HomeMy WebLinkAbout05/06/2003, PH2 - REVIEW OF THE COMMERCIAL ZONING REVISIONS, A SERIES OF CHANGES PROPOSED TO THE CITY'S ZONING REGULA C' �:�
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FROM: John Mandeville,Community Development Directoo
Prepared By: Michael Codron,Associate Planner
SUBJECT; REVIEW OF THE COMMERCIAL ZONING REVISIONS, A SERIES OF
CHANGES PROPOSED TO THE CITY'S ZONING REGULATIONS AND
GENERAL PLAN TO MODERNIZE AND ENHANCE STANDARDS FOR
COMMERCIAL DEVELOPMENT.
CAO RECOMMENDATION
1) As recommended by the Planning Commission, adopt a resolution approving the proposed
Commercial Zoning Revisions document and a Negative Declaration of Environmental Impact
for the project.
2) Direct staff to return to the City Council with resolutions approving General Plan text
amendments and map amendments, and ordinances approving Municipal Code text and Zoning
Map amendments with the City's next batch of General Plan amendments, as recommended in
the Proposed Commercial Zoning Revisions document(Attachment 1).
DISCUSSION
Situation
The Planning Commission has held a study session and two public hearings regarding the Proposed
Commercial Zoning Revisions document. The recommendation of the Planning Commission and
agenda reports presented to the Commission on February 12, 2003 and March 26, 2003 are attached
to this report(Attachments 2, 3 and 4 respectively). As recommended by the Planning Commission,
a Negative Declaration of Environmental Impact has been prepared for the project (Attachment 5).
The Commission was unanimous in its decision to recommend approval of the proposed revisions,
which will simplify and clarify the City's existing commercial zoning regulations and improve the
ability of the City to provide excellent customer service.
Data Summary
Address: City-Wide
Applicant: City of San Luis Obispo
Representative: Crawford, Multari and Clark Associates
Zoning: All Commercial Zones
General Plan: All Commercial Designations
Environmental: A Negative Declaration of Environmental Impact was recommended by the
Planning Commission on March 26, 2003
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Council Agenda Report
Commercial Zoning Revisions
Page 2
Proiect Description
Values and objectives underlying the scope of work include encouraging and maintaining a compact
urban form, conserving land area and resources, reducing the number of single-occupant vehicle
trips necessary to accomplish daily activities, and creating a safe and pleasant living and working
environment. In summary, the project will accomplish the following goals identified by the
Planning Commission and City Council.
A. Explore the creation of a new "Community-Commercial" zoning district that would apply to
centers such as Laguna Village, Foothill Plaza, Scolari's, and Marigold that not only serve.the
surrounding neighborhoods but residents throughout.the City..
B. Develop a list of uses allowed in the new "Community-Commercial" zoning district that would
reflect the community-wide market area that they serve.
C. Narrow the list of allowed uses in the remaining Neighborhood-Commercial zoning districts to
those that are truly neighborhood serving and are pedestrian oriented.
D. Refine the Service-Commercial zoning district to reflect service, light industrial, and R&D type
uses, distinguishable from Business Park and Office zones.
E. Provide a revised zoning matrix (Table 9 in the Zoning Regulations) with similar uses grouped
together and uses that are more clearly defined.
F. Address the effectiveness of the Mixed Use ordinance and suggest possible incentives for mixed
commercial/residential development.
G. Evaluate the City's application of Planned Development zoning.
H. Consider expanding the City's Downtown zone along Monterey Street to Pepper Street.
Evaluation
The Proposed Commercial Zoning Revisions have gone through a rigorous public process and are
molded to reflect the goals of the Council and the Planning Commission, as expressed during the
approval of the project's scope of work and during public hearings on the project. Early on in the
process, the Planning Commission held a study session to discuss the proposed revisions, and staff
and the project consultant have made presentations on the proposed changes to the Downtown
Association and the Chamber of Commerce. Many suggestions from the public have been
incorporated into the final product that is now being presented to the City Council.
Goals A and B: Community Commercial Zone
Attachment 6 shows the properties in the City that will be designated Community Commercial (C-
C). The Proposed Commercial Zoning Revisions include a new list of uses for this zone, reflecting.
the community-wide market area served by development projects such as Laguna Plaza and
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Council Agenda Report v�
Commercial Zoning Revisions
Page 3
Mangold Center. One of the most important changes embodied in the Community Commercial
zone is that professional offices, including medical offices, will be allowed on the ground floor with
Community Development Director approval, and allowed by right above the ground floor. This
change could provide for the availability of a much wider range of services in these shopping
centers, satisfying the needs of consumers in a single location and necessitating fewer automobile
trips. The new Community Commercial zone will result in a name change for the Central
Commercial zone to the Downtown Commercial zone(C-D).
Goal C: Neighborhood Commercial Zone (C-N)
The list of uses applying to the C-N zone have been changed to reflect smaller, pedestrian oriented
development that is truly neighborhood serving. The C-N designation will be limited to
development projects under four acres in size; under the City's current standards, C-N zoning can
apply to projects with land area up to eight acres. The C-N zone allows residential development in
combination with commercial projects at a density equivalent to the City's medium-density
residential zone, R-2.
Goal D: Service Commercial(C-S)
The list of permitted uses for the Service Commercial zone has been revised to be more consistent
with the Services and Manufacturing General Plan designation. The allowable uses in the Service
Commercial Zone are clearly differentiated from the Office Zone and Business Park Zone by
eliminating the potential for locating professional offices in these areas. Certain types of offices
that require limited customer contact and that have little need for Downtown services or hospital
services may be located in the Service Commercial zone with the approval of an Administrative Use
Permit and without the need to rezone the property with the Planned Development overlay zone.
Goal E: Revised Zoning Matrix
Table 9 has been completely revised to reflect more accurate designations for current business
types. The matrix is supplemented by new definitions that will remove much of the ambiguity
associated with the present matrix. The Proposed Commercial Zoning Revisions show the changes
to Table 9 beginning on Page 11, with the existing designations shown in gray boxes and the
proposed changes in white boxes. A completely revised Table 9 is provided in Appendix A,
beginning on Page 63.
Goal F: Mixed Use Zone (MU)
The application of the Mixed Use zone has been revised to serve as a tool to promote mixed use
projects. Mixed-use projects are now allowed or conditionally allowed in all zoning districts
without the need to rezone. The Mixed-Use zone overlay zone will be retained and will serve as a
tool to be applied proactively to specific properties where the City wants to require a combination of
residential and commercial uses. This is consistent with the City's approach to zoning in the Mid-
Higuera Enhancement Plan, where most of the Mid-Higuera area was rezoned with the MU overlay.
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Council Agenda Report
Commercial Zoning Revisions
Page 4
Goal G: Planned Development Zoning(PD)
The potential to apply the PD zone to property in the C-S and M zones to allow large offices is
proposed to be eliminated. The change will mean that property owners will not need to pursue a
cumbersome rezoning process to allow certain non-professional offices in the C-S and M zones.
The elimination of the PD process eliminates the potential to locate professional offices in the C-S
and M zones, but this effects only a few types of professional offices, such as accountants, because
under the current regulations most types of professional offices, including lawyer's offices and
doctor's offices, are prohibited even with PD zoning. The elimination of the PD zone is
accompanied by the addition of a simpler Administrative Use Permit process which would apply to
processing offices (data processing services, computer software design and development, insurance
claim processing, etc.) and production and administrative offices (design services, educational
organizations, news services, photography studios, etc.) proposed in the Service Commercial zone.
As proposed, certain types of offices, such as architects offices, which are allowed by right now,
would require an Administrative Use Permit in the Service Commercial zone to insure consistency
with the General Plan. The proposed changes will not effect existing PD ordinances, which will
remain in effect as they were last approved or amended. Existing PD's will not be considered non-
conforming because they are governed by their own separate ordinances.
