All development occurring in the special treatment areas shall comply with the planned development permit procedure specified in Section 17.28.030.

All development occurring in the special treatment areas shall comply with the standards of the underlying zoning designation, the general regulations of this title, and the provisions of this section. Where conflict occurs between any regulations affecting development within the special treatment areas, the more restrictive of any such regulations shall apply, unless the planning staff or city council have exercised specific discretionary authority to establish special requirements to ensure that a development project or other land use complies with the vision, goals, policies and objectives of the general plan.

Direct vehicular access from private property in the special treatment areas on to arterial roadways shall be restricted, unless the planning commission or city council finds that such direct vehicular access can be accomplished in a manner, which does not adversely affect traffic flow or create a hazard to vehicular or pedestrian safety.

No development shall occur within any special treatment area unless adequate provision has been made for flood control.

A developer of property shall offer to dedicate to the city and improve land for public recreation, of a shape and location judged by the city to be suitable for public use, and of a size in accordance with the formula established in Chapter 18.36. If the city deems it desirable to enlarge the area to be used for public park land, the developer shall cooperate and negotiate with the city regarding matters of compensation and transfer of ownership.

If the city council determines that the purposes and intent of the general plan and the recreation needs of the neighborhood can be better satisfied by development or enhancement of recreational facilities elsewhere in the community, the developer shall be required to pay an in-lieu fee in accordance with the formula established in Chapter 18.36.

Where the city does require the developer to dedicate and improve public park land, then the city may allow the developer to reduce the amount of common open space otherwise required in accordance with Section 17.24.070, in the manner to be negotiated.

Minimum Area Required for Development. No subdivision of land shall be permitted which causes fragmentation of land ownership prior to development pursuant to the proposed specific plan. The smallest unit of land to be developed shall be an individual lot of record as of the effective date of this title. No parcel shall be subdivided for the purpose of developing portions of it independently, unless a development and phasing plan, consistent with the proposed specific plan, is prepared and approved for the entire STA.

Properties located within special treatment area I (STA I) are subject to the requirements of the city of Lemon Grove downtown village specific plan.

Minimum Area Required for Development. No subdivision of land shall be permitted which causes fragmentation of land ownership prior to development pursuant to a specific plan prepared and submitted by or for the owner or owners of land within the STA and approved and adopted by the city. The specific plan shall incorporate the elements set forth in the city's general plan. The smallest unit of land to be developed shall be an individual lot of record as of the effective date of the ordinance codified in this title. No parcel shall be subdivided for the purpose of developing portions of it independently, unless a development plan, consistent with the proposed specific plan, is prepared and approved for the entire parcel.

Planned Development Permit Required. No development shall occur within the STA unless such development has been approved pursuant to the planned development provisions of Section 17.28.030. A planned development permit is required for all development regardless of the size of the property, the intensity of the proposed activity of the size of proposed structures.

Minimum Area for Development. No subdivision of land shall be permitted which causes fragmentation of land ownership, prior to development, pursuant to the adoption of the proposed regional commercial land use regulations. The smallest unit of land to be developed shall be an individual lot of record as of the effective date of the ordinance codified in this title. No parcel shall be subdivided for the purpose of developing portions of it independently, unless a development and phasing plan, determined by the city to be consistent with the proposed regional commercial land use, is prepared and approved for the entire parcel.

Incentives for Large Lot Development. It is the city's intent that this area shall be developed with large lot retail uses on parcels of land comprising at least one city block or having a minimum area of three acres. In order to encourage such development, the city will cooperate with developers and will consider providing development incentives including, but not limited to, the following:

Use of Existing Developed Properties.

Use of Existing Undeveloped Properties. Undeveloped properties may be developed with uses requiring a minimum investment in permanent improvements, such as outdoor storage operations that are aesthetically compatible with other permitted land uses in the STA. As the city would consider such operations interim uses of land, unless deemed necessary for public health and safety or for the protection of the public or adjacent properties, the city may choose to waive or defer requirements for permanent improvements, such as curbs and sidewalk and the undergrounding of overhead utility lines. However, appropriate screening of storage, paving where appropriate, and landscaping will be required. This subsection (F)(5) shall not apply to those properties that have become vacant as a result of the relocation of a business or other land use with the assistance of the Lemon Grove development services department.

Planned Development Permit. No development shall occur within the STA unless such development has been approved pursuant to the planned development provisions of Section 17.28.030. A planned development permit is required for all development regardless of the size of the property, the intensity of the proposed activity or the size of proposed structures.

No subdivision of land shall be permitted which causes fragmentation of land ownership prior to development pursuant to a master development plan, approved and adopted by the city, encompassing the entire STA. The smallest unit of land to be developed shall be an individual lot of record as of the effective date of the ordinance codified in this title.

