor -oriented district.
Development under this Specific Plan is of sufficient
size to offer a range of such uses and support the
anticipated inclusion of quality retail and restaurant
uses. The Project Site is located within the City at a
highly visible location, one targeted for such devel-
opment in existing plans.
ED -10.1
Encourage the revitalization and cleanup of un-
Development under this Specific Plan would put
(formerly
derutilized and contaminated land.
to productive use a contaminated, former landfill/
and in
brownfield site, via site remediation through imple-
FEIR, ED-
mentation of the RAP,
11.1)
ED -10.2
Maintain proper infrastructure levels and flexible
Development under this Specific Plan is a remedi-
(formerly
financing options to encourage remediation and
ation and infrastructure project financed through
and in
revitalization of brownfields.
a combination of public and private funds, and a
FEIR, ED-
series of private development projects financed
11.2)
by applicants and developed upon land currently
owned by the Carson Planning Reclamation Authori-
ty. The project includes public financing mechanisms
that could include, but are not limited to, commu-
nity facilities districts and state and federal funding
that may become available.
ED -10.3
Understand and promote available land inventory
Development under this Specific Plan would put
(formerly
and initiate strategies to develop balanced land use
to productive use a contaminated, former landfill/
and in
planning,
brownfield site, via site remediation though im-
FEIR, ED-
plementation of the RAP. It would increase the
11.3)
amounts of housing and commercial activity within
the City. Further, it would implement a mixed-use
development with a mix/balance of uses that could
serve as a model for mixed-use development.
The District at South Bay Specific Plan Resolution 18-043
April 3, 2018 Exhibit 1
Page 146 of 157
APPENDICES
Table C-1
Consistency Analysis
Policy #
Relevant Policy
Analysis of Project Consistency
ED -10.4
Encourage development of compatible uses and
The SPA authorizes development of a vertically or
(formerly
phase out non -conforming uses.
horizontally integrated mixed-use project and en -
and in
courages interaction among these uses to promote
FEIR, ED-
a lively community center. The SPA also recognizes
11.4)
the security and privacy needs of residents and
contains standards and guidelines to shield on-site
residential uses from the noise and activity likely to
take place at the Property's commercial sites. Com-
mercial activity would avoid conflict with residential
development to the south and southwest of the
Project site due to vertical and horizontal distance,
an intervening landscaped slope and design features
for that development.
CITY OF CARSON
GENERAL PLAN, OPEN SPACE AND CONSERVATION ELEMENT
OS -1.2
Maintain existing landscaping along the City's major
Del Amo Boulevard and Main Street are designated
streets and expand the landscaping program along
as one of the landscape theme areas in the SPA.
other arterial streets throughout the community.
Project entries from arterials roads are designated
within the SPA as "Entries" landscape theme areas
and would be subject to enhanced landscaping stan-
dards. Landscape would also be required along the
internal streetscapes, including along Street A and
public portions of Street B, which would be desig-
nated as a public street.
OS -1.3
Require that adequate, usable and permanent
Open space is required for residential development
private open space is provided in residential devel-
in Section 5.2 of the SPA. Additional requirements
opments.
for private open space on the Property are detailed
in SPA Table 6.2-1, General Development Standards.
OS -4.3
Facilitate physical collection of recyclable waste.
Per SPA Section 5.3,4, development under this Spe-
cific Plan is required to provide recycling services for
construction debris, and general recycling for resi-
dential and commercial uses should be continued
after construction ends. A comprehensive recycling
plan should be submitted with site plan and design
submittals to the City.
Resolution 18-043 The District at South Bay Specific Plan
Exhibit 1 April 3, 2018
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/_1»:1►U1181*1
APPENDIX D
RESERVED
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APPENDICES
APPENDIX E
RESERVED
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APPENDIX F
RESERVED
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APPENDIX G
CARSON MUNICIPAL CODE SECTION 9173.4
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9173.4 Appeals.
A.
APPENDICES
Appellate Authority. Any decision made by the Director pursuant to this Chapter may be appealed to
the Commission. Any decision made by the Commission pursuant to this Chapter maybe appealed
to the Council.
Filing of Appeal.
An appeal may be filed by any person, including any member of the City Council or the City
Administrator.
2. An appeal shall be filed in writing within fifteen (15) days of the date of the Commission
action, or in the case of an action by the Director, within fifteen (15) days of the date of the
notice of decision.
3. The form and content of an appeal shall include:
a. The street address, if there is one, otherwise the legal description and location of the
premises included in the action.
b. The administrative file number (case number) identifying the matter which is being
appealed.
C. The specific matter being appealed.
d. A statement of the grounds for appeal or how there is error in the decision of the
matter being appealed.
4. Unless otherwise provided, all appeals shall be filed with the City Clerk.
If the appeal is found to be deficient, the City Clerk shall deliver or mail to the appellant,
by certified mail, a notice specifying the particulars in which the appeal is deficient. If such
deficiency has not been corrected by the appellant within seven (7) days after such mailing
of such a notice of deficiency by filing with the City Clerk a sufficient amendment to the
appeal, the appeal shall be deemed to be withdrawn and the appeal fee shall be returned to
the appellant.
The District at South Bay Specific Plan Resolution 18-043
April 3, 2018 Exhibit 1
Page 156 of 157
APPENDICES
C. Consideration and Decision.
1. Upon acceptance of the filing of an appeal, the City Clerk shall set the matter for public
hearing before the appellate body, in the same manner as required for a Commission hearing
of such matter. The City Clerk shall notify the Director who shall transmit to the appellate
body a summary of the factual data and the record of action taken on the case.
2. Except as otherwise provided in this Chapter, in acting on an appeal the appellate body may:
a. Affirm the decision; or
b. Modify the decision; or
c. Refer the matter back to the body from which the appeal originated, with instructions; or
d. Reverse the decision.
Unless referred back to the body from which the appeal originated, the appellate decision
shall be supported by written findings. (Ord. 78-458, § 1; Ord. 83-668, 5 1; Ord. 84-701, § 1)
D. Failure to Act. The appellate body shall, within sixty (60) days of the filing of an appeal, act to either
affirm, reverse, modify, continue or refer matter back.
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