The CCAP zone extends from Foothill Boulevard north to Bennett Avenue and from Pennsylvania Avenue east to Vista Bonita Avenue. The zone was created by the City Council in 2006 as part of the City’s General Plan update. The intent of the Council was to create new development standards to implement the new zone that will provide clear guidance to future developers, property owners and business owners who want to improve or redevelop their properties. Development standards include types of permitted uses and standards covering building heights, setbacks, and architectural façade treatments. Standards also cover other issues like parking, business signage and outdoor dining guidelines. The overall goal for the CCAP development standards is to preserve the historic character of the area while allowing for incremental growth as interest and the economy recovers.
Staff initiated the CCAP development standards process in 2010, conducting basic research and establishing an Ad Hoc Committee made up of two members from the Planning Commission, two members from the Village Business Improvement District and one member from the Historic Preservation Committee. The Committee met at least 10 times to develop the basic standards framework which was presented to the community at a public workshop on March 14, 2011.
The CCAP Development Standards Framework is founded on a concept that divides the CCAP into three subareas or subdistricts, the T4, Village Edge, basically the area east of Vista Bonita Avenue to Wabash; the T5, Village Core, the main village commercial area encompassing Glendora Avenue; and the T5A, Village Transition, primarily the area west of Vermont to Pennsylvania Avenue. These three subdistricts each have more fine grained standards that address their unique characteristics and potential for future development.
The goal for the T4, Village Edge subdistrict is to preserve the existing neighborhood character of the historic bungalow area with standards that respect the existing multifamily land use designation. The goal for the T5, Village Core subdistrict is to preserve and enhance the historic old village commercial area while allowing for future opportunities to increase the vibrant village life of the area. The goal of the T5A, Village Transition subdistrict is to allow for the continuing growth of the area as a mix of high quality commercial and residential uses.