HomeMy WebLinkAbout11-13-13SAN LUIS OBISPO PLANNING COMMISSION
AGENDA
Council Chamber
City Hall - 990 Palm Street
San Luis Obispo, CA 93401
November 13, 2013 Wednesday 6:00 P.M.
CALL TO ORDER/PLEDGE OF ALLEGIANCE
ROLL CALL: Commissioners John Fowler, Ronald Malak, Michael Multari, William
Riggs, Charles Stevenson, Vice -Chairperson John Larson, and
Chairperson Michael Draze
ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items.
PUBLIC COMMENT: At this time, people may address the Commission about items
not on the agenda. Persons wishing to speak should come forward and state their
name and address. Comments are limited to five minutes per person. Items raised at
this time are generally referred to staff and, if action by the Commission is necessary,
may be scheduled for a future meeting.
PUBLIC HEARINGS:
NOTE: Any court challenge to the action taken on public hearing items on this agenda
may be limited to considering only those issues raised at the public hearing or in written
correspondence delivered to the City of San Luis Obispo at, or prior to, the public
hearing.
Any decision of the Planning Commission is final unless appealed to the City Council
within 10 days of the action (Recommendations to the City Council cannot be appealed
since they are not a final action.). Any person aggrieved by a decision of the Commission
may file an appeal with the City Clerk. Appeal forms are available in the Community
Development Department, City Clerk's office, or on the City's website (www.slocity.org).
The fee for filing an appeal is $273 and must accompany the appeal documentation.
If you wish to speak, please give your name and address for the record. Please limit
your comments to three minutes; consultant and project presentations limited to six
minutes.
1. 772 and 774 Palm Street. AP -PC 131-13: Appeal of the Community
Development Director's decision to approve a use permit for an elementary
school; R-4-H zone; Tina Ballantyne, Old Mission School, applicant; Mark
Anderson, appellant. (This appeal has been withdrawn) (Brian Leveille)
Any writings or documents provided to a majority of the Planning Commission regarding any item on this
agenda will be made available for public inspection in the Community Development, 919 Palm Street,
during normal business hours.
Planning Commission Agenda
Page 2
2. 3592 Sacramento Drive. MOD 150-13: Review of modification to existing master
use permit and request to allow a religious facility with an automobile trip -reduction
plan; M zone; Quaglino Properties, applicant. (Marcus Carloni)
COMMENT AND DISCUSSION:
3. Staff
a. Agenda Forecast
4. Commission
ADJOURNMENT
Presenting Planners: Marcus Carloni and Brian Leveille
isThe City of San Luis Obispo is committed to include the disabled in all of its services, programs and
activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance.
city of Meeting Date: November 13, 2013
j@al'" San WI S O it SPO Item Number: 1
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Appeal of the Community Development Director's decision to approve a use permit
for an elementary school.
PROJECT ADDRESS: 772 &774 Palm Street BY: Brian Leveille, Associate Planner
(781-7166)
E-mail: bleveille@slocity.org
FILE NUMBER: A 131-13 FROM: Doug Davidson, Deputy Director bo
SITUATION: The appeal has been withdrawn. No action is required from the Planning
Commission.
city Of Meeting Date: Nov. 13, 2013
sAn tui s OBI SPO Item Number: 2
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Review of modification to an existing Master Use Permit and request to allow a
religious facility with an automobile trip -reduction plan, and adoption of a categorical exemption
from environmental review.
PROJECT ADDRESS: 3592 Sacramento
BY: Marcus Carloni, Assistant Planner/ ,C
Phone Number: 781-7176
E-mail: mcarloni@slocity.org
FILE NUMBER: MOD 150-13 FROM: Doug Davidson, Deputy Director °)
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1), which grants final approval
to the project, based on findings, and subject to conditions.
SITE DATA
Applicant
Quaglino Properties
Representative
Matt Quaglino
Zoning
Manufacturing
General Plan
Services and Manufacturing
Site Area
-1.45
Environmental
The original project (U 197-05)
Status
was found categorically
exempt from environmental
review consistent with section
15332 (In -Fill Development
Projects)
SUMMARY
!fi 1
a
jaw
The applicant is requesting to modify the subject location's Master Use List originally approved by
the Planning Commission January 11, 2006. In addition to modifying the use list the applicant is
requesting approval of a religious facility and Automobile Trip Reduction plan at the subject
location.
Staff supports modification to the Master Use List with further restrictions to the proposed
Wholesale Bakery and Vehicles Service land uses [see section 4.2.1 below]. Staff supports the
proposed religious facility use with incorporation of proposed on -site parking demand management
(Automobile Trip Reduction Plan) [see section 4.2.2 below].
MOD 150-13 (3592 Sacramento)
Page 2
1.0 BACKGROUND
On January 11, 2006 the Planning Commission approved a Use Permit (Resolution No. 5439-06) to
establish a mix of uses and to allow a 20% parking reduction at the subject location. Resolution No.
5439-06 included a Master Use List (Attachment 3, Existing Master Use List) which stipulates uses
that are allowed by right or upon Use Permit approval (Attachment 4, Planning Commission Staff
Report & Resolution). The applicant wishes to modify the Master Use List as described in
subsection 3.2 below.
2.0 COMMISSION'S PURVIEW
The Planning Commission's purview is to review the projects consistency with the Zoning
Regulations which provides standards for the design of mixed use projects and parking.
3.0 PROJECT INFORMATION
3.1 Site Information/Setting
Site Size
1.45 acres
Present Use & Development
Mixed -Use Development
Access
Sacramento Drive
Surrounding Use/Zoning
North: Various Commercial Uses (Manufacturing Zone)
South: Various Commercial Uses (Manufacturing Zone)
East: Various Commercial Uses (Manufacturing Zone)
West: Mixed Use Project (Service Commercial Zone)
The subject location is approximately 1.45 acres fronting Sacramento Drive, separated from the
railroad tracks to the east by a flag lot, which is developed with a large commercial building
(Attachment 2, Vicinity Map). The subject location is developed with a single -story commercial
building at the front of the property (Building A) and a three story mixed -use building (first floor:
commercial, second and third floor: residential) at the rear of the property (Building B).
Other adjacent parcels are also developed with a mixture of commercial uses, including offices,
warehouses, industrial development, and the United Parcel Service processing facility. Directly
across Sacramento Drive is the site of the Broad Mixed -Use Project, a commercial and residential
development.
3.2 Project Description
3.2.1 Master Use List
The applicant proposes modifying the existing Master Use List to limit restriction on uses
which are currently allowed/conditionally allowed in the Manufacturing zone (per the Zoning
Regulations), but are not currently allowed at the subject location (Attachment 5, Applicant
Letter). The applicant proposes to allow by right uses of a certain size, as detailed below. Uses
MOD 150-13 (3592 Sacramento)
Page 3
exceeding the sizes listed below would require Use Permit approval.
Add to list of allowed Uses I:
Bakery, wholesale (1,800 square foot maximum)
Bakery, retail (1,800 square foot maximum)
Office: Business & Service (2,600 square foot maximum)
Daycare Center (1,500 square foot maximum)
Maintenance Service, client site service (1,800 square foot maximum)
Vehicle services --- Repair and maintenance — Minor (1,800 square foot maximum)*
Offsite Wine Tasting (2,000 square foot maximum)
*Limited to clean vehicle repairs, no fluid changes, engine, transmission type work, limited to upholstery
repair and installation, stereo repair and installation, glass installation and repair, custom modifications,
electronic repair, etc.
Add to list of uses requiring Director's Use Permit Approval. -
Religious Facility
3.2.2 Religious Facility Use:
In addition to the proposed modification to the Master Use List the applicant is requesting
approval of a religious facility at the subject location (Attachment 5, Applicant Letter). The
proposed religious facility would occupy suite 170 located in the southeast corner of building A
(the single story building fronting Sacramento Drive). The proposed religious facility would be
for the study and practice of Buddhism and Buddhist meditation providing training and
teaching of meditation and personal growth. The facility would also provide study groups and
produce informational newsletters, journals, and web pages.
The proposed Religious Facility use has a parking requirement of 11 spaces and the applicant's
submitted parking calculation (Attachment 5, Applicant Letter) indicates 10 parking spaces are
allocated to the subject tenant space. The applicant proposes to limit group meetings associated
with the proposed use to off-peak hours. Parking and the applicant's proposal for
accommodating the difference of one parking space is detailed in section 4.2.2 below.
4.0 PROJECT ANALYSIS
4.1 Master Use List
Use regulations are intended to promote compatibility by permitting similar types of uses within
each zone (Zoning Regulations Section 17.22.010). All of the applicant's proposed uses are allowed
or allowed subject a Use Permit in the manufacturing zone. A list of provisions governing uses
allowed in the manufacturing zone is included as an attachment to this report (Attachment 7).
However, discretion must be used when approving uses at the subject location because of the on -site
residential component.
I See Zoning Regulations Chapter 17.100 for definitions of these land uses.
MOD 150-13 (3592 Sacramento)
Page 4
Zoning Regulations Section 17.08.072A states within mixed -use projects "potential noise, odors,
glare, pedestrian traffic, and other potentially significant impacts on residents shall be minimized to
allow a compatible mix of residential and nonresidential uses on the same site (MC17.08.072A).