Goal H.- Downtown Zone Expansion
One of the original goals of the project was to consider an expansion of the Downtown zone. The
issue of expanding the Downtown zone has been evaluated in detail by the Public Works
Department (Attachment 7). The analysis provided shows that there is not presently enough public
parking in the proposed expansion area to accommodate an expanded Downtown zone, which.has a
lesser parking requirement than the Commercial Retail Zone (C-R). In the Public Works model,the
City's In-Lieu Fee program would exacerbate the parking problem significantly. As a result, the
Planning Commission eliminated the Downtown Zone Expansion from the project description. The
program remains an important and popular goal and the Planning Commission urged staff to
continue to follow-up on the issue. The program can be pursued in more depth once a study of
transportation alternatives, which would include an exploration of transit alternatives, trip reduction
strategies and public parking opportunities, is completed.
Public Input
City staff and the Planning Commission have received correspondence from various entities and
members of the community during the development of the Proposed Commercial Zoning Revisions
(Attachment 8). Much of the correspondence has been addressed during the Planning
Commission's review of the project and is being forwarded to the Council for background
information.
Staff recently met with the Chamber of Commerce to discuss specific aspects of the proposed
revisions. In general, the Chamber supports the project, but has expressed concerns with a few of
its components. The Chamber would like to see all non-professional offices under 2,500 square
feet allowed without discretionary approval in the C-S and M zones. The Chamber is also
interested in maintaining the existing PD process for large professional offices in the C-S and M
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Council Agenda Report ,J
Commercial Zoning Revisions
Page 5
zones. Staff is recommending that the Administrative Use Permit process apply to offices proposed
in these zones, which is a shorter and less costly process. Specific findings would be required in
order to approve an office in these zones, which would insure compatibility with adjacent uses and
with Land Use Element policies regarding office locations. Staff sees little need to maintain the PD
process with the other changes that are proposed because there are very few types of professional
offices that the PD process would apply to. In most cases, the Administrative Use Permit would
apply, providing an expeditious process(3 to 5 weeks) for discretionary approvals.
Implementation
The changes recommended in the Proposed Commercial Zoning Regulations involve General Plan
amendments,which must be approved at the same time as changes to the Municipal Code to insure
consistency between the General Plan and the Zoning Regulations. As a result, implementation of
the Proposed Commercial Zoning Revisions would occur with the next batch of General Plan
amendments. Staff anticipates returning to the Council with implementing resolutions and
ordinances during the first meeting in June. If the Proposed Commercial Zoning Revisions are
approved, the implementation item that follows will be placed on the consent agenda.
FISCAL IMPACT
When the General Plan was prepared, it was accompanied by a fiscal impact analysis, which found
that overall the General Plan was fiscally balanced. Prior to any approval for the project, the City
must find that the proposed project is consistent with the General Plan. Therefore, the project, if
approved, will have a neutral fiscal impact. The proposed General Plan amendments will also have
a neutral fiscal impact because they are minor and are intended to reinforce existing policy structure.
ALTERNATIVES
1. The City Council could continue consideration of the Commercial Zoning Revisions and
provide direction to staff and the project consultant on additional information or analysis
necessary to make a final decision or can deny the project if it is found to be inconsistent
with the General Plan.
Attachments:
Attachment 1: Proposed Commercial Zoning Revisions, April 2003
Attachment 2: Planning Commission Resolution No. 5363-03
Attachment 3: Planning Commission Agenda Report, February 12, 2003 and meeting minutes
Attachment 4: Planning Commission Agenda Report, March 26, 2003 and meeting minutes
Attachment 5: Initial Study of Environmental Impact and Negative Declaration
Attachment 6: Map Exhibit—Proposed Community Commercial Zones
Attachment 7: Downtown Zone Expansion Analysis, Tim Bochum, Deputy PW Director
Attachment 8: Public Correspondence received by the Planning Commission
Attachment 9: Resolution"A"approving the proposed revisions
Attachment 10: Resolution"B"denying the proposed revisions L:/mcodron/counciUcommacialzoningdoc
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Attachment 1
City of San Luis Obispo
Proposed Commercial Zoning Revisions
Apri12003
Prepared by:
Cia%%ford Multari&Clark Associates
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Attachment 1
City of San Luis Obispo-Commercial Zoning Revisions Contents
CITY OF SAN LUIS OBISPO
PROPOSED COMMERCIAL ZONING REVISIONS
Contents
Introduction........................................................................................................................................5
1. Revisions to Commercial Zone Descriptions ................................................................................7
2. Revisions to Table 9-Uses Allowed by Zone..............................................................................9
3. New Land Use Definitions..........................................................................................................21
4. Standards for New C-C Zone.......................................................................................................41
5. Offices and the Planned Development Process...........................................................................43
6. Revisions to Requirements for Mixed Use Projects....................................................................47
7. Standards for Live/Work and Work/Live Projects......................................................................51
8. Revisions to Land Use Element Policies.....................................................................................55
AppendixA-Complete Table 9.......................................................................................................57
Appendix B-Cleanup Amendments...............................................................................................65
April 2003 Crawford Multari&Clark Associates Page 3 4
Attachment 1
City of San Luis Obispo-Commercial Zoning Revisions Contents
April 2003 Crawford Multari&Clark Associates Page 4
Attachment 1
City of San Luis Obispo-Commercial Zoning Revisions Introduction
INTRODUCTION
The City's objectives in updating its commercial zoning regulations are to: more effectively implement
the General Plan; assist in achieving the City's economic development goals; retain and enhance
pedestrian orientation in the City's commercial areas; and expand opportunities for mixed use
development. Specific changes to the commercial zoning regulations currently proposed include:
• Adding a new Community Commercial (CC) zoning district to be applied to existing retail
shopping areas that draw from the entire community, but are currently zoned CS (Service
Commercial). The addition of the new CC district will also include the renaming of the current
Central Commercial (CC)district as the Downtown Commercial (CD) district;
o Adjusting the list of uses allowed in the CN(Neighborhood Commercial)zone to reflect a more
appropriate emphasis on smaller scale neighborhood serving commercial uses;
• Adjusting the list of uses allowed in the CS (Service Commercial) zone to reflect a more
appropriate emphasis on service commercial uses after several key properties are rezoned to the
new CC zone;
• Re-evaluating the types of office uses allowed in various commercial zones;
• Modernizing the names of the land uses listed in commercial zones;
• Changing permit requirements and allowable use status for some land uses in some zones; and
.• Extending the current CC (to be renamed CD) district up Monterey Street to cover additional
parcels.
• Modifying the provisions of the Zoning Regulations regarding planned developments by replacing
the current PD overlay zone with a new Planned Development Permit procedure(this would not
affect existing sites to which the PD overlay is applied unless they are otherwise being rezoned to
another primary zoning district).
• Streamlining the process for obtaining approval of a mixed use (commercial and residential)
project in the commercial zoning districts as an incentive to encourage more of these projects.
The sections of this report following this introduction provide the preliminary recommendations by
City staff and its consultant on specific revisions to the Zoning Regulations for the commercial and
industrial zoning districts.
April 2003 Crawford Multari&Clark Associates Page 5
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- Attachment 1
City of San Luis Obispo-Commercial Zoning Revisions Indoduction
April 2003 Crawford Multari&Clark Associates Page 6
i Attachment 1
City of San Luis Obispo-Commercial Zoning Revisions Revisions to Commercial Zone Descriptions
1. REVISIONS TO COMMERCIAL ZONE DESCRIPTIONS
This section shows proposed revisions to the statements of purpose for each commercial and industrial
zoning district. Changes are indicated by underlining new text and st;1iageat text to be deleted. The
changes themselves include renaming the present CC(Central Commercial)zone to CD(Downtown
Commercial), and providing a new CC(Community Commercial)zoning district.
