I. GOALS AND OBJECTIVES GOALS ....................................................................................................................................................... I-2 OBJECTIVES ............................................................................................................................................. I-3 Land Use................................................................................................................................................. I-3 Housing................................................................................................................................................... I-7 Circulation ............................................................................................................................................... I-8 Economic Development........................................................................................................................ I-10 Utilities .................................................................................................................................................. I-11 Conservation......................................................................................................................................... I-12 Community Facilities............................................................................................................................. I-13 Parks and Recreation ........................................................................................................................... I-14 Historic Preservation............................................................................................................................. I-16 II. LAND USE PLAN SECTION I: EXISTING CONDITIONS..................................................................................................... II-1 INTRODUCTION....................................................................................................................................... II-1 EXISTING LAND USE............................................................................................................................... II-1 Residential ............................................................................................................................................. II-2 Commercial............................................................................................................................................ II-3 Industrial ................................................................................................................................................ II-3 Public and Semi-Public.......................................................................................................................... II-4 Parks and Open Space.......................................................................................................................... II-4 Vacant.................................................................................................................................................... II-4 Streets/Rights of Way ............................................................................................................................ II-5 Water...................................................................................................................................................... II-5 SPECIAL DEVELOPMENT AREAS.......................................................................................................... II-6 Regulatory Framework........................................................................................................................... II-6 Special Improvement Districts ............................................................................................................... II-7 Neighborhood Improvement Districts .................................................................................................... II-8 Urban Enterprise Zone........................................................................................................................... II-8 SECTION II: LAND USE PLAN .............................................................................................................. II-11 INTRODUCTION..................................................................................................................................... II-11 RESIDENTIAL ......................................................................................................................................... II-12 One- and Two-Family Housing District ................................................................................................ II-12 Multi-Family Attached Housing (4 stories or less) ............................................................................... II-15 Multi-Family Mid-Rise District .............................................................................................................. II-16 Multi-Family High-Rise District............................................................................................................. II-18 WALDO................................................................................................................................................ II-20 COMMERCIAL ........................................................................................................................................ II-22 Neighborhood Commercial/Residential ............................................................................................... II-22 Office/Residential................................................................................................................................. II-28 I-1 Highway Commercial District............................................................................................................... II-29 Central Business District/Journal Square ............................................................................................ II-31 Regional Commercial........................................................................................................................... II-34 Community Commercial....................................................................................................................... II-35 Commercial Automotive....................................................................................................................... II-37 Industrial .............................................................................................................................................. II-39 Port Industrial....................................................................................................................................... II-41 University ............................................................................................................................................. II-44 Medical................................................................................................................................................. II-45 Government ......................................................................................................................................... II-47 Parks/Open Space............................................................................................................................... II-48 Waterfront Planned Development........................................................................................................ II-49 Cemetery ............................................................................................................................................. II-54 Historic District ..................................................................................................................................... II-55 Destination Tourism ............................................................................................................................. II-57 Station Areas ....................................................................................................................................... II-58 REDEVELOPMENT PLANS ................................................................................................................... II-62 SCENIC CORRIDORS............................................................................................................................ II-70 ADDITIONAL LAND USE RECOMMENDATIONS ................................................................................. II-72 High Technology Uses......................................................................................................................... II-72 Wireless Communication ..................................................................................................................... II-72 Housing for Senior Citizens ................................................................................................................. II-73 Signage................................................................................................................................................ II-73 Scrap Yards ......................................................................................................................................... II-73 Residential Site Improvement Standards (RSIS) ................................................................................ II-73 III. URBAN DESIGN PLAN (Under Separate Cover) IV. HOUSING ELEMENT/FAIR SHARE