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NORTH HARBOR SPECIFIC PLAN regional commercial center. The overriding issue to be addressed in any planning effort for the area is the image it projects both locally and regionally. Through this Specific Plan, program goals have been established that will ensure that uses along Harbor Boulevard will respond to both com- munity and regional needs. This Specific Plan addresses existing conditions on Harbor Boulevard (Appendix 1-11) the issues that arise from those conditions, the goals of the City, the con- tiguous community, and the needs of business and landowners. During the preparation of the Plan, vari- ous land use alternatives were developed from which a preferred alternative (concept) was selected. Based on this preferred alternative, development standards have been generated. In addition, the Plan identifies certain locations within the planning area that are of special interest and therefore, have been designated as Focus Project Areas. Chapter 5 examines these issues. A series of design recommendat'.ons and standards tie together all of the visual, traffic, urban design and socio-economic issues. The implementation chapter of the Specific Plan syn- thesizes the issues, goals and objectives of the Plan. It outlines how the Plan is to be realized through plan adoption, phasing and zoning changes. The practical issues of cost and traffic mitigation are also included in this discussion. 1.4 ADMINISTRATING THE PLAN The North Harbor Specific Plan has been designed to accommodate development changes along this com- mercial corridor. Its intent is to provide a regulatory mechanism that is flexible in its enforcement and responsive to future changes and needs of the business community. It is also designed to protect and enhance the interests of the neighboring residences. The balance between these interests, commercial and neighborhood, remains the heart of the Specific Plan; therein, lies the philosophy of the Specific Plan. It becomes a challenge to the City of Santa Aha to justly administer these concepts. The Specific Plan is written in such a way to allow interpretations to be made. These interpretations shall be guided by the philosophy of the Specific Plan. In cases that are unclear or can be interpreted in such a way that accommodates a positive reinforcement of the philosophy, the administrator's decision shall abide. 3 The Specific Plan is written as a regulatory tool to pro- mote, not disallow changes. The North Harbor Spedfic Plan shall clearly be a document to respond to the needs and desires of those interests under its jurisdic- tion. Harbor Boulevard shall become a place that can accommodate unorthodox, creative, yet logical busi- ness maneuvers required for economic survival. The Specific Plan also ensures that the neighboring resi- dences will not be negatively impacted by commercial activities occurring along Harbor Boulevard. All properties within the boundaries of the North Harbor Specific Plan shall be subject to the regulations, provisions and criteria adopted therein. Existing properties within the corridor shall be required to comply with the regulations unless the fol- lowing occurs: 1. The property has been vacant for more than twelve (12) consecutive months and is to be occupied by a tenant which does not conform to the criteria of the Specific Plan but does not constitute a change from the previous permitted use. Properties which meet this criteria must, however, comply with current parking and signage regula- tions. This provision, if adopted, shall expire January 1,1999. After that time, all properties must comply with the regula- tions prescribed in the North Harbor Spe- cific Plan and the existing non-conforming ordinance. Existing non-conforming properties that are to be occupied by uses that conform to the uses established by the Specific Plan shall only be mqulmt to meet the parking and signage requirements of the Plan. This applies to all properties which comply with the uses prescribed by the Plan regardless of an intensification of use or elapsed vacancy time. This provision shall expire on January 1,1999. After this date, all properties shall conform in all respects to the criteria prescribed within the North Harbor Specific Plan and the existing non- conforming ordinance. Adult entertainment uses as described in Sections 41-12.1, 41-12.2 and 41-12.3 shall be prohibited from establishing operations within the boundaries prescribed by the North Harbor Specific Plan. All regulated uses per Section 41-191 of the Santa Aha Munidpal Code shall be prohib- ited with the exception of night clubs in conjunction with bonafide eating provi- sions. In these cases, a conditional use per mit will be required.