A. Office(0)zone.
17.34.010-Purpose and application.
The 0 zone is intended to provide for offices and related functions Gose to medical facilities and the downtown,
convenient to public transportation and related government and business services. )t The 0 zone is also intended to
provide for the continuation and development of residential uses where they will be compatible with neighboring
offices. . The Ozone implements and
is consistent with the Office land use category of the General Plan.
B. Neighborhood Commercial(CN)zone.
17.38.010-Purpose and application.
The CN zone is intended to provide for retail sales and personal services primarily for the convenience of surrounding
residential areas, in small-scale. pedestrian-oriented developments. Individual,
small-scale retail establishments should provide severalt ypes of merchandise(as in the example of a neighborhood
market providing groceries,household items,magazines,etc.),as opposed to a business offering a wide selection of
a single type of merchandise(for example, shoes, books. etc.). This zone will be appip ed to aFeas designa
" on the geneFal plan Fnap. The CN zone implements and is consistent with the
Neighborhood Commercial land use category of the General Plan.
C. Community Commercial(CC)zone.
See page 41.
D. Canal Downtown Commercial(CC)(CD)zone.
17.42.010-Purpose and application.
The GG CD zone is intended to provide for a wide range of retail sales aad sePAGm service,and entertainment uses
meeting community-wide and regional market demands. 4 The CD zone is intended to be applied within the Citys
pedestrian-oriented centralb usiness district,where the historical pattern of development kAits creates limitations on
building form and the availability e ability for individual businesses to provide on-site parking. Ground-floor,street-
fronting uses are intended to be generally limited to those that attract frequent pedestrian traffic. The CD zone is
meant intended to maintain,enhance,and extend the desirable characteristics of ibis area the downtown, and also to
accommodate carefully integrated new development,
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tendW Ghat The CD zone is consistent with and implements the General Retail land use category of the General
Plan.
April 2003 Crawford Multari&Clark Associates Page 7
Attachment 1
City of San Luis Obispo-Commercial Zoning Revisions Revisions to Commercial Zone Descriptions
E. Retail Commercial(CR)zone.
17.40.010-Purpose and application.
The CR zone is intended to provide for a wide range of retail sales,business,personal,and professional services,as
well as recreation,entertainment,transient lodging,and some residential uses. The land uses allowed in this zone
will generally be these sepAng commuAily wide and FegieFial FRaFkets serve the entire community and the region,as
wella s tourists and travelers. .The
CR zone implements and is consistent with the General Retail land use category of the General Plan,and is intended
to be applied primarily to areas with more public exposure on arterial streets than those reserved for manufacturing.
F. Tourist Commercial(CT)zone.
17.44.010-Purpose and application.
The CT zone is intended p4maaly to provide feF accommodations and services for the traveling public. The CT zone
implements and is consistent with the Tourist Commercial land use category of the General Plan.
G. Service Commercial(CS)zone.
17.46.010-Purpose and application.
The CS zone is intended to provide for
services,limited retail,and other business service uses that may be less appropriate in the City's other commercial
zones,as well as accommodating certain storage,transportation,wholesaling and light manufacturing uses. It W11 be
" ,The CS zone implements and is
consistent with the Services and Manufacturing land use category of the GeneralP Ian,and is intended to be applied
primarily to areas with more public exposure on arterial streets than places those reserved for manufacturing.
H. Manufacturing(M)zone.
17.48.010-Purpose and application.
The M zone is intended to provide for assembly, and fabrication activities,and other manufacturing activities in
addition to those permitted in the CS zone,and for limited sales and services that
are not oriented primarily to local consumers. This zone will be applied te aFeas designated"
6 ndustgal"an the geneFal plan map,usually The.M zone implements and is consistent with the Services and
Manufacturing land use category of the Generale Ian,and is intended to be applied primarily to areas served by,but
with limited or no frontage on arterial streets.
Apri12003 Crawford Multari&Clark Associates Page 8
Attachment 1
City of San Luis Obispo-Commercial Zoning Revisions Revisions to Table 9
2. REVISIONS TO TABLE 9 - USES ALLOWED BY ZONE
This section shows how Zoning Regulations Table 9 would be revised by organizing the overall list of
land uses into categories("Agriculture,""Industry,Manufacturing&Processing,Wholesaling,"etc.),
and by renaming and consolidating some of the specific land uses now listed in Table 9. These latter
changes are shown by each proposed land use name being listed,which is then followed by the one or
more current land use names in Table 9 that would be included under the proposed land use name. The
current land use names are shown in italics and their permit requirements in each zone are shown with
shading to distinguish them from the proposed names and permit requirements.
The revisions to Section 17.22.010 on pages 8 through 18 make the following changes to the land uses
currently allowed in the commercial and manufacturing zoning districts.
"Amusement Arcades"(see"Commercial Recreation Facility-Indoor")is deleted from the C-N
and C-S zones.
"Athletic and Health Clubs" (see"Fitness/Health Facility") is deleted from the C-N zone.
"Auto Sound System Installation(see"Auto Parts Sales,with Installation")is deleted from the
C-D zone.
"Bars,Taverns,etc."are deleted from the C-N zone.
"Concurrent Sales of Alcoholic Beverages and Motor Fuel" is deleted from the C-N zone.
"Crop production and grazing" is added as an allowed use in the C/OS zone.
"Dwellings"that are not part of a mixed use project are deleted from the C-T zone.
"Extended Hour Retail" is added as a new use in all commercial and manufacturing zones,
subject to the approval of an Administrative Use Permit; this will require any new retail use
proposing to operate between the hours of 2:00 a.m.and 6:00 a.m.to have Administrative Use
Permit approval.
"Laundry/dry Cleaner- Cleaning Plant" is deleted from the C-N zone; however, laundry/dry
cleaning pick up storefronts are now included under the definition of Personal Services,which is
allowed in C-N.
"Library" is deleted from the C-N zone.
"Live/work"is allowed as a new use in the C-D,and C-R zones,and with Use Permit approval
by the Director in C-S.
"Organizations- Offices and Meeting Rooms" (see "Club, Lodge, Private Meeting Hall') is
deleted from the C-N zone and added to the C-T zone.
"Photo and Film Processing Lab"is deleted from the C-R zone;however,the new definition of
Photo and Film Processing Lab notes that"...small-scale photo processing machines accessory
to other retail businesses . . . are allowed as part of those businesses."
April 2003 Crawford Multari&Clark Associates Page 9
Attachment 1
City of San Luis Obispo-Commercial Zoning Revisions Revisions to Table 9
"Photofinishing-Retail"(see"General Retail"is deleted as a separate use in the C-S district,but
would be allowed in C-S as part of"Business Support Services."
"Photographic Studios"(see"Studio-Art,Dance,Martial Arts,Music;etc.")are changed from
"A"to "A/D" in the C-D zone.
"Printing and Publishing"is deleted from the C-D and C-R zones;however,the new definition
of Printing and Publishing notes that"'Quick printing'services are included under the definition
of Business Support Services"',which are allowed in C-D and C-R.
"Recreational Vehicle Parks"are added to the CT zone.
"Recycling Facilities-Small Collection Facility"is a new use added to the C-C and C-R zones.
"Retail Sales-Auto Parts and Accessories,without Tires and Batteries"(see"Auto Parts Sales,
without Installation")is deleted from the C-N zone.
"Retail Sales - Appliances, Furniture & Furnishings" (see "Furniture, Furnishings, and
Appliance Stores")is deleted from the C-N zone.
"Retail Sales-Groceries,Liquor,Specialty Foods"(see"Groceries,Liquor,Specialty Foods")is
deleted from the C-N zone. ("Neighborhood Grocery Stores"are still allowed,defined as 3,000
square feet or less.)