Staff finds the applicant's proposed Master Use List modifications to not be detrimental to the
health, safety or welfare of persons working or living at the site because the uses will not produce
noise, odors, glare, or traffic with the exception of the items listed below. Also see Attachment 1
(Exhibit A) for a legislative draft of staff recommended modifications to the Master Use List. Staff
recommends the following changes to the applicant's list of proposed uses:
1. Wholesale Bakery. A wholesale bakery has the potential to create odors not compatible
with the on -site residences and characteristically involves the circulation of medium to large
size trucks for transportation of baked goods, typically early in the morning. Staff
recommends adding Wholesale Bakery to the list of uses requiring Director's Use Permit
Approval for Building A and prohibiting the use in Building B.
2. Vehicle Service. The applicant proposes to limit these uses to low intensity vehicle services
(i.e. upholstery repair/install, stereo repair/install, custom modifications, electronic repair)
with no fluid changes, engine or transmission work. However, vehicle services have the
potential to create noise not compatible with on -site residences, in particular the use of air -
powered tools for modifying vehicles. Staff recommends adding Vehicle Service repair &
maintenance to the list of uses requiring Director's Use Permit Approval for Building A and
prohibiting the use in Building B.
4.2 Religious Facility Use
4.2.1 Use.
Staff supports the proposed religious facility use at the subject location (Building A) because
the facility would occupy a small (1,400 square foot) tenant space within an existing
commercial building (Attachment 6, Project Plans). The small scale religious facility includes
floor space for an administrative office and an assembly space for group meetings including
Buddhist meditation and study sessions. The proposed use is compatible with adjacent tenants
including on -site residences because the use is small in scale operating entirely within an
existing building, and does not include truck traffic, noise, or odors normally associated with a
use in the manufacturing zone. The use will not be detrimental to the health, safety or welfare
ofpersons working or living at the site or within the vicinity.
4.2.2 Parking.
The applicant has provided a parking calculation (Attachment 5, Applicant Letter) which
breaks down the parking requirement by land use category based on the City's Parking
Standards (Zoning Regulations Section 17.16.060 Table 6) and utilizes the 20% mixed -use
parking reduction previously approved by the Planning Commission (Resolution No. 5439-06).
The parking calculation indicates 10 parking spaces are allocated to the 1,400 square foot
tenant space while the parking requirement for the proposed religious facility is 11 parking
spaces.
MOD 150-13 (3592 Sacramento)
Page 5
Although the difference between required and provided parking is only one space, the applicant
plans to accommodate for the deficiency and further control on -site parking demand by
restricting the proposed religious facility's group meeting times. Group meetings of more than
7 persons will be restricted to off-peak business hours; before 8:00 a.m. and after 5:00 p.m.
during the week (Monday through Friday). Section 17.16.060.D (Automobile Trip Reduction)
of the Zoning Regulations identifies "off-peak work hours" as a viable program for reducing
on -site parking demand in a safe manner that will not be detrimental to the surrounding area.
Staff finds the restriction of the religious facility's group meeting times to be sufficient to
control on -site parking demand by adequately offsetting with peak operating hours of adjacent
tenants.
6.0 ALTERNATIVES
5.1. Approve the project with modified findings and/or conditions of approval.
5.2 Continue the project with direction to the applicant and staff on pertinent issues.
5.3 Deny the project based on findings of inconsistency with applicable City policy.
7.0 ATTACHMENTS
1. Draft Resolution with Legislative Draft Master Use List (Exhibit A)
2. Vicinity Map
3. Existing Master Use List
4. 01-11-2006 Planning Commission Staff Report & Resolution
5. Applicant Letter & Addendum
6. Project Plans
7. Manufacturing Zone List of Uses
Attachment 1
RESOLUTION NO. PC-XXXX-XX
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
APPROVING A RELIGIOUS FACILITY WITH A TRIP REDUCTION PLAN,
MODIFICATION OF AN EXISTING MASTER USE LIST, AND ADOPTING A
CATEGORICAL EXEMPTION FROM CEQA AS REPRESENTED IN THE PLANNING
COMMISSION AGENDA REPORT AND ATTACHMENTS DATED NOVEMBER 13, 2013
(3592 SACRAMENTO DRIVE — MOD 150-13)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on
November 13, 2013, pursuant to a proceeding instituted under MOD 150-13, Matt Quaglino
applicant, and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Planning Commission has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations by staff,
presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San
Luis Obispo as follows:
Section 1. Findings. Based upon all the evidence, the Commission makes the following
findings:
1. As conditioned, the project's proposed mix of uses is consistent with the General Plan (LUE
Policy 2.2.7 & 3.8), which encourages mixed residential and commercial development, with
uses that are compatible with the project's surroundings, with neighborhood uses, and with
each other.
2. As conditioned, the proposed mix of uses will not harm the general health, safety, and welfare
of people living or working in the vicinity because the project is in conformance with
allowable/conditionally allowable uses in the Manufacturing (M) zone and the previously
approved Master Use List.
3. The proposed mix of uses provide greater public benefits than single -use development of the
site, such as promoting a compact city and potentially reducing auto trips by providing jobs
and services in close proximity.
4. As conditioned, the proposed religious facility use is compatible with adjacent tenants
including on -site residences because the use is small in scale operating entirely within an
existing building, and does not include truck traffic, noise, or odors normally associated with a
use in the manufacturing zone.
5. The applicant's proposed on -site parking demand management proposal (Automobile Trip
Reduction Plan) for the religious facility use is sufficient to control on -site parking demand by
adequately offsetting with peak operating hours of adjacent tenants.
Planning Commission Resolution No. PC-XXXX-XX
MOD 150-13 (3592 Sacramento)
Page 2
Section 2. Environmental Review. A Categorical Exemption (Section 15332 In -fill
Development) from environmental review was originally adopted by the Planning Commission on
January 11, 2013.
Section 3. Updated Master List of Uses. An updated master list of allowed and conditionally
allowed uses is hereby approved for this project and attached as Exhibit A. The updated list reflects
applicant requests and staff recommended changes. The Master Use List is hereby updated as
follows:
Add to list of Allowed Uses:
Bakery, retail (1,800 square foot maximum)
Office: Business & Service (2,600 square foot maximum)
Daycare Center (1,500 square foot maximum)
Maintenance Service, client site service (1,800 square foot maximum)
Offsite Wine Tasting (2,000 square foot maximum)
Add to list of uses requiring Director's Use Permit Approval:
Bakery, wholesale (Building A)
Vehicle Service repair & maintenance (Building A)
Section 4. Action. The Planning Commission does hereby approve application MOD 150-13
subject to the following conditions:
Planning Department
1. Hours of operation for the proposed religious facility shall be between 7:00 a.m. and 7:30
p.m. daily.
2. Group meetings associated with the proposed religious facility shall be limited to off-peak
business hours, offsetting with the peak hours of operation of adjacent on -site tenants, to the
satisfaction of the Community Development Director. Generally group meetings shall take
place before 8:00 a.m. and after 5:00 p.m. during the week (Monday through Friday).
3. If parking availability becomes impacted, the City retains the right to require additional
parking mitigation measures, including but not limited to revocation of this use permit,
limiting occupancy loads or off -site parking agreements with adjacent property owners.
4. The Use Permit shall be reviewed by the Community Development Director for compliance
with conditions of approval, or to determine whether a modification of the Use Permit is
necessary upon significant change to the business as represented in the applicant's submitted
materials and the Staff Report dated (November 13, 2013), or in the event of a change in
business ownership which may result in deviation from the project description or approved
plans.
5. This Use Permit shall be reviewed by the Planning Commission or Administrative Hearing
Officer (as deemed appropriate by the Community Development Director) if the City
receives substantiated written complaints from any citizen, Code Enforcement Officer, or
Police Department employee, which includes information and/or evidence supporting a
Planning Commission Resolution No. PC-XXXX-XX
MOD 150-13 (3592 Sacramento)
Page 3
conclusion that a violation of this Use Permit, or of City ordinances or regulations applicable
to the property or the operation of the business, has occurred. At the time of the Use Permit
review, to ensure on -going compatibility of the uses on the project site, conditions of
approval may be added, deleted, modified or the permit may be revoked.
On motion by , seconded by and on the following
roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 13t` day of November, 2013.
Doug Davidson, Secretary
Planning Commission
Planning Commission Resolution No. PC-XXXX-XX Attachment
1
MOD 150-13 (3592 Sacramento)
Page 4
Exhibit A, Master Use List
Planning Commission Resolution 5439-06, amended by Resolution XXXX--XX (Nov 13, 20-13);
Sycamore Plaza, 3592 Sacramento Drive
Building refers to the single story, commercial building closest to Sacramento Drive.
Allnwed INes
ATMs
Auto and Vehicle Sales and Leasing (excludes sales/leasing of automobiles, trucks and vans;
includes bicycles)
Auto Part Sales, Without Installation
Auto Parts Sales, With Installation (Building A only, with all installation done indoors. Excludes
any mechanical work such as mechanical repairs of vehicles; but allows minor repairs or
installation of after market products such as audio video electronics, upholstery, customizing
of stock vehicles)
Bakery, retail (1,800 square foot maximum)
Banks and Financial Services (see Planning Commission Resolution 5439-06, Section 2)
Broadcast Studios
Business Support Services
Catering Services (subject to Planning Commission Resolution 5439-06, Section 3)
Copying and Quick Printer Service
Daycare Center (1,500 square foot maximum)
Equipment Rental
Farm Supply and Feed Store (Building A only)
Fitness/Health Facility (excludes conventional fitness centers and athletic clubs; but allows
personalized training and spa -style facilities)
Furniture and Fixtures Manufacturing (excludes appliances, bedsprings & mattresses, and lockers
& store furniture shops)
Laboratory - Medical, Analytical, Research, Testing
Maintenance Service, Client Site Services
Manufacturing — Light (Building A)
Mixed -Use Project (see Planning Commission Resolution 5439-06, Section 1)
Mobile Home, RV, and Boat Sales (boat sales only, with all display indoors)
Office --- Accessory
Office: Business & Service (2,600 square foot maximum)
Office — Processing (see Planning Commission Resolution 5439-06, Section 2)
Office — Production and Administration (see Planning Commission Resolution 5439-06, Section 2)
Offsite Wine Tasting (2,000 s uare foot maximum
Photo and film processing lab
Printing and publishing
Repair Service — Equipment, Large Appliances, etc.