Planned Development Permit Required. No development shall occur within the STA unless such development has been approved pursuant to the planned development provisions of Section 17.28.030. A planned development permit is required for all development regardless of the size of the property, the intensity of the proposed activity of the size of proposed structures.

Minimum Area Required for Development. No subdivision of land shall be permitted which causes fragmentation of land ownership, unless such subdivision has been found to be necessary or desirable to establish a land use which is consistent with the intent, requirements and conditions of this section. The determination that a land use proposal is consistent with the intent, requirements and conditions of this section shall be made by the city council.

Planned Development Permit Required. No development shall occur within the STA unless such development has been approved pursuant to the planned development provisions of Section 17.28.030. A planned development permit is required for all development regardless of the size of the property, the intensity of the proposed activity of the size of proposed structures.

In order to protect new development and adjacent properties, before all renovation or remodeling of existing uses involving any grading, and before all new development, a geotechnical study shall be prepared and appropriate measures shall be incorporated to ensure stability of the steep embankment at the rear of lots along Lemon Grove Avenue.

For all new development, a traffic study shall be required to identify access points from Lemon Grove Avenue that minimize disruptions to traffic flow.

No property within this STA shall have vehicle access from Noble Street and any development occurring, adjacent to that street shall formally relinquish such access.

The height of new structures shall not exceed the lesser of three stories or thirty-five feet.

Developers of new structures within the STA shall provide written notice of their intentions regarding development to the owners of adjacent properties, within three hundred feet of the exterior boundaries of the subject property, prior to filing an application for a planned development approval from the city. The owners of adjacent properties will be advised that their comments regarding the developers' proposal and their suggestions regarding the reduction of project impacts on surrounding properties may be filled in writing with the city's development services department. Such notice shall be sent by registered mail with return receipt and the developer shall provide proof of receipt of the notice by the property owners when the planned development permit application is submitted.

Planned Development Permit Required. No development shall occur within the STA VIII unless such development has been approved pursuant to the planned development provisions of Section 17.28.030, except accessory dwelling units and junior accessory dwelling units as specified in Section 17.24.060(D)(1). A planned development permit is required for all development regardless of the size of the property, the intensity of the proposed activity or the size of proposed structures.

Single lots within the STA may be developed at a density of fourteen dwelling units per acre.

Parcels of land with a minimum of one hundred feet of frontage on a public street and with a minimum area of fifteen thousand square feet, may be developed at a density of twenty-nine unit per acre.

All buildings within the STA shall be limited to a maximum of two stories in height or a maximum height of twenty-five feet, whichever is the more restrictive.

Areas Affected by Regulations. The regulations of the central business special sign district shall be applied to all properties within former redevelopment area No. 1, downtown revitalization area as adopted by the former city of Lemon Grove redevelopment agency.

Criteria for Approval of Signs. The criteria for approval of signs within the central business special sign district shall be as established in subsection (G) of this section.

Area Affected by Regulations. The regulations of the central business special sign district shall be applied to all properties within the former redevelopment project area No. 1, downtown revitalization area as adopted by the former city of Lemon Grove redevelopment agency.

Criteria for Approval of Signs. Subject to approval by the development services director, businesses within the central business special sign district may display signs which may or may not conform to explicit standards regarding sign type or location when the following requirements are met:

Application. Applications for sign permits for properties within the central business special sign district shall consist of the following:

The emergency shelter overlay zone is identified on the zoning map of the city. All emergency shelters shall be located within the physical boundaries of this overlay zone.

Emergency shelters shall be subject to those development and management standards that apply to residential or commercial development within the GC zone.

In addition, all emergency shelters shall comply with the written, objective standards as specified in Government Code Section 65583, subd. (a) (4) (A), as specified in subsection C of this section.

Each emergency shelter shall be located within an entirely enclosed, permanent structure.

Each emergency shelter may have a maximum of sixty beds to serve a maximum of sixty clients.

The maximum length of stay at any one time for any person shall be six months in any twelve month period.

One parking space shall be provided for each employee, volunteer, service provider, and non-client who will be on site during peak periods plus one space per three beds.

There shall be no camping/sleeping in vehicles permitted on the site of the shelter.

An emergency shelter shall be located at least three hundred feet from another emergency shelter, as measured from property boundaries.

Each emergency shelter shall provide on-site supervision at all times when the shelter is open.

Each shelter shall conform to the city's outdoor lighting requirements.

The emergency shelter operator/provider shall submit a written management plan, to the satisfaction of the city, with the plot plan application for approval. The intent of the management plan is to establish operating procedures that promote compatibility with the surrounding area and businesses. The operator shall agree to maintain the standards in the management plan.