"Retail Sales - Indoor Sales of Building Materials" (see "Building and Landscape Materials
Sales-Indoor") is deleted from the C-N zone:
"Retail Sales-Outdoor Sales of Building Materials" (see"Building and Landscape Materials
Sales-Outdoor")is deleted from the C-N zone.
"Service Stations" (see"Gas Stations")are deleted from the M zone.
"Theater" is deleted from the C-N zone.
"Warehouse Stores"are deleted from the C-D zone.
"Wholesale and Mail Order Houses"are deleted from the C-R zone.
"Work/live"is allowed as a new use in the C-S and M zones,with Use Permit approval by the
Director.
April 2003 Crawford Multari&Clark Associates Page 10
ar�W
Attachment f
City of San Luis Obispo-Commercial Zoning Revisions Revisions to Table 9
CHANGES TO TABLE 9-USES ALLOWED BY ZONE
Permit Requirement by Zoning District Specificuse
Land Use. J, lor,(')I .C-N�l..C-'Cll:,C!!01IC-Rl."C!T"I. C-S.11 M . .BP_. . Regulations
AGRICULTURE
Crop production and grazing D D
INDUSTRY,MANUFACTURING&PROCESSING,WHOLESALING
Furniture and fixtures manufacturing,cabinet shop I I I I I I D A
Cabinet and carpentry shops ( .D ) A
Industrial research and development PC D D(3)
Research and development PC ( D j
Laboratory-Medical,analytical,research,testing PC A A A A
Laboratories-Medical,ana"cal,research P677 A i I A A T I
Laundry,dry cleaning plan I I A I A I I
Laundry/dry cleaner-Cleaning plantA(2) A 1 A
Petroleum product storage and distribution I D
Gas distributors-containerized(propane,etc.) D ( A
Manufacturing-Heavy PC PC I
Manufacturing-basic metals,chemicals,etc. ( PC ,
Tallow works PC
Manufacturing-Light . D A A
Manufacturing-food,beverages,ice,apparel,etc. ( D A
Photo and film processing tab I A I A
Photofinishing,wtrolesale D, A I A
Printing and publishing A I A I A(3)
Printing and publishing D D I A A I j
Recycling facilities-Collection and processing facility D I
Recycling facilities-Scrap and dismantling yard D I
Auto dismantling,scrap dealers,recycling centers I I A
Recycling facilities-Small collection facility D D D A
Storage yard D A
Contractors yards " I'' A A
Warehousing,indoor storage A A I PC(3)
'Warehousing,mini-storage,moving company q q
Wholesaling and distribution A I A I PC(3)1
Wholesale and mail order houses PC A (,,,A
LODGING (No changes to existing Table 9 land use types other than the addition of Recreational Vehicle Park)
Bed and breakfast inn I A A A I
Homeless shelter PC PC PC PC PC PC PC PC
Hostel A A A
Hotel,motel A A A I PC(3)I
Recreational vehicle(RV)park accessory to hotel or motel PC
Key: A=Allowed D=Director's approval required PC=Planning Commission approval required
AID=Director's approval on ground floor,allowed on second floor or above
Notes: (1) Commission approval is required for new non-residential structures or residential conversions.
(2) Current code has a footnote applying to the use.
(3) Airport Area Specific Plan has a footnote applying to the use.
April 2003 Page 11
Attachment 1
City of San Luis Obispo-Commercial Zoning Revisions Revisions to Table 9
CHANGES TO TABLE 9-USES ALLOWED BY ZONE-Continued
Permit Requirement by Zoning District Specific use
Land Use 10(1)1 C-N I C-C I C-D I C-R I C-T C-S M BP Regulations
RECREATION,EDUCATION,&PUBLIC ASSEMBLY USES
BarttavemD D D D D D
Bars,taverns,etc. D 0 1 0 D D D
Club,lodge,private meeting hall A D AID D D D j
Organizations-offices and meeting rooms A D AID A D
Commercial recreation facility-Indoor D D D D PC D(3) 17.08.060
Amusement arcades D ! D A A A
Bowling alleys D D D D
Pool halls,billiard parlors,etc. PC D D D
Skating rinks PC D PC PC
Commercial recreation facility-Outdoor PC
Amusement parks,fairgrounds j PC
Educational conferences D D 17.08.010.C.6
Educational conferences D D
Fitness/health facility D j A D D PC A A D(3)
Athletic and health clubs D D D PC A A
Library,museum D D D D
Library A(2) D A
Museum A A
Library,branch facility D D D D
Night club D D D D T D D Chapter 5.40
Nightclubs,etc. D
_Park,playground D A A j A
_ Parks A A A
Public assembly facility D D D D PC
Public assembly Facilities D D D PC
Religious facility A D D D A D D D
Churches,synagogues,temples,etc. A D D A D(2) D(2) D(2)
School-College,university-Satellite classroom facility PC A/D AID ! A A A
Schools-Business,trade,recreational,etc. PC A/D A A A(2)
School-Elementary,middle,secondary p
Schools-Elementary,junior high,high,etc.
School-Specialized education/training PC A/D A/D A A A
Schools-Business,trade,recreational,etc. PC A/D A A A(2) _
Special event D j D D D D D D D 17.08.010
Circus,carnival,fair,festival,parade,etc. D D D D D D D _
Sports and active recreation facility PC PC PC
Swimming pools(public) j PC ' I PC PC
Sports and entertainment assembly facility PC
— Stadiums PC PC
Studio-Art,dance,martial arts,music,etc. AID A/D A PC A
Photographic studios A A PC A
Theater D D D D(3) Chapter 5.40
Theater PC(2) D D
Theater-Drive-in PC PC
Drive-in theater PC PC i
Key: A=Allowed D=Director's approval required PC=Planning Commission approval required
A/D=Directors approval on ground floor,allowed on second floor or above
April 2003 Page /2
p2� iO
- Attachment 1
C�
City of San Luis Obispo-Commercial Zoning Revisions Revisions to Table 9
CHANGES TO TABLE 9-USES ALLOWED BY ZONE-Continued
Permit Requirement by Zoning District Specific use.
Land Use O ti) C-N I C-C I C-D C-R'. C-T C-S M ` iSp (Regulations
RESIDENTIAL USES
Boarding/rooming house,domratory D D Chapter 17.20
Boardingbooming houses,dormatories D D
Caretaker quarters A A I A A A A A A ! D
Caretakers quarters A A A A A A I A
Convents and monasteries 1 D
Convents and monasteries I D
Home occupation A A A A A A A A 17.08.090
Home business A A A I A A A A
Livetwork units A A A D 17.08.120
Mixed-use project A A A A A A PC PC 17.08.072
Dwellings A(2) AID AID I AID D _
Mobile home as temporary residence at building site A A
Mobile home as temporary residence at building site A A 17.08.010.F
Multi-family dwellings D D D
Dwellings A(2) A/D AID AID D I --
Residential care facilities-6 or fewer residents _ A AID AID A/D D
Residential care facilities-7 or more residents D A/D AID D
Residential care facilities(state licensed) A AID AID AID D
Single-family dwellings D D D
Dwellings A(2) I AM AM AID D
Work/iveunits D D 17.08.120
Key: A=Allowed D=Director's approval required PC=Planning Commission approval required
AID=Director's approval on ground floor,allowed on second floor or above
Notes: (1) Commission approval is required for new non-residential structures or residential conversions.
(2) Current code has a footnote applying to the use.
(3) Airport Area Specific Plan has a footnote applying to the use.