School — Specialized Training (excludes traditional classroom settings; but allows small groups or
personal training only)
Warehousing, Indoor Storage
Wholesale and Distribution
Planning Commission Resolution No. PC-XXXX-XX
MOD 150-13 (3592 Sacramento)
Page 5
Home Occupation Permit
Home Occupations
Directors Use Permit
Ambulance, Taxi, and/or limousine Dispatch Facility (offices only)
Antennas and Telecommunications facilities
Bar/Tavern (excludes bars, taverns and pubs; but allows other uses under heading in Zoning
Regulations Chapter 17100 such as beer brewing and beverage tasting facilities)
Bakery, wholesale (1,800 square_ foot_ maximum) (BuildingA only)
Convenience Store (Budding A only)
Extended Hour Operations (Building A; required for any business with operations after 6: 00 pm or
before 8: 00 am) *
Food Bank/Packaged Food Distribution Center
Industrial Research and Development
Manufacturing — Light (Building B)
Recycling Facilities — Small Collection Facility (excludes scrap & dismantling yards and heavy
recycling)
Religious Facility
Restaurant (subject to Planning Commission Resolution 5439-06, Section 3)
Vehicle services — Repair and maintenance — Minor (1,800 square foot maximum) Building A
only)**
Veterinary Clinic/Hospital (excludes boarding and large animal care)
* Use permit requirement for extended hours also applies to those uses which are otherwise allowed
by right.
**Limited to clean vehicle repairs, no fluid changes, engine, transmission type work, limited to
upholstery repair and installation, stereo repair and installation, glass installation and repair, custom
modifications, electronic repair, etc.
a
C-S
pu-
m-s
VICINITY MAP File No. 150m13
3592 SACRAMENTO A
• • ATTACHMENT
Planning Commission Resolution 5439-06; Exhibit A
Master Use List
Sycamore Plaza, 3580 Sacramento Drive
Building A refers to the .single story, commercial building closest to S'acramento 1.lrive.
Allowed Uses
ATMs
Pluto and Vehicle: Sales and Leasing ((_,xcludes sales/leasing of awomohiles, trucks and
vans; inchieles bicycles)
Auto fart Sales, Without Installation
Auto ['arts Sales, With Installation (Building A only, with all installation done indoors.
Excludes any mechanical work Bitch as mechanical repairs of iehicles; but allows
minor repairs or installation of yfier market products such as am.lio video
electronics, tgrholstery, customi. ing of stock vehicles)
Ranks and financial Services (see Planning, ("ommission Resolution 5439-06, Section 2)
Broadcast Studios
Business Support Services
Catering Services (subject to Planning ("onintission Resolution 543.9-06, Section 3)
Copying and Quick Printer Service
Equipment Rental
Farm Supply and Feed Store (13uilcling 1•i only)
Fitness/Health facility (�.xclndes conventional fitness centers anel athletic clubs; but
allvFc�s personalized trcrining urtcl s�aa-style,fcrcdities)
Furniture and Fixtures Manufacturing (excludes appliances, be(IV)rings d mattresses,
and lockers & store furniticre shops)
Laboratory - Medical, Analytical, research, Tcsting
Maintenance Service:, Client Site Services
Manufacturing -- f.ight (gitilclinzr A)
Mixed -Use Project (see I'lunning Commission resolution-5439-00, Section 1)
Mobile I lorne, RV, and Boat Sales (hout sales orlty, with (lll clisplav indoors)
Office --- Accessory
Office; -- Processing (see Planning Commission Resolution 5.139-06, Section 2)
Office -- Production and Adminisu-atiun (sec Planning Commission Resolution 543.9-06,
Section 2)
Photo and film processing lab
Printing and publishing
Repair Service Equipment, l arge Appliances, etc.
School — Spcciali eel "I'raining (exchtdc�s trutlitional classroom settir� gs; but allows small
groups or personal 11-aining only)
Warehousing. Indoor Storage
Wholesale and Distribution
- • • ATTACHMENT
Home Occupation Permit
Home Occupations
Directors Use Permit
Ambulance, Taxi, and/or limousine Nspatch facility (offices rawly)
Antennas and Teleeommunications facilities
Bar/Tavern ((,xcludes bars, taverns and pubs; but allows other uses under heading in
Zoning Regulations Chapter 17. 100 such as bear brewing and beverage tasting
facilities)
Convenience Store (Building A only)
Extended Hour Operations (Building,4; required for any business with operations after
6: 00 pin or be f nre 8: 00 urn) *
Food Bank/Packaged Food Distribution Center
Industrial Research and Development
Manufacturing -- Light (Building B)
Recycling Facilities — Small Collection facility (exc-ludes scrap & disrnandinif yards and
heavy recycling)
Restaurant (subject tea Planning Commission Resolution .5439-06, Section 3)
Veterinary Clinic/1 lospital (excludes boarding and large animal (,*are)
* Use permit rccluirement fir extended hours also applies to those; uses which are
otherwise allowed by right.
•
• ATTACHMENT
RESOLUTION NO.5439-06
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF SAN LUIS OBISPO
APPROVING A MIXED -USE PERMIT
U 197-05 (3580 SACIIAMENTO DRIVE)
WlLE:REAS, the Planning Commission of the City of San Luis Obispo conducted public
hearings in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on
January 11, 2006, for the purpose of considering Application U 197-05, a mixed -use project with
12 dwellings and 14,497 square feet of commercial floor area; and
WI-fI;REAS, notices of said public hearing was made at the time and in the manner
required by law, and
WHEREAS, the Planning Commission has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations by staff,
presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
Section 1. Mixed Use Project Findin rs. The following findings are required by the
Zoning Regulations (Section 17.08.072) and are hereby made in support of the proposed mixed
use project.
I. The project's mixed uses are consistent with the General Plan and are compatible with
their surroundings, with neighboring uses, and with each other because (1) all of the uses
proposed are allowed or conditionally allowed in the M zone, (2) as conditioned, adjacent
environmental noise and manufacturing activities will be disclosed to residents of the
project in the individual tenant leases, and (3) the uses that are allowed have been chosen
to insure compatibility and this use permit may be reviewed by the City if' reasonable
written complaints are received from residents of the project or the Police Depart►nent.
2. The projects design protects the public health, safety and welfare because potential
impacts such as noise and use compatibility have been identified and mitigated in the
design of the project, insuring that the project has been designed in a manner that is
consistent with City standards and policies.
'Ihe mixed uses provide greater public benefits than single -use development of the site
because it provides a large number of residential units that are affordable by design in
close proximity to workplaces both on -site and within the immediate vicinity. In addition,
the project has immediate access to public transportation and the City's bicycle route
network.
0
Planning Commission Resolution No. 5439-06
3580 Sacramento Drive, U 197-05
Mandatory Finding for More Restrictive Standards
(Curtailed Use List)
ATTACHMENT 4
Page 2
To ensure compatibility between commercial and residential uses on the site,
soma of the uses that would normally be allowed in the M zone will be prohibited
in this development. '.These uses include automobile services, construction related
sales and services, and large and/or heavy manufacturing operations. A Master
Use List is provided as f`xhibit A.
(Parking Limitations)
The proposed 19.2% mixed -use parking reduction is appropriate because parking; areas
on the site are shared and the peak hours of parking demand differ between the residential
and commercial uses on the site.
Section 2. Master Use Permit -Fin( in-,s. This permit is intended to serve as a Master Use
Permit for Office — Production and Administrative and Office — Processing on the ground floor,
banks and financial services, and veterinary clinics (without boarding or large animal care).
Offices and veterinary clinics (without boarding or large animal care) will be compatible
with existing and proposed uses in the area because the project site has access to Broad
Street (via Capitolio Drive), public transportation, bike routes and convenience facilities
for employees are anticipated with adjacent development.
The project location will not significantly direct traffic to use streets in residential zones
because there are no residential zones bordering the project site.
The proicct will provide adequate tl3idgatiott to address potential impacts related to noise.
light and glare, loss of privacy and other impacts on nearby residential areas because. as a
nIixcd-usc project, these comiderations are integral part of the project design.
4. The project will not preclude industrial or service commercial uses in areas especially
suited for these uses because the proposed location is more suited to the types of light
industrial, office, and service uses allowed in the Manufacturing zone, than it is to more
intensive industrial uses because of the mixture of uses that will be served on the site and
the proximity of -other mixed -use developments.
The project will not create a shortage of M-zoned land available for service commercial
or industrial development because there are vacant, developable and under-uttilized
properties through -out the City in the M zone and the City is currently developing
Specific Plans for two major expansion areas that will be able to accommodate these
uses.