April 2003 Page 13 Q
�� 1
Attachment 1
City of Sao Luis Obispo-Commercial Zoning Revisions Revisions to Table 9
CHANGES TO TABLE 9-USES ALLOWED BY ZONE-Continued
Permit Requitement by Zoning District specific use
Land Use 10 IIC-N 'C-C I C-D I C-R I C-T ' C-S M 1I BP Regulations
RETAIL SALES
Auto and vehicle sales and rental D A PC
Autos„trucks,motorcycles,RVs D A I PC
Retail sales and'repair of bicycles I A A A A
Trailer rental' I D A PC
Auto parts sales,with installation D A A
Autozsoundsystem,installation DD I A A
Retail sales-auto parts and accessories,wlr&B I A A I PC
Auto parts sales,without installation A D A A A
Retail sales-auto parts and accessories,not T&B I I D I D A I A PC
Building and landscape materials sales,indoor A A ! A A A
Retail sales-indoor sales of building materials A A A I A A
Building and landscape materials sales,outoor D D A A A
Retail sales-outdoor sales-ofbuilding materials D D LA 1 A A
Concurrent sales of alcoholic beverates and motor fuel D D D D 17.08.040
Concurrent sales:of alcoholic beverages&motor fuel I D D D D
Construction and heavy equipment sales and rental D D
Convenience store A A A A A D D D(3) 17.08.095
Retail sales-Convenience stores I D A A A A A I A
Retail sales-Neighborhood grocery D A I I A I I D
Extended hour retail D D D D D D D D
Farm supply and feed store PC I A A
Feed stores and farm supply sales I PC A A
Fuel dealer(propane,etc) D A
Gas:distributors-containerized(propane,etc.) I D A
Furniture,furnishings,and appliance stores A A A A
Retailseles-appliances,furniture&furnishings A A I A A
General retail-2,000 sf or less A A A A A
General retail-More than 2,000 sf,up to 15,000 sf _y D D A A
General retail-More than 15,000 sf,up to 45,000 sf D A A D
General retail-More than 45,000 sf,up to 60,000 sf D A A
General retail-More than 60,000 sf,up to 140,000 sf PC PC PC
Florists I A A I A I
Photofinishing-Retail A I A A PC A
Retaiksales-and repair of bicycles A A A ( A j
Retaihsales-general merchandise-15,000sforless A A A
Retaiksales-general merchandise-15;001 to 60000 sf PC A A
Retail sales-general merchandise-more than.60,000 sf PC D
Retailsales.and rental-specialties(shoes,clothing,etc.) A I A I A
Retail sales uses continue on the next page
Key: A=Allowed D=Director's approval required PC=Planning Commission approval required
AID=Director's approval on ground floor,allowed on second floor or above
Notes: (1) Commission approval is required for new non-residential structures or residential conversions.
(2) Current code has a footnote applying to the use.
(3) Airport Area Specific Plan has a footnote applying to the use.
Apri12003 Page 14
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Attachment 1
City of San Luis Obispo-Commercial Zoning Revisions Revisions to Table 9
CHANGES TO TABLE 9-USES ALLOWED BY ZONE-Continued
Permit!Requirement by Zoning!District Ispecific use
Land Use 0 1)I C-N C-C C-D I C-R''I C-T I C-S M I BP Regulations
RETAIL SALES-Continued
Groceries,liquor,specialty foods A A A PC
Retail sales-groceries,liquor,specialty foods A A A PC
Mobile home,RV,and boat sales A PC
Boats,aircraft,mobile homes A PC
Office-supporting retail,2,000 sf or less A A A A A _ _ D(3)
Office-supporting retail,More than 2,000,up to 5,000 sf D D A A D(3)
Outdoor temporary and/or seasonal sales See Section 17.08.020
Chnstmas tree sales See Section 17.08.020
Temporary sales D D D D D D
Produce stand A A A A
_ Produce stand A A A A
Restaurant A A A A A D D
Restaurants,sandwich shops,take-out food,etc. A A A A D TD
Service station(see also"vehicle services") D D D D A 17.08.030
Service stations j D D D A A
Vending machine See Section 17.08.020
Vending machines See Section 17.08.020
Warehouse stores-45,000 sf or less gfa D D D
Retail sales-warehouse stores-45,000 sf or less I PC j D D _
Warehouse stores-more than 45,000 sf gfa PC PC PC
Retail sales-warehouse stores-more than 45,000 sf 1 PC I PC 1 1PC
Key: A=Allowed D=Directoes approval required PC=Planning Commission approval required
AID=Director's approval on ground floor,allowed on second floor or above
Notes: (1) Commission approval is required for new non-residential structures or residential conversions. See 17.xx.xxx.
(2) Current code has a footnote applying to the use.
(3) Airport Area Specific Plan has a footnote applying to the use.
April 2003 Page 15
Q J Attachment 1
City of San Luis Obispo-Commercial Zoning Revisions Revisions to Table 9
CHANGES TO TABLE 9-USES ALLOWED BY ZONE-Continued
Permit Requirement by Zoning District: Speciflc:use
Land Use 10 1 C-N' C-Cc-0 C-R C-T CS M BP' Regulations:'
SERVICES-BUSINESS,FINANCIAL&PROFESSIONAL
ATMs A A A A A A A A A
Banks and financial services A A A A D D D(3)
Banks and savings and loans A A A A O D
Credit unions and finance companies A A A
Business support services A A AID A A 1 A A
Delivery service D A A A
Photocopyservices;quickpnmers A A A/D A A { A
Photofinishing-Wholesale;blueprinting;microfilm D A A
Medical service-Clinic,laboratory,urgent care D D D A
Offices-Professional A A/D A (2) { (2) --
Medical service-Doctor office A A/D AID A
Offices-Professional A A/D A
Medical service-Extended care PC D
Convalescent hospitals PC D
Medical service-Hospital PC
Hospitals PC {
Office-Accessory A A A A A A A A
Office-Business and service A A A/D A D
Employment agencies A A A j
Insurance services-Local A A/D A
Social services::and.chantableagencies A D A A {
TicketRraveh agencies A A A A D D
Tithe companies A A A {
i
Utility,companies-Customer account services A A D {
Utility companies-Payment drop points A A A A
Office-Government PC A A P !
Government agency offices and meeting rooms PCD D {
Posboffices,postal services-less than 2000 sf A A A A
PostWffoes,postal services-2000 sf or more A A A
Office-Processing D D D D D A
Computer services A A/D A A D
Credit reportingand collection A A/D A A {
Insurance services-Regional office A/D A {
Researchand development-Services,software,etc. A A/D A A A
Office-Production and administrative A AID I A/D A D D A
AdverSsing,and:related services A A/D A A { D
Offices-Engineering A A/D A A { (2)
Offices-Professional A AID A (2) { (2)
Ulifity companies-engineering and admin offices A A/D A D
Business,professional and financial services continue on the next page
Key: A=Allowed D=Director's approval required PC=Planning Commission approval required
A/D=Director's approval on ground floor,allowed on second Floor or above
April 2003 Page 16
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Attachment 1
City of San Luis Obispo-Commercial Zoning Revisions Revisions to Table 9
CHANGES TO TABLE 9-USES ALLOWED BY ZONE-Continued
Permit Requirement by Zoning District Specific use
Land Use O 1) C-N I C-C I C-D C-R I C-T I C-S M BP Regulations
SERVICES-BUSINESS,FINANCIAL&PROFESSIONAL-Continued
Office-Professional A AID AID A D(3)
Detective and security services j A AID A A D
Offices-Contractor A AID A A A
Offices-Professional A AID A (2) (2)
Secreterial services A AID A D
Office-Temporary See Section 17.08.010.0
Mobile home as construction office See Section 17.08.010.0
Photographer,photographic studio A AID A ' PC A
Photographic studios A A A PC j A
SERVICES-GENERAL
Catering service D D A D A A
Catering services D D A D A A
Cemetery,mausoleum,celumbarium I PC PC PC PC
Cemeteries,mausoleums,columbariums jI PC PC PC j PC PC
Day care-Day care center A A A AID A D D D D(3) 17.08.1_00
Day pre-Day care center j A A A/D I A D D D
Day care-Family day pre home A A A A A A 1_7.08.100
Day care-Family day care homes A A j A A j A
Equipment rental A A D(3)
Equipment rental j A A -
Trailer rental j D A A
Food bank/packaged food distribution center D D
Food bank and package food distribution center D D
Homeless shelter PC PC PC PC PC PC PC PC 17.01.110
Homeless shelter PC PC PC PC PC PC PC 17.01.110
_Maintenance service,client site services j A A PC
_ Building and landscape maintenance services ( A/D A A A
Exterminators and fumigators A A
Water treatment services j A A
Mortuary,funeral home D A D
Mortuaries D A
Services continue on the next page
Key: A=Allowed D=Director's approval required PC=Planning Commission approval required
AID=Director's approval on ground floor,allowed on second floor or above
Notes: (1) Commission approval is required for new non-residential structures or residential conversions.
(2) Current code has a footnote applying to the use.
(3) Airport Area Specific Plan has a footnote applying to the use.
April 2003 Page 17
a-a3
Attachment 1
City of San Luis Obispo-Commercial Zoning Revisions Revisions to Table 9
CHANGES TO TABLE 9-USES ALLOWED BY ZONE-Continued
Permit Requirement by Zoning".District specific use
Land Use O 1) C-N I C-C IC-0 Cat, ! C-T C-S I M BP Regulations
SERVICES-GENERAL
Personal services A A A A D A D(3)
Barbers,hairstylists,manicurists,tanning centers A A A D D
Laundry/dry cleaner-Pickup point A A A D A A
Laundry/dry cleaner-SeN--service A A A j D A
Repair services-Small appliances,shoes,etc. A A
Personal services-Restricted D D _
Fortunetellers PC D D D
Hot tubs j PC PC PC j D PC j PC
Tattoo parlors j D j D j
Public safety facilities PC(3)
Police and fire stations and training facilities j
Public utility facilities A A 17.08.080
Government agency corporation yards A j A
Utility companies-Corporation yards A A
Repair service-Equipment,large appliances,etc. A A D(3)
Repair services-Large appliances,electrical equip. D A A
Social service organization A A A A D
Social services and charitable agencies A D A A
Vehicle services-Repair and maintenance-Major A A D
Auto repair and related services PC D A j A _
Tire recapping A A
Vehicle services-Repair and maintenance-Minor PC D A A D
Auto repair and related services PC D A A
Service stations D D D A A
Vehicle services-Carwash D D PC D D
Carwashmechanical PC PC D D
Carwash-self-service D D PC A j A
Veterinary clinicsthospitals,boarding,large animals D D
Veterinarians;boarding&grooming-Large animals D D
Veterinary clinics/hospitals,boarding,small animals,indoor D A AiD A A
Veterinarians,boarding&grooming-Small animals D D AID A D
Veterinary clinics/hospitals,boarding,small animals,outdoor D
Veterinarians,boarding&grooming-Small animals D D AID A ( D
Key: A=Allowed D=Director's approval required PC=Planning Commission approval required
AiD=Directoes approval on ground floor,allowed on second floor or above
Notes: (1) Commission approval is required for new non-residential structures or residential conversions.
(2) Current code has a footnote applying to the use.
(3) Airport Area Specific Plan has a footnote applying to the use.
April 2003 Page 18
aft
C �i Attachment 1
City of San Luis Obispo-Commercial Zoning Revisions Revisions to Table 9
CHANGES TO TABLE 9-USES ALLOWED BY ZONE-Continued
Permit Requirement by Zoning District ISpectfic use
Land Use O 1)1 C-N C-C I C-0 I C-R I C-T C-S M gp Regulations
TRANSPORTATION&COMMUNICATIONS
_Airport PC PC D
Airports and related facilities PC PC
Ambulance,taxi,and/or limousine dispatch facility A D D(3)
Ambulance services PC ' PC A D
TruckingRaxi service j A A
Antennas and telecommunications facilities PC PC PC PC PC D D D 17.16.120
Antennas D D
Broadcast studio A A/D A A A A
_ Broadcast studios A A/D A A A
Heliport PC PC PC
Parking facility PC PC D D D
Parking(as a principal use) PC PC D D D
Parking facility-Multi-level PC PC PC PC PC
Parking facility-Temporary D D D D D D D D 1 17.08.010
Temporary parking lots
Railroad facilities D A
Railroad yards,stations,crew facilities _ D A
Transit station or terminal PC PC D A
Bus stations _ D A
Transit stop — - -A A A A A A A A
Truck or freight terminal A A D
TruckingRaxi service A A
Water and wastewater treatment services PC
Wastewater treatment plants
Key: A=Allowed D=Director's approval required PC=Planning Commission approval required
A/D=Director's approval on ground floor,allowed on second floor or above
Notes: (1) Commission approval is required for new non-residential structures or residential conversions.
(2) Current code has a footnote applying to the use.
(3) Airport Area Specific Plan has a footnote applying to the use.
AprH 2003 Page 19
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Attachment 1
City of San Luis Obispo-Commercial Zoning Revisions Revisions to Table 9
April 2003 Pae 20
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Attachment 1
City of San Luis Obispo-Commercial Zoning Revisions New Land Use Def=Wons
3. NEW LAND USE DEFINITIONS
This section provides definition for each of the land uses proposed in previous Section 2,to show
exactly what each allowable land use entails. These new definitions, together with the current
definitions of technical terms in Zoning Regulations Chapter 17.04 will be relocated to the end of the
Zoning Regulations, in new Chapter 17.100.
A. Definitions,"A."
Airport An area approved by the Federal Aviation Administration(FAA)for the take-off and landing of aircraft,
including appurtenant areas for airport buildings, aircraft operations, and related facilities, aprons and taxiways,
control towers, hangers, safety lights, navigation and air traffic control facilities and structures. These may also
include facilities for aircraft manufacturing,maintenance,repair,and reconditioning. Where approved,an airport may
also include aircraft sales and dealerships,car rental establishments,gift shops,hotels and motels,personal services,
restaurants and bars,tobacco and news stands,and other similar commercial uses serving the air-traveling public
and airport employees.
Ambulance,Taxi,or Limousine Dispatch Facility. A base facility from which taxis and limousines are dispatched,
and/or where ambulance vehicles and crews stand by for emergency calls. Does not include a dispatch office facility
on a site separate from the location where the vehicles used by the business are parked or stoned between calls,
which is instead included under the definition of"Office-Production or Administration."
Antenna/Telecommunications Facility. Public, commercial and private electromagnetic and photoelectrical
transmission,broadcast,repeater and receiving stations for radio,television,telegraph,telephone,data network,and
wireless communications, including commercial earth stations for satellite-based communications. Includes
antennas,commercial satellite dish antennas,and equipment buildings. Does not include telephone,telegraph and
cable television transmission facilities utilizing hard-wired or direct cable connections.
Auto and Vehicle Sales/Rental. A retail establishment selling and/or renting automobiles, trucks and vans,
motorcycles,and bicycles(bicycle sales are also included under"General Retail"). May also include repair shops and
the sales of parts and accessories, incidental to vehicle dealerships. Does not include: the sale of auto
parts/accessodes separate from a vehicle dealership(see"Auto Parts Sales");mobile home,recreational vehicle,or
watercraft sales(see°Mobile Home,RV and Boat Sales");tire recapping establishments(see"Vehicle Services';
businesses dealing exclusively in used parts,(see"Recycling-Scrap and Dismantling Yards");orService Stations'
which are separately defined.
Auto Parts Sales. A store that sells new automobile parts,tires,and accessories. May also include minor parts
installation(see also"Vehicle Services"). Does not include fire recapping establishments,which are found under
"Vehicle Services"or businesses dealing exclusively in used parts,which are included under"Recycling-Scrap and
Dismantling Yards."
Automated Teller Machine(ATM)..A computerized,self-service machine used by banking customers for financial
transactions,including deposits,withdrawals and fund transfers,without face-to-face contact with financial institution
personnel. These machines may be located at or within banks,or in other locations.