Section 3. Actiota. '('lie Commission hereby approves Use Permit U 197-05, allowing a
mixed -use development on property located at 3580 Sacramento Drive. subject to the following
conditions and code requirements:
• ATTACHMENT
Planning Commission Resolution No. 5439-06
3580 Sacramento Drive, U 197-05
Mixed -Use Project Conditions
Page 3
Prior to occupancy of the project the applicant shall pay the in -lieu fee as determined by
the City's Ordinance.
2. The residential tenant leases shall include a disclaimer that all owners and their tenants
consent to the higher noise levels they will experience living on the project site. and that
these noise levels may increase in the future as additional properties build out and
existing businesses expand their operations. The leases will state that the project site is
located in an area designated for manufacturing and the City's Noise Ordinance does not
include the same protections in this area as it does for residential neighborhoods, to the
approval of the Community Development Director.
3. The Mixed Usc E'roject is subject to the use matrix provided in Exhibit A of this
resolution. Modifications to the use matrix require the approval of the Planning
Commission.
4. Restaurant uses on the project site shall be required to include interior spaces for the
storage of food scraps and other waste and shall contract for daily garbage service, to the
approval of the Architectural Review Commission or the Community Development
Director. Refuse storage areas shall be kept clean and odor free. If trash must be
relocated from the interior space of a restaurant to one of the exterior trash enclosures on -
site, it shall be done as close as possible to the trash pick-up time. `I'o address noise
issues, plans for tenant improvements shall be evaluated to keep kitchen areas away from
exterior doors and windows, where residential units are located above.
5. Commercial tenant leases shall limit restaurant activities that create very strong odors,
such as coffee roasting. Complaints relative to restaurant or other odors will be evaluated
by the Administrative Hearing Officer, per condition #8.
6. 1 [ours of operation for all commercial uses on the project site are limited to between 8
a.m. and 6 p.m.. unless the Director approves an Administrative lJse Permit for extended
hours.
7. The site lighting shall be reviewed by the Architectural Review Commission to ensure
that ambient light levels will not negatively impact residents.
8. The property managers for the project shall be required to maintain an updated and
accurate parking calculation worksheet for the commercial portions of the project site.
The worksheet shall be submitted to the Community Development Department with
every Business license Application or Use Permit Application required by this
resolution.
9. This use permit shall be reviewed by the Administrative hearing Officer if any
reasonable written complaint is received from any citizen or from the Police Department.
At the review hearing the Hearing Officer may establish additional conditions of approval
as deemed necessary to insure on -going compatibility between commercial and
i * ATTACHMENT 4
Planning Commission Resolution No. 5439-06 Page 4
3580 Sacramento Drive, U 197-05
residential uses on the project site. The Hearing Officer may refer the complaint to the
Planning Commission at hisllier discretion.
10. The project's leases shall include language notifying property owners that Sacramento
Drive is designated as a Class 2 bike route and when the bike lanes are installed, on street
parking on Sacramento Drive will be .removed.
Fire Department
11, T'wo city approved fire hydrants shall be provided at entrances to the parking lot.
12. An NFI'A t 3 fire sprinkler system shall be provided throughout the project including the
R- t portions.
ltilities Department
13. The development of the site triggers the Utilities Department Sewer Lateral Abandonment
Policy. This policy states that any existing sewer lateral to the property must be abandoned
at the main as a condition of development, unless the lateral is intended for use with the
proposed development and it passes a video inspection. If the sewer lateral is intended for
this purpose, the owner shall submit a VI -IS videotape documenting the internal condition of
the pipe to the Utilities Department for approval.
14. A water allocation is required, due to the additional demand oil the City's eater supplies.
The City currently has water to allocate, and does so on a '`first -come, first-scrved" basis.
Water is allocated at the time building permits are issued and the Water Inipact Fee is
paid. Both the Water and the Wastewater Impact Fees are based on a per unit basis for
the residential buildings, and the size of the water meters) for the non-residential
coniponents of the development. Water and Wastevvatcr• Impact Fees shall be paid at the
time building permits are issued. Credit is given for CXisting accormts on the property.
15. Non-re;siticntial uses require a separate connection to the public water system for
automatic lire sprinklers. 'I'lle Lire service lateral shall include a USC approved backilow
prevcnter appropriate for the proposed use. The backtlow prcventer shall be located as
close; to the public right-of-way as possible, in direct alignment with the connection to the
Public water main. The backilow preventcr can be located no flurther than 25 feet front
the right-of1way line without prior written approval of the ttilities Engineer. If the tiro
service supports one or more fire hydrants, the; [iS(: approved backilow prevente.r shall
also include detector capabilities (double detector check assembly). The FDC may be
located behind the backf1oxv prevention assembly. in accordance with manufacturer's
recommendations. The location and orientation of the I- I)C shall be approved by the Fire
Department.
16. By ordinance, the applicant is required to prepare a recycling plan for approval by the
City to address the recycling of construction waste for projects valued at over $50,000 or
demolition of structures over 1000 square f'cr t. The recycling plan shall be submitted to
the Building Department with the building plans. The City's Solid Waste Coordinator
can provide some guidance in the preparation of an appropriate recycling plan.
•
Planning Commission Resolution No. 5439-06
3580 Sacramento Drive, U 197-05
Code Requirements
ATTACHMENT 4
Page 5
1. The napping issues regarding the proposed IJ A, subdivision regulations, and previous
conditions of approval for parcel neap SLO 90-168 in regards to the accessway width
shall be resolved prior to building and/or grading permit issuance for the new structurta.
On motion by Commissioner Loh, seconded by Coo ntnissioner Carter, and on the following roll
call vote to wit:
AYES: Commrs. Christianson, Carter, McCoy, Loh and Osborne
NOES: none
REFRAIN: none
ABSENT: Commrs. Miller and Chairman Boswell
The foregoing resolution was passed and adopted this I I"' day of January, 2006.
Ronald Whise►nand ecretary
Planning Commission
0 0 ATTACHMENT 4
CITY OF SAN LUIS OBISPO
PLANNING COMMISSION AGENDA REPORT 1TF NT #
FROM: Ron Whisenand, Deputy Director;' � MEETING DATE: January 11, 2005
Prepared By: Jairne Hill, Associate Planner ,',--11.
TILE NUMBER: U 197-05
PROJECT ADDRESS: 3580 Sacramento
SUBJECT: Review of a Planning Commission Use Permit for a nixed -use project with 12
dwellings and 14,494 square feet of commercial floor area, with a request for a mixed -use
parking reduction.
SUMMARY RECOMMENDATION:
Grant approval of a master use permit for the mixed -use project including a 20% shared and
mixed -use parking reduction, based on findings and subject to conditions of approval and code
requirements.
BACKGROUND:
Situation
In 2003 the City Council amended the Zoning Regulations Chapter 17,22,010 to establish a
permit process for reviewing nixed -use protects in the Manufacturing Zone. At that tune they
also amended Zoning Regulations Chapter J 7.08.072 to establish site development and
performance standards for review of all new mixed -use projects in the City. Since that time
several new mixed -use projects have been approved in the Service Commercial and Downtown
Commercial Zones, however, this is the first request to develop a mixed -use project in the
Manufacturing Zone to be reviewed by the City.
Quaglino Properties has submitted a development plan for a mixed -use project on an
undeveloped, 1.45-acre parcel on Sacramento Drive between Ricardo Court and Industrial Way
(Vicinity Map. Attachment 1). The project includes four new structures, including a single story
commercial building fronting Sacramento Drive (Building A), a three story building at the rear
of the parcel with commercial space on the first level with two floors of residential units above
(Building 13), and two carports along the southern property line, containing a total of I 1 covered
parking spaces.
Data Summary
Address: 3580 Sacramento Drive
Applicant: Quaglino Properties
Representative: Steven Pults AIA & Associates
Zoning: M (Manufacturing)
General Plan: Services and Manufacturing
Environmental: The project is categorically exempt frorn environmental review, consistent with
CEQA Section 15332. In -Fill Development Projects (Class 32).
U 197-05 (3580 Sacramento'Drive)
Sycamore Plaza
Page 2
Site Description
0 ATTACHMENT 4
The project site includes approximately 1.45 acres of land fronting Sacramento Drive, separated
from the railroad tracks to the east by a flag lot, which is developed with it large manufacturing
and office building. Other adjacent parcels are also developed with a mixture of commercial
uses, including offices, warehouses, industrial development, and the UPS processing facility.
Directly across Sacramento Drive is the site of the Broad Mixed -Use Project, a commercial and
residential development which is currently under construction. The property is generally flat,
with a slight fall from the rear of the site towards Sacramento Drivc. Seasonal grasses and two
pine trees at the front of the lot are the only existing vegetation.
PrRiect Description
The proposed project, called Sycamore Plaza, includes requests for a Planning Commission
Master Use Permit for the Mixed -Use Project and parking reductions, and architectural review.
Development would include two occupied structures; Building A is it 5.689 square foot single
story building along the Sacramento Drive frontage which would be occupied by various
commercial uses, and Building B, a three story building comprised of 8,805 square feet of
commercial space on the ground level and 13,460 square feet of residential space on the second
and third levels. Other improvements include two detached carports along the southern property
line, uncovered parking, landscaping, and associated site improvements. The residential
component of the project includes 12 dwelling units, to be divided amongst the second and third
levels of Building B. The development plan includes 60 parking spaces located along the street
frontage and between the buildings, with some covered parking within the aforementioned
carports along the southern property line.
Because sonic commercial uses typically allowed in the Manufacturing Zone may not be
appropriate in a Mixed -Use project, the applicant has proposed a modified list of uses for the site
(Attachment 4). In addition to the curtailed list of allowed uses, the design of the commercial
spaces, in LCr111S of size and access, lends itself to less intensive and "cleaner" uses.
EVALUATION
Since the modifications to the Zoning Regulations in 2003. which established the project
requirements and development standards for nnixed-use projects this is the first project
application to be reviewed by the City, where it Mixed-Usc project has been proposed in the
Manufacturing "Lone. Correspondingly, this is the first mixed use project to be proposed that is
industrial in character and design. The Commission's review should pay particular attention to
the appropriateness of a mixed -use project in this part of' the City and focus primarily on the
issue of land use compatibility.
Neighborhoud C ai-aclei-
The area surrounding the project site is a mixture of property zoned Service -Commercial and
Manufacturing, with much of the existing development characterized as light industrial.
Businesses are primarily focused in the areas of shipping and receiving, printing and publishing,
food manufacturing, vehicle services, telecommunications, retail sales, and manufacturing of
U 197-05 (3580 Sacramento rive)
Sycamore Plata
Page 3
r ATTACHMENT 4
building products. These activities are generally not associated with manufacturing uses
involving chemicals, hazardous emissions, vibrations or other factors typical of a heavy
industrial area. The area does experience heavy commercial traffic volumes and available on -
street parking is in extreme demand. In addition to the surrounding commercial uses, there are
some other residential developments in the area (or approved but not yet constructed), including
the Broad Street Mixed Use Development to the west, the Crcekston and Taambling Waters high -
density developments further to the north at Broad and Orcutt Roads, and some single family
residences to the south (Attachment 3, Map exhibit of residential development in the vicinity).
Recently, the City Council approved a Mixed -Use project, known as Broad Street Mixed -Use, on
the property directly across Sacramento Drive from the project site. This project will include 82
dwellings and 31,280 feet of commercial space, designed like a new neighborhood. Although the
Broad Street Mixed -lase site is zoned C-S, residents at the two locations will be similarly
affected by their co►nniercial/inclustrial Surroundings. During the review of this project,
compatibility with commercial and industrial uses was raised by property owners and
surrounding businesses. Concerns regarding traffic, noise, and safety for school age children
living in the new development was raised and discussed. Similar concerns should be addressed
with this application.
The residents of these new developments will not be protected by the stricter standards in the
noise ordinance that apply in the residential zones. A noise study prepared for the Sycamore
Plaza project identified that only the eastern side of the site as above the permissible sound level
for interior spaces due to railroad noise, and recommended mitigation measures to insure that
noise impacts are reduced to less than significant levels. These recommendations include several
construction specifications that will be accommodated with the proposed site and building
designs. As a condition of approval, the residential lenses for the project will also be required to
include noise disclosures on the activities that can occur and the limited applicability of the
City's Noise Ordinance in this area.
As previously mentioned, Sacramento Drive does experience heavy commercial traffic volumes
not typical of residential areas, which could pose a safety concern for residents, and commercial
activities of local businesses can occur through►out the night and may involve idling trucks and
loading of products and parcels, resulting in increased noise levels. To reduce these impacts on
future site residents, the residential units will be located on the upper floors of Building B only,
which is located farthest from the Sacramento Drive.
Finally, it should be noted that the Broad Street Mixed -Use, "rumbling Waters and Crcekston
projects will result in significant public improvements in the area. Most significantly, these
improvements include reconfiguration of Sacramento Drive to connect with Orct►tt, installation
of sidewalks and other pedestrian pathways, additional neighborhood serving commercial uses,
and contributing to the City to Sea Bike Trail that is identified in the General Plan Circulation
Element as passing by the project site as a Class II Bike Path.
l3uildingl Parking Lot Corr figtw ition
The proposed building setbacks, parking design, and coverage are consistent with General Plan
and property develop►rent policies. The site improvements and living spaces have been laid out
to take advantage of views of the foothills to the west and shelter the residences from
U 197-05 (3580 Sacramento rive) ATTACHMENT 4
Sycamore Plaza
Page 4
Sacramento Drive traffic and railroad noise. Fronting Sacramento Drive, Building A is a single -
story commercial building, with its primary entrances facing the street and secondary entrances
and loading bays located on the rear facade. This building is separated from the street by a
sidewalk, landscape planter and a single row of parking, with pedestrian access provided along a
central walkway. Additional parking is located to the rear of the building and within carports
along the southern property line. The larger, three-story Building B is at the rear of the site, with
commercial space on the ground level and residential twits on the second and third floors.
Primary entrances to the commercial spaces are located along the front building facade. The
dwellings are accessed via stairwells at either end of the building, or by an elevator located at the
north encl. The second and third level dwellings are accessed via covered breezeways located
along the building's rear facade, while the front of the building is dominated by private balconies
Facing west to take advantage of the mountain views. This configuration allows for the private
outdoor decks to be sheltered from railroad noise by the mass of the building, while the single -
story building and setback provide buffering from Sacramento Drive traffic noise. Adjacent to
the residential entrances on either side of Building .B are small patio areas offering some sense of
openness and separation from the commercial development. The patio area at the north entrance
could be further enhanced by shifting it west, closer to the building entrance, and relocating the
trash enclosure closer to the property corner. The site layout, including the location and design of
outdoor areas will be reviewed by the Architectural Review Commission.
Housing Element Consistency and Affnrdable Housing
The recently adopted Housing Element supports increased housing production, and includes
many policies that support variety in housing location, type, size, tenure and style. As previously
mentioned, this proposal differs from other mixed -use projects recently reviewed in that the
dwellings would be small rental units in an urban setting, rather than attempting to create a new
residential neighborhood. However, other "more traditional" Mixed -Use projects generally
involve greater potential for intcraction between commercial and residential uses by including
uses such its retail, service, and dining opportunities that are an advantage to the on -site residents
in addition to the larger community. In this case many of the existing uses in the area provide
little coinrnercial amenities for the residents.
The applicant has indicated that the project will be meeting its Inclusionary housing
Requirement through the payment of in -lieu fees. The in -lieu fee is an acceptable alternative to
meet the City's Inclusionary Housing Ordinance. Payment of in -lieu fec as determined by the
City's Ordinance is ensured through a condition of project approval.
Mixed Use Standards
The evaluation below follows the City's new performance standards for mixed use projects, with
staff's analysis provided in italics:
Zoning Regulations - Section 17.08.072 - Mixed Use Projects
This Section provides standards for the design of mixed use projects.
A. Design considerations. A mixed use project shall be designed to achieve the following
objectives.
U 197-05 (3580 Sacrament rive) ATTACHMENT 4
Sycamore Plaza
Page 5
The design shall provide for internal compatibility between the different uses
The residential units sire grouper/ within the second and third floors of the rear
building. A pedestrian path along the northerly driveway leads to one of two
entrances reserved for the residents. At the north end of the building is both a
stairway and elei,ator, with a lockable bike room for the residents located oil the
second floor and storage units ,for individual units oil both the second (furl third
floors. A second entr-t1 stairway for the residential units is located oil the south end of
the building. Entrances to the dwellings are along covered breezeways along the
buildings rear,1tiq:a le.
Unlike the Broad Street Mixed -Use Project currently raider construction across the
street, this project has intentionalls^ been designed to be commercial in character. In
manv ways it is similar to mixed -use development orre ~could expect in the downtown,
smith independent Kroimd floor businesses with residences above, rather than creating
an integrated new "village" or "c:•onnnunity". Again, it is important to note that the
surrounding uses tend to be more industrial in nature then we have in the downtown
commercial environment.
2. Potential noise. odors, glare, pedestrian traffic, and other potentially significant
impacts on residents shall be minimized to allow a compatible rnix of residential and
nonresidential uses on the same site.
The residential units tire located at the rear of the site, where they are bu�ff'red fi-orn
commercial traffic and potential noise, odors, and glare from surrounding
development. Outdoor space for the dwellings is provided ai the southeast corner of
the site, where it is separated from the adjacent of f is es by a landscaped bean.
Because of the orientation of the development on the parcel to the rear, this area is
sheltered from both railroad noise and the activities that cure occurri.lig oil this site.
Although the dwellings are proposed cis rental apartments rather than condonriuiunrs,
cure therefore Lire not subject to the noise criteria far qualif.Wng openspace, a noise
analysis prepared fin- the project cmifirrned that anibient noise levels at this location
falls within the allowable range.
It is unlikely that the commercial acth,ities oil this site will create compatibility
problems with ill(, residences due to two faclors: the design of the commercial spaces
and the restricted list of allowed uses. The design of the building with large
storefronts and multiple tenant spaces is not conducive to wvarehouse or
nuint(f icturing uses, which could potentially generate problematic track traffic, noise,
or odors. Given their design, the commercial spaces are more apt to be occupied by
less intensive uses such as offices, research labs, and other service related
occupations. Uses typically allowed in the 11Manuf icturing zone that sr-ould be
inappropriate as part of a inixed-use dereloprnent, such as those involving chemicals,
the fabrication of materials, or outdoor use .space, have been elirni-nated froin the
proposed list of cdlosved uses. Additionally, because: commercial uses are limited to
the ground level, the stairwells and elevators would be for the sole use of the
residents, and any use operating outside the hours of 8: 00 am to b: 00 pin would be
U 197-05 (3580 Sacramenttrive)
Sycamore Plaza
Page G
I* ATTACHMENT 4
subject to the Community Developinent Department Director's approval to ensure
that the commercial use will not negatively impact the residential uses within the
project.