April 2003 Crawford Multari&Clark Associates Page 2/ n •AN/�,
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Attachment 1
City of San Luis Obispo-Commercial Zoning Revisions New Land Use Defmilions
B. Definitions,"B."
Banks and Financial Services. Financial institutions including:
banks and trust companies other investment companies
credit unions secudtieslcommodily,contract brokers
holding(but not primarily operating)companies and dealers
home loan services security and commodity exchanges
lending and thrift institutions vehicle finance(equity)leasing agencies
mortgage brokers
See also,"Automated Teller Machine,"above.
BarlTavem. A business where alcoholic beverages are sold for on-site consumption,which are not part of a larger
restaurant. Includes bars,tavems,pubs,and similar establishments where any food service is subordinate to the
sale of alcoholic beverages. May also include beer brewing as part of a microbrewery,and other beverage tasting
facilities. Does not include adult entertainment businesses.
Bed and Breakfast Inn(B&B). A building or group of buildings providing 15 or fewer bedrooms or suites that are
rented for overnight lodging,with a common eating area for guests. Does not include room rental,which is separately
defined(see"Boarding/Rooming House").
BoardinglRooming House. A dwelling or part of a dwelling where lodging is furnished for compensation to more
than three persons living independently from each other. Meals may also be included. Does not include fraternities,
sororities,convents,or monasteries,which are separately defined.
Building and Landscape Materials Sales. Retail establishments selling hardware,lumber and other large building
materials,where most display and sales occur indoors. Includes paint,wallpaper,glass,fixtures. Includes all these
stores selling to the general public, even if contractor sales account for a major proportion of total sales.
Establishments primarily selling electrical, plumbing, heating, and air conditioning equipment and supplies are
classified in"Wholesaling and Distribution."
Business Support Service. An establishment within a building that provides services to other businesses.
Examples of these services include:
blueprinting
computer-related services(rentals epair)
copying and quick printing services
film processing and photofinishing(retail)
mailing and mail box services
outdoor advertising services
protective services(other than office related)
security systems services
April 2003 Crawford Multari&Clark Associates Page 11
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City of San Luis Obispo-Commercial Zoning Revisions New Land Use DerwWons
C. Definitions,"C."
Caretaker Dwelling. A permanent residence that is secondary or accessory to the primary use of the property,and
used for housing a caretaker employed on the site of any non-residential use where needed for security purposes or
to provide 24-hour care or monitoring of people,plants,animals,equipment,or other conditions on the site.
Cemetery,Mausoleum,Columbarium. Interment establishments engaged in subdividing property into cemetery
lots and offering burial plots or air space for sale. Includes mausoleum,crematorium,and columbarium operations;
and full-service mortuaries and funeral parlors accessory to a cemetery or columbarium.
Club,Lodge,Private Meeting Hall. Permanent,headquarters-type and meeting facilities for organizations operating
on a membership basis for the promotion of the interests of the members,including facilities for:
business associations political organizations
civic,social and fraternal organizations professional membership organizations
labor unions and similar organizations other membership organizations
Commercial Recreation Facility•Indoor. Establishments providing indoor amusement and entertainment services
for a fee or admission charge,including:
bowling alleys
coin-operated amusement arcades
electronic game arcades
ice skating and roller skating
pool and billiard moms as primary uses
This use does not include adult entertainment businesses,or night clubs,which are separately defined. Four or more
electronic games or coin-operated amusements in any establishment,or a premises where 50 percent or more of the
floor area is occupied by amusement devices,are considered an electronic game arcade as described above,three
or less machines are not considered a land use separate from the primary use of the site.
Commercial Recreation Facility-Outdoor. Facilities for various outdoor recreational activities,where a fee is
charged for use. Examples include:
amusement and theme pads
fairgrounds
go-cart tracks
golf driving ranges
miniature golf courses
roller skating,hockey,skateboarding
water slides
May also include commercial facilities customarily associated with the above outdoor commercial recreational uses,
including bars and restaurants,video game arcades,etc.
Construction/Heavy Equipment Sales and Rental. Retail establishments selling or renting construction,farm,or
other heavy equipment Examples include cranes,earth moving equipment,tractors;combines,and other motorized
fanning equipment,heavy trucks,etc.
Convenience Store. A retail establishment with not more than 4,500 square feet of gross floor area,offering for sale
prepackaged food products, household items, newspapers and magazines, and sandwiches and other freshly
prepared foods,such as salads,for off-site consumption.
Convent or Monastery. A housing facility where residents are limited to members of a specific religious order.
April 2003 Crawford Multari&Clark Associates Page 23
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City of San Luis Obispo-Commercial Zoning Revisions New Land Use Defmilions
D. Definitions,"D."
Day Care. Facilities that provide non-medical care and supervision of adults or minor children for periods of less than
24 hours. These facilities include the following, all of which are required to be licensed by the California State
Department of Social Services.
1. Child Day Care Center. Commercial or non-profit child day care facilities designed and approved to
accommodate 15 or more children. Includes infant centers,preschools,sick-child centers,and school-age day
care facilities. These may be operated in conjunction with a school or church facility,or as an independent
land use.
2. Large Family Day Care Home. As provided by Health and Safety Code Section 1596.78, a home that
regularly provides care,protection,and supervision for seven to 14 children,inclusive,including children under
the age of 10 years who reside in the home,for periods of less than 24 hours per day,while the parents or
guardians are away.
3. Small Family Day Care Home. As provided by Health and Safety Code Section 1596.78, a home that
provides family daycare for eight or fewer children,including children under the age of 10 years who reside in
the home.
4. Adult day care facility. A day care facility providing care and supervision for adult clients.
Dormitory. A building used as group quarters for students,as an accessory use for a college,university,boarding
school,o r other similar institutional use.
E. Definitions,"E."
Extended Hour Retail. A business that is open to the public between the hours of 2 a.m.,and 6 a.m.
F. Definitions,"F."
Fitness/Health Facility. Fitness centers,gymnasiums, health and athletic clubs including any of the following:
indoor sauna,spa or hot tub facilities;indoor tennis,handball,racquetball,archery and shooting ranges and other
indoor sports activities.
Fuel Dealer. A retail trade establishment that sells fuel oil, butane, propane and liquefied petroleum gas(LPG),
bottled or in bulk, to consumers, as the primary use of the site. Does not include the sale of these fuels as an
accessory use to a service station.
Furniture/Fixtures Manufacturing,Cabinet Shop. Manufacturers producing:wood and metal household furniture
and appliances;bedsprings and mattresses;all types of office furniture and public building furniture and partitions,
shelving,lockers and store furniture;and miscellaneous drapery hardware,window blinds and shades. Includes
wood and cabinet shops,but not sawmills or planing mills,which are instead included under"Manufacturing-Heavy."
April 2003 Crawford Multari&Clark Associates Page 24
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Attachment 1
City of San Luis Obispo-Commercial Zoning Revisions New Land Use Delmitians
Furniture, Furnishings and Appliance Store. A store that primarily sells the following products and related
services,that may also provide incidental repair services:
computers and computer equipment large musical instruments
draperies lawn furniture
floor coverings movable spas and hot tubs
furniture office furniture
glass and chinaware other household electrical and gas appliances
home appliances outdoor furniture
home furnishings refrigerators
home sound systems stoves
interior decorating materials and services televisions
G. Definitions,"G."
General Retail. Stores and shops selling many lines of merchandise. Examples of these stores and lines of
merchandise include:
art galleries,retail hobby materials
artists'supplies jewelry
auction rooms luggage and leather goods
bicycles(also included under Auto&Vehicle Sales) musical instruments,parts and accessories
books orthopedic supplies
cameras and photographic supplies religious goods
clothing and accessories small wares
collectibles(cards,coins,comics,stamps,etc.) specialty shops
department stores sporting goods and equipment
drug and discount stores stationery
dry goods toys and games
fabrics and sewing supplies variety stores
florists and houseplant stores(indoor sates
only—outdoor sales are Building and Landscape
Materials Sales/
Goff Course. Golf courses,and accessory facilities and uses including: clubhouses with bar and restaurant,locker
and shower facilities;driving ranges;"pro shops"for on-site sales of golfing equipment;and golf cart storage and
sales facilities.