3. The design of the mixed use project shall take into consideration potential impacts on
adjacent properties and shall include specific design features to minimize potential
impacts.
Other adjacent properties are fully developed and will be unaffected by the proposed
development. Similar to the proposed project, which proposes ground level
commercial uses with more sensitive residential roses above, much of the surrounding
area is developed out ►vith a iniature of commercial and office asses. Thee property to
the coast, which shares the contnlori driveway along the north end of the site, has
recently been through an extensive remodel, and the area closest to the project site is
now in office use, while the eastern portion of the building is vvarehouse space
currently being ittili,ed cis a bakery, distribl.ttion fticility. The property to the south,
Which borders the residents' outdoor space, also hers fairly innocuous roses, including
a telecommunication svvitching fitcility, Ride -On Transportation, and several offices.
To the east fcicing Riccardo Court are several small commercial buildings occupied by
a variety of light -manufacturing uses such as computer prograininers, small vehicle
repairs, and a musical equipment company. Given the design and tenure of the
adjacent developrrrent it is unlikely that they will be used for more invasive intense
lnanuf acturing asses in the foreseeable , future. However, there is concerns that future
residents may complain about legitimate manufacturing operations that ►vill occur in
their new neighborhood. Staff has therefore required as a condition of approval that
a disclosure of noise conditions be provided to jitttire residents alerting them that
they live in a commercial area and care to expect noise and traffic uc conditions that
difjc�r- fi•oln other- -i� )icc'il " residential situations.
4. The design of a mixed use project shall ensure that the residential units are of a
residential character, and that privacy between residential units and between other
uses on the site is maximized.
The proposed building architecture is gelleralhy comillercial ill character, reflecting
the design pattern ill the area. Despite this architectural style, the dwellings
ilt
themselves tare identaftably residetal, reminiscent of what )night be e Pected ill more
urban areas. The dwellings are accessed through stairwells and cal elevator art the
sides of the building which are for the sole use of the residents and their guests.
Individual unit entrances care along the rear of the building, as is an outdoor area
separated from the public: parking and commercial area, Generous private decks cure
provided along the building's hest fi(.-ade to take advantage of views crf the hills,
avhich will generally be utilized bY residents in die everting, after business have
closed.
osed.
5. The design of the structures and site planning shall encourage integration of the street
pedestrian environment with the nonresidential uses through the use of plazas,
courtyards, walkways, and street furniture.
U 197-05 (3580 Sacramentiorivc)
Sycamore Plaza
Page 7
0 ATTACHMENT 4
Because of the industrial nature of the area there is little if any pedestrian
environment in the vicinity. However, two pedestrian pathways into the site been
Provided, a central walkway leading to the primary entrance of Building A, and a
second pedestrian path along the northern driveway approaching Building B. The
Con n�tission shottlal discuss whether additional outdoor spaces far residents would be
appropriate.
6. Site planning and building design shall be compatiblc with and enhance the adjacent
and surrounding residential neighborhood in terms of scale, building design. color,
exterior materials, roof styles. lighting, landscaping, rind signage.
The site is not inunediately adjacent to a residential neighborhood. However, the
ARC will review the project design, including architectural character and building
designs, for canpatibility with the surrounding development if mixed -use permit is
approved by the Commission.
B. Mix of uses. A mixed use project may combine residential units with any other use, or
combination of uses allowed in the applicable zoning district by Section 17.22.010;
provided that where a mixed use project is proposed with a use required by Section
17.22.010 to have Use Permit approval in the applicable zoning district, the entire mixed
use project shall be subject to that permit requirement.
The Planning Commission Is being asked to Make a recommendation oil a Master Use
Permit for the project. The uses listed include various typos of offices, retail uses including
restaurants and various personal and business services. find other light -industrial uses cis
consistent and appropriate fur the M zone (See Attac•hinertt d, Draft Resolution, Exhibit A).
Because this is the first mixed -use project that would be developed in the Mangf icturing
;one the Commission should carefully consular the proposed mixture of uses. This list of
uses similar to those use lists approved by the Commission fur the Roadhouse Mixed -Use
Project on Broad Street and El Capitan, crud the Broad Street Allixed-Use Project located
directly to the west, both of which are in the C.7-S :.one.
C. Maximum density. The residential component of a mixed use project shall comply with
the maximum density requirements of the applicable zonings district; except that the
residential component of' a mixed use project in the C-S or M zoning districts shall not
exceed 24 dwelling units per net acre.
The density for the proposed project is 7.81 density units per acre.
D. Site layout and project design standards. Each proposed mixed use project shall comply
with the property development standards of the applicable zoning district, and the
following requirements.
1. Location of unit~. Residential units shall not occupy ground floor space within the
first 50 feet of floor area measured from each building face adjacent to a street, or any
ground floor space in the CD zoning district.
U 197-05 (3590 Sacramentlerive)
Sycamore Plaza
Page S
! ATTACHMENT 4
The project complies with this standard beciruse all of the proposes! dwellings are
located oil tipper floor- levels of* Building B, which is approximately 180 feet front
Sacramento Drive, the closest ae0acent City street.
2. Loading areas. Commercial loading areas shall be located as far as possible from
residential units and shall be screened from view from the residential portion of the
project to the extent feasible.
The commercial rises are broken elowr► into small tenant spaces that won't require
large loading docks. Tire proposed commercial rises tire smaller scale retail, service
(rush office rises, with those: tenants in Building A being provided with irulividual roll
rip doors along the eastern (rear) hrrilding face.
3. Refuse and recycling areas. Areas for the collection and storage of refuse and
recyclable materials Shall be located on the site in locations that are convenient for
both the residential and non-residential uses.
Trash collection facilities tire provided (it avo locations on the site; in the northeast
corner adjacent to stairwell and elevator of Building A and at the southeast corner of
Building A. This configuration allows for adequate accessibility for both residential
and commercial tenants, and,meets the size and maneuvering standards established
bY, the: garbage company.
E. Performance standards.
1. Lighting. Lighting for the con1mercial uses Shall be appropriately shielded to not
neglatively impact the residential units.
.Site lighting includes hoth parking lot dowry lighting and pedestrian scale bollards.
Use o/'picking lot lights, which would have a nuiximurn height of 20-feet, are limited
to circus surrminding Building A and adjacent to the shared flag lot drivewav oil the
northern extent of the site. To reduce ambient light levels where it could impact the
residential units the two parking lot lights to the rear of Building A should be
replaced with bollard lighting fixtures. irr their review, the Architectural Review
Connuission will also he evalrtating the specific type of fixtures proposed to insure
that proper shielding and illumination levels crre established.
2. Noise. All residential units shall be designed to minimize adverse impacts from non-
residential project noise, in compliance with the City's noise regulations,
The type of commercial rises that are likel y tit the site will have peak hours in file
niidrrtorning and afternoon and should not create adverse impacts to the residential
uses. Sigrrrftcant steps (ire proposed to address noise, including the use of'
construction techniques that will minimize liaise in interior areas. As a condition of
approval, ally restaurant uses will he required to have interior spaces for storing
refuse and tenant improvements must be designed so that kitchen areas are not
adjacent to exterior doors or Windows. Cof fee roasting or other activities that create
strong odors from restaurants uses are prohibited.
U 197-05 (3580 Sacramenterive)
Sycamore Plaza
Page 9
• ATTACHMENT 4
3. Hours of operation. A mixed-usc project proposing a commercial component that
will operate outside of the hours from 8:00 a.m. to 6:00 p.m. shall require the
Director's approval to ensure that the commercial use will not negatively impact the
residential uses within the project.
Individual rises that care otherwise allowed by right that propose extended hours (after-
6:00 pro or before 8:00 ain) will be subject to use permit requirements shall he
evaluated based on their proposed activities and hours of operation.
F. Requirements for Use Permit projects. A mixed use project that requires Use Permit
approval in compliance with Subsection B., or that is located in the C-S or M zoning
districts is subject to the following requirements.
1. Property development standards. The approval of a Use Permit for a mixed use
project may include:
a. Conditions of approval that require provisions and standards in addition to, or
instead of the property development standards of the applicable zoning district to
ensure the compatibility of uses and surroundings; or
Staff has ident(fic:d a number of conditions to ensure compliance with standards
and that address conrpertibility issues. "lire Planning Commission is certainly free
to add any additional conditions that they feel are necessmy and appropriate to
insure on -going compatibility between rases in the project may, be implemented.
b. Less restrictive standards than required by the applicable zoning district, to the
extent allowed by Use Permit approval in other sections of these regulations, to
make particular use combinations more feasible.
Shared and mixed -use parking reductions of' 19.2c7t are requested, as described
in the Parking discussion of [Iris report.
2. Mandatory findings for approval. The approval of a Use Permit :for a mixed use
project shall require that the review authority first make all of the following findings,
as applicable.
a. The project's mixed uses are consistent with the general plan and are compatible
with their surroundings, with neighboring uses, and with each other;
See Draft Resolution, Attachment 4, Section 1. The project is expressly
encouraged by the Land Use Element which promotes a compact urban.form, and
by the housing element, tvhich encourages a variety of housing types in the City.
The project', anted uses care consistent ivith the General Plan and are compatible
with their surroundings, with neighboring oases, and with each other because (1 )
all oj'the uses proposed are allowed or conditionally allowed in the M -,one, (2)
as conditioned, adjacent environmental noisecarrel mcuuafrcturing activities will be
U 197-05 (3580 SacraYnenArive)
Sycamore Plaza
Page 10
• ATTACHMENT 4
disclosed to residents of the project in the leases, and (3) the uses that are
allowed ha►,e been chosen to insure compatibility and this use permit may be
reviewed by the City if reasonable written complaints are received from residents
of the project or the Police Depur7rnent.
b. The projects design protects the public health, safety, and welfare; and
.See Draft Resolution, Attachment 4, Section 1. The proposed conditions of
approval are intended to insure that the project is carried out in a manner- that
protects public health, safety crud welfare, curd the project is designed consistent
with City policies and standards.
c. 'Pile mixed uses provide greater public benefits than single -use development of
the site. This finding must enumerate those benefits, such as proximity of
workplaces and housing, automobile trip reduction, provision of affordable
housing, or other benefits consistent with the purposes of this Section.
See Drcxft Resolution, Attachment 4, Section 1. Vie project provides residential
rental apartment units that are "qf lydable by design. " In addition, the project
has immediate access to public transportation and the City's bic-vcle route
network. The ►nix of uses that are anticipated are appropriate, and will provide
of fordable housing in close proximity to workplaces both on -site and within the
immediate %4cinity, thereby reducing reliance on automobiles.
3. Mandatory findings for more restrictive standards. To require property
development standards more restrictive than those of the: underlying zone, the review
authority must make one of the following findings:
a, Site -specific property development standards are needed to protect till proposed
use~ of the site, in particular residential uses; or
See Draft Resolution, Attachment d, Section 1. To etusure compatibility between
commercial and residential uses oil the site, some of the uses that would
normally be allowed in the M zone: will be prohibited in this development. These
uses incline autornohile services, construction related sales and ser 14ces, and
large and/or he(w), ununufcrcturing operations. For the complete Master Use List
see Draft Resolution, Exhibit A.
b. Site -specific property development standards are needed to make the project
consistent with the intent of these regulations; or
Only finding a. is required.
c. The preponderance of the development proposed for the site is of a type not
normally permitted in the underlying zone, so property development standards for
the zone where such development is normally found are appropriate.
Only finding a. is required.
U 197-05 (3580 Sacrament0rive)
Sycamore Plaza
Page l I
Parkin
• ATTACHMENT 4
Shared and mixed -use parking reductions have been requested. The total parking; requirement
for the project is outlined in the Project Parking Table below. A 19.2% reduction in the total
number of commercial parking spaces required (10%n shared and 9.2%o mixed -use) will provide
flexibility for the rnix of commercial uses on the: site, and is appropriate given the differing peak
hours of parking demand that are likely amongst future tenants. Additionally, business
employees and residents of the site will have convenient access to the City's bicycle
transportation network and public transit. On -site parking will include a mixture of uncovered
spaces and covered spaces within two airports, all of which would be required to be left
available: on a first --come first -serve basis.
Project Parking Table
Project _
Parking-��
Potential
Requested
Component
Requirement
Reductions
Reductions
Two -Bedroom
10 units * 2 spaces
Units
20 spaces
A shared and
mixed -use
A shared and
mixed -use
One -Bedroom
2 units * 1.5 spaces =
Units
3 spaces
reduction of
30% can be
reduction of
19.2% has been
i Guests
12/5 = 2 spaces
(3provided)
approved
requested
Commercial
11300 square feet
14,494 = 48 spaces
Totals
_
73 spaces required
-
51 spaces
59 spaces
required with
required with
(60 spaces provided)
max. potential
requested
reduction
reduction
For the purpose of this evaluation, a parking requirement of l space per 300 square feet of floor
area was used for all commercial floor area. Certain industrial uses have a less intensc
requirement and certain office and service uses have a greater requirement. As a condition of
approval, the future property manager will be required to maintain an accurate Parking,
Calculation Worksheet so that no uses are established that would cause the parking requirement
to exceed the neuuber of available parking spaces.
It's important to note that this segment of Sacramento Drive experiences heavy on -street parking
demand. Should the number of on -site spaces become an issue for the development in the future,
there will be limited potential for overflow onto the street. So while a 20% reduction for such a
project would normally maintain sufficient parking, there could be some future problems if
parking intensive uses dominate the new facility. However, staff is fairly confident that the limits
on the reduction to 19.2% (where a maximum reduction of 30% is allowed) and the types of uses
allowed by the Master Use Permit, that we will not have future parking problems.
Airport Land Use Plan
The City's Zoning Regulations require project compatibility with the County's Airport Lana Use
U 197-05 (3580 Sacramentgorive)
Sycamore Plaza
Page 12
0 ATTACHMENT
Plan (ALUP). The proposed project is located within Aviation Safety Area S--2 where aircraft
operate frequently or in conditions of reduced visibility at altitudes between 501 and 1000 feet
above ground level. Safety policies within the ALUP restrict residential and non-residential
density within this area. The maximum residential density (people per acre determined by total
units) allowed within this safety area is 12 per gross area, and the project proposes only 7.4.5
people per acre. The maximum non-residential density (people per acre) for uses allowed within
this safety area is 100 persons per gross acre, which would not be exceeded given the
commercial floor area even if these spaces were to be occupied by offices uses, which are the
densest potential uses in the Manufacturing cone.
Allowed Uses
The draft resolution includes a table of allowed uses within the project (Attachment 4, Draft
Resolution, Exhibit A). Incompatible uses, such as vehicle services, construction related sales
and services, and large and/or heavy manufacturing operations, would not be permitted in the
new development because of compatibility issues. The resolution does include findings to allow
processing and production/administration offices on the ground floor, banks and financial
services, and veterinary clinics (without boarding and large animal care) within the new
development, which are considered to be compatible use,,. Additionally, "extended hours" for
commercial activities as part of this project are considered any operations alter 6:00 pm or before
8:00 am, rather than the 2:00 am to 6:00 am standard established in Zoning Regulations Chapter
17.100.
ALTERNATIVES
The Planning Commission can continue the projcct if additional information is needed or
if more time is needed to fully evaluate the proposal.
2. The Planning Commission can r.leny the project it the Commission cannot make the
required findings in support of the mixed -use project or request parking reduction.
Attached.:
Attachment 1: Vicinity Map
Attachment 2: Project Plans
Attachment 3: Residential Development in the Vicinity (Map Exhibit)
Attachment 4: Draft Resolution and FAhibit A, Master lase Laist
Provided for Commission
Full Size Project Plans
Available at 990 Palm Street
Preliminary Drainage Report
Noise Assessment
September 9, 2013
From: Matt Quaglino, 543.0561
To: Planning & Building
Re: Planning application to amend a master use list for 3590 & 3592 Sacramento Dr.
The current master list of uses was approved by the Planning Commission as a part of the entitlement
process for this project. I have attached a copy for your reference. The approved use list was submitted
by Quaglino Properties and had excluded uses at that time that did not appear to be compatible. Since
that time the mix of tenant uses and seasoning of the project have made it apparent the originally
excluded uses can work under very specific circumstances and with controlled limitations can coexist in
a mixed use environment.
This project has two buildings, building A is a single story commercial that fronts on Sacramento Dr.
Building B consists of three floors with the ground floor commercial and upper two floors residential
which is located behind building A. Our request is to add the following uses that are by definition
included in the M zone, however were excluded from our original master list of approved uses.
1. Bakery Wholesale
2. Bakery Retail
3. Office Business Services
4. Daycare Center
5. Maintenance Service, Client Site Services
6. Vehicle Service, repair & Maintenance, Minor
7. Offsite Wine Tasting
8. Religious Facilities
I believe these uses were originally omitted with the understanding that they may be to large or
disruptive to this mixed use project. However I now believe with careful selection of each tenant based
on their specific use and location of a lease space as well as proper management of both the entire
project as well as individual tenants they can fit in. For example Bakery Wholesale was perceived as a
large baking facility with offensive odors, and heavy truck traffic, which of course would not be
compatible and a use we would not want. However for example; a small scale wholesale bakery
producing cookies for local distribution could work. Unfortunately our use list prohibits all wholesale
bakery users from the project. The same applies to Religious facilities, a church with a large
congregation would definitely not work for a host of reasons, however a small scale version could. The
exclusion of these uses was an attempt to protect the whole of the project but at the same time we are
excluding the smaller scale versions of the same that would not only be appropriate but desired.
In the case of our request to allow a specific Religious Facility we feel their occupancy would be a benefit
and a balance to this project. Their use would consist of a small group of members that gather before
and after business hours and on the weekends.
www.quaglino.com 815 Fiero Lane San Luis Obispo California 93401 P: 805.543.0560 F: 805.543.0679
The obvious benefits are reduced parking demands during business hours as well as the presence of
people during off hours, it should only be viewed as a win, win. Their activities would mostly consist of
meditation. I can't think of a better tenant for a mixed use project.
If any of these proposed additional uses cause a concern for the planning commission they could
condition use approval on an individual basis by an administrative use permit or other restrictions they
may feel necessary. However in this case I ask that the city place a little faith in the property owner to
manage their property and tenants. After all it is the property owner that stands to lose the most if they
do a poor job of balancing tenants in any project not only Mixed use.
We have completed several mixed use projects in San Luis Obispo and a request to expand a previously
approved use list is not unique we have experienced the same growing pains in other mixed -use projects
have requested expansion of the use list for the same reasons and have been quite pleased with the
results. The additional uses have proven to be a benefit.
I also would like to point out excluding uses in any project does not necessarily protect the tenants from
project excluded uses. Any zone in the city can have the exact excluded use occupying an adjacent
property which may be even closer that that same use within a project.
Thank you for your time and consideration, please contact me with any questions.
ATTACHMENT 5
uaglino
(LC
(Addendum)
October 14, 2013
To: Marcus Carloni
From: Matt Quaglino
Re: Planning Application to Add excluded Uses To 3590 & 3592 Sacramento Drive a Mixed Use
Project
Please find attached the following, a parking calculation for the above referenced addresses,
project site plan and floor plan for the specific tenant requesting an approved use as a religious
facility.
I would also propose limiting the square footage on specific uses to a manageable square
footage and allow those to be added unrestricted to our list of approved uses (PC resolution
5439-06). Then any proposed tenant seeking a use that would exceed the detailed square
footage limitation would be required to apply for an administrative use approval. The following
is a suggested square footage restriction on the proposed uses to be added to our approved
use list.
Use Maximum Square Footage
Bakery Wholesale: 1,800'
Bakery retail:
Office Business Services:
Daycare Center:
Maintenance Service, Client Services:
*Vehicle Service, repair & Maintenance, Minor
Offsite Wine Tasting:
Religious facilities:
1,800'
2,600'
1,500'
no limitation
1,800'
2,000'
Administrative use permit required
*Limited to clean vehicle repairs, no fluid changes, engine, transmission type work, limited to
upholstery repair and installation, stereo repair and installation, glass installation and repair,
custom modifications, electronic repair, etc.
vr:c:ryuu���rx>.ccm 815FieroLane San LuiSON',I)o C-140111ia 93401 P:805.5,13.0560 F:805.513.0679
ATTACHMENT 5
Parking analvsis for 3590 & 3592 Sacramento Dr.
Size (sq ft)
Required; Parkin
., .
Light Manufacturing
2,808
office
1,400
5
manufacturing floor area
1,400
3
office
1,517
5
vacant (subject)
1,400
see below
office
1,596
5
office
1,498
5
vacant
1,780
6
office
1,600
5
office
2,626
9
aesrderltal . . .......
_.
2-1 bedrooms 3
10-2 bedrooms 20
guest spaces (1 per 5 units) 2
Total Required (excludes subject space)
Total Required after 20% Mixed Use Reduction
Total Provided
Unallocated available parking
68
54
64
10
Religious Facility........
Proposed Religious Facility 570 14
Total Req'd for Religious Facility after 20% reduction 11
Difference between provided and required
1
Our proposed lease with the religious facility includes restrictions on time of use for meeting
with a group of more than seven. The tenant's group meetings shall be restricted to "Off'
business hours, before 8:00am and after 5:00pm Monday thru Friday. The parking analysis
calculation shows 10 available spaces which is only 1 space short of the requirement and
represents only 25% of the spaces allocated to the commercial tenants. Based on historical
parking behaviors it is safe to say there will be ample parking available during off business
hours. The shortfall of the minimum required by code represents 25% of the commercial user
spaces, it is a reasonable expectation that there will be ample available parking.
The tenant's historical meeting times have been before and after traditional business hours and
on weekends and they do not have plans to change that practice. This project is in a
neighborhood of commercial and other mixed use developments. Typically before and after
business hours and weekends the neighborhood as well as our parking lots are for the most
part uninhabited by cars and people with the exception of the residential occupants. We feel
ATTACHMENT 5
our project can support the required parking of the proposed tenant with available onsite
parking and if necessary can utilize the adjacent parking lot we also own at 3620 Sacramento
Drive.
As a reminder this tenant devotes a great deal of their time meditating which is a good
neighbor to have in a mixed use project. We feel the addition of this use to our mix of tenants
will be an overall positive benefit to this project and add a very compatible tenant to this
project.
ATTACHMENT 6
WOMEN
REQUIRED ^ E
F^
PROPOSED FLOOR PLAN
55 9 2 SAGRAMENTO =7RIVE • SUITE 1 '70
OCCUPANCY TYPE
B OccopanLy (with meditation area a5 aGGe550ry use)
(,:,EC 305. 1 - exception 5)
OCCUPANT LOAD (FOR EXIT)
TOTAL LEASE AREA 1.543 5F
MEDITATION AREA: 5i0 SF/"! - 81 Occupants
ALL OTHER AREAS: -1 -r 3 SF/ 100 - 8 occupants
OCCUPANT LOAD (POR PLUMBING)
MEDITATION AREA: 5 i0 5F/30 - 1 9 occupants
ADMIN AREA 1 32 SF/ 200. 1 occupant
ALL OTHER AREAS: 64 1 5F (all accessory areas excluded)
20 OGGUFANTS TOTAL (1 O MALE/ 10 FEMALE):
USING WORSHIP PLACE CRITERIA-
1 MALE TOILET, 1 URINAL 1 LAV
1 FEMALE TOILET 4 1 LAV
U51NG OFFIGE OR PUBLIC BUILDING (FOR EMPLOYEE/MEMBER USE) ORITERIA:
1 MALE TOILET, 1 URINAL 1 LAV
1 FEMALE TOILET 4 1 LAV
Attachment 7
City of san tuts osIspo
Community Development Department
Planning Division
MANUFACTURING (M) ZONE
This is a summary of provisions governing uses allowed in the manufacturing (M) zone.
Consult the City of San Luis Obispo Zoning Regulations for additional information.
Date Revised: April 1, 2013
1. Allowed Uses:
° ATMs
• Auto parts sales, with installation
• Auto parts sales, without installation
• Bakery, wholesale
• Building and landscape materials sales, indoor
• Building and landscape materials sales, outdoor
° Business support services
° Caretaker quarters
• Catering service
• Copying and quick printer service
° Equipment rental
° Farm supply and feed store
• Fuel dealer (propane, etc.)
° Fitness/health facilities
• Furniture and fixtures manufacturing, cabinet shop
° Laboratory -- Medical, analytical, research, testing
• Laundry, dry cleaning plant
• Live/work units
° Maintenance service, client site service
° Manufacturing — Light
• Media Production — Broadcast studio
• Off -site wine tasting room
° Office — Accessory
• Public utility facilities
° Recycling facilities — Small collection facility
° Recreational vehicle as temporary dwelling (See Section 17.08.010.C.4)
° Photo and film processing lab
• Printing and publishing
• Public Utility Facility
• Railroad facilities
• Recycling facilities — Small collection facility
*Director's Use Permit approval on ground floor; allowed above.
** Refer to Supplemental Notes
MANUFACTURING (M) ZONE — page 2
° Repair service — Equipment, large appliances, etc.
• School — Specialized education/training
• Storage — Personal storage facility
° Storage yard
• Transit station or terminal
• Transit stop
• Truck or freight terminal
• Vehicle services — Repair and maintenance — Major
• Vehicle services — Repair and maintenance - Minor
• Warehousing, indoor storage
• Wholesaling and distribution
2. Uses Allowed with Director's or Chief Btrildin2 Official's Approval by Letter:
• Office — Temporary, on -site mobile home as a construction office (See Section
17.08.010_C2.a)
• Outdoor temporary and/or seasonal sales (See Section 17.08.020)
3. Uses Allowed with Director's Use Permit Approval:
• Ambulance, taxi, and/or limousine dispatch facility
° Antennas and telecommunications facilities
• Bakery, retail
• Banks and financial services
• Bar/tavern
° Convenience store
• Construction and heavy equipment sales and rental
• Crop production and grazing
• Day care — Day care center
• Educational conferences (See Section 17.08.010.C.6)
• Extended hour retail
° Food bank/packaged food distribution center
• Industrial research and development
° Night club
• Office — Business and Service**
• Office — Processing**
• Office — Production and administrative**Office — Temporary, mobile home as a
construction office not located on -site (See Section 17.08.010.C.2.b)
° Outdoor BBQ/Grill, accessory to restaurant
• Media Production --- Backlots/outdoor facilities and soundstages
• Parades, Carnivals, Fairs, Festivals (See Section 17.08.010.C.7)
• Parking facility"
• Parking facility - Temporary
• Petroleum product storage and distribution
• Restaurant
• Restaurant with late hour alcohol service
*Director's Use Permit approval on ground floor; allowed above.
** Refer to Supplemental Notes
MANUFACTURING (M) ZONE — page 3
• Recycling facilities — Collection and processing facility
• Recycling facilities -- Scrap and dismantling yard
° Religious facility**
• Special event
° Temporary or Intermittent Uses (See Section 17.08.010.C.8)
• Vehicle services - Carwash
• Veterinary clinic/hospital, boarding, large animal
° Work/live units
4. Uses Allowed with Planning Commission Approval:
• Airport
• Auto and vehicle sales and rental
• Cemetery, mausoleum, columbarium
• Commercial recreation facility — Indoor
• Heliport
• Homeless shelter
• Manufacturing — Heavy
• Mixed -use project
• Mobile home, RV, and boat sales
• Parking facility — Multi -level**
• Sports and active recreation facility
• Sports and entertainment assembly facility
• Theatre — Drive-in
5. Home Occupation Permit Required:
° Home Occupation
6. All Other Uses are Not Allowed
*Director's Use Permit approval on ground floor; allowed above.
** Refer to Supplemental Notes