H. Definitions,"H."
Heliport A designated,marked area on the ground or the top of a structure where helicopters may land at any time.
Home Occupation. The conduct of a business within a dwelling unit or residential site,employing only the occupants
of the dwelling,with the business activity being subordinate to the residential use of the property.
Homeless Shelter. A church,public building,or quasi-public facility that provides emergency or temporary shelter to
homeless individuals and/or groups. These accommodations may include temporary lodging, meals, laundry
facilities,bathing,counseling,and other basic support services.
Hotel,Motel. A facility with guest rooms or suites,with or without kitchen facilities,rented to the general public for
transient lodging. Hotels typically include a variety of services in addition to lodging;for example, restaurants,
meeting facilities,personal services,etc. Also includes accessory guest facilities such as swimming pools,tennis
courts,indoor athletic facilities,accessory retail uses,etc.
Apri12003 Crawford Multari&Clark Associates Page 25
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City of San Luis Obispo Commercial Zoning Revisions New Land Use DeJmirions
I. Definitions,"I"
Industrial Research and Development(110). A facility for scientific research,and the design,development and
testing of electrical,electronic,magnetic,optical and computer and telecommunications components in advance of
product manufacturing,and the assembly of related products from parts produced off-site,where the manufacturing
activity is secondary to the research and development activities. Includes pharmaceutical, chemical and
biotechnology research and development. Does not include soils and other materials testing laboratories (see
"Laboratories"),or medical laboratories(see"Medical Service-Clinic,Laboratory,Urgent Care").
L Definitions,"L."
Laboratory-Medical,Analytical,Research,Testing. A facility fortesting,analysis,and/or research. Examples of
this use include medical labs,soils and materials testing labs,and forensic labs. This type of facility is distinguished
from Industrial Research and Development in its orientation more toward testing and analysis than product
development or prototyping;an Industrial Research and Development-facility may typically include this type of lab.
The"medical lab"subset of this land use type is oriented more toward specimen analysis and processing than direct
blood drawing and specimen collection from patients(see"Medical Service-Clinic,Laboratory,Urgent Care"),but
may also include incidental specimen collection.
Laundries and Dry Cleaning Plants. Service establishments engaged primarily in high volume laundry and garment
services,including: carpet and upholstery cleaners;diaper services;dry cleaning and garment pressing;commercial
laundries;linen supply. These facilities may include accessory customer pick-up facilities. These facilities do not
include coin-operated laundries or dry cleaning pick-up stores without dry cleaning equipment; see "Personal
Services."
Libraries and Museums. Public or quasi-public facilities,examples of which include:aquariums,arboretums,art
galleries and exhibitions,botanical gardens,historic sites and exhibits,libraries,museums,planetariums,and zoos.
May also include accessory retail uses such as a giftlbook shop,restaurant,etc.
Live/Work Unit,Work/Live Unit An integrated housing unit and working space,occupied and utilized by a single
household in a structure, either single-family or multi-family,that has been designed or structurally modified to
accommodate joint residential occupancy and work activity,and which includes:
1. Complete kitchen space and sanitary facilities in compliance with the City building code;and
2. Working space reserved for and regularly used by one or more occupants of the unit.
The difference between IiveMmrk and work/live units is that the"work"component of a livetwork unit is secondary to
its residential use,and may include only commercial activities and pursuits that are compatible with the characterof a
quiet residentiale nvironment,while the work component of a work/live unit is the primary use,to which the residential
component is secondary.
M. Definitions,"M."
Maintenance Service,Client Site Services. Base facilities for various businesses that provide services on the
premises of their clients. Includes gardening,janitorial,pest control,water and smoke damage recovery,and similar
services; and appliance, computer, electronics,.elevator, equipment, HVAC, instrument, plumbing; and other
maintenance and repair services not operating from a retail establishment that sells the products being maintained or
repaired. When these services operate from a retail establishment that sells the products being maintained or
repaired,they are instead considered part of the retail use. Does not include office-only facilities with no storage of
the equipment and/or vehicles used by the service,which are included under"Office-Production and Administrative!
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City of San Luis Obispo-Commercial Zoning Revisions New Land Use Definitions
Manufacturing-Heavy. A facility accommodating manufacturing processes that involve and/or produce basic
metals,building materials,chemicals,fabricated metals,paper products,machinery,textiles,and/or transportation
equipment, where the intensity and/or scale of operations may cause impacts on surrounding land uses or the
community. Examples of heavy manufacturing uses include the following.
1. Chemical Product Manufacturing. An establishment that produces or uses basic chemicals, and other
establishments creating products predominantly by chemical processes. Examples of these products include:
basic chemicals,including acids,alkalies,salts,and organic chemicals;chemical products to be used in further
manufacture, including synthetic fibers, plastic materials, dry colors, and pigments;and finished chemical
products to be used for ultimate consumption,including drugs/pharmaceuticals,cosmetics,and soaps;orto be
used as materials or supplies in other industries including paints,fertilizers,and explosives. Also includes
sales and transportation establishments handling the chemicals described above,except as partof retail trade.
2 Concrete,Gypsum,and Plaster Product Manufacturing..An establishment that produces bulk concrete,
concrete building block,brick,and/or other types of precast and prefabricated concrete products. Also includes
ready-mix concrete batch plants, lime manufacturing, and the manufacture of gypsum products, including
plasterboard. A retail ready-mix concrete operation as an incidental use in conjunction with a building materials
outlet is defined under"Building and Landscape Materials Sales."
3. Glass Product Manufacturing. An establishment that manufactures glass and/or glass products by melting
silica sand or cullet,including the production of flat glass and other glass products that are pressed,blown,or
shaped from glass produced in the same establishment. Artisan and craftsman type operations of a larger
scale than home occupations are instead included under("Manufacturing-Light-Handcraft Industries and
Small-Scale Manufacturing").
4. Lumber and Wood Product Manufacturing. Manufacturing,processing,and sales involving the milling of
forest products to produce rough and finished lumber and other wood materials for use in other manufacturing,
craft,or construction processes. Includes the following processes and products:
containers,pallets and skids
matches(wood)
milling operations
trusses and structural beams
fuming and shaping of wood products
wholesaling of basic wood products
wood product assembly
Does not include craft-type shops("Handcraft Industries and Small-Scale Manufacturing");other wood and
cabinet shops ("Furniture and Fixture Manufacturing, Cabinet Shops");or the entirely indoor retail sale of
building materials,construction tools and equipment("Building and Landscape Materials Sales").
5. Machinery Manufacturing. An establishment that makes or processes raw materials into finished machines
or parts for machines. Does not include the manufacture of electronics, equipment, or appliances
("Electronics,Equipment,and Appliance Manufacturing").
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City of San Luis Obispo-Commercial Zoning Revisions New Land Use Defatitians
6. Metal Products Fabrication,Machine and Welding Shops. An establishment engaged in the production
and/or assembly of metal parts,including the production of metal cabinets and enclosures,cans and shipping
containers,doors and gates,duct work,forgings and stampings,hardware and tools,plumbing fixtures and
products,tanks,towers,and similar products. Examples of these uses include:
blacksmith and welding shops
plating,stripping,and coaling shops
sheet metal shops
machine shops and boiler shops
7. Motor Vehicles and Transportation Equipment Manufacturers of equipment for transporting passengers
and cargo by land,air and water,including motor vehicles,aircraft,spacecraft,ships,boats,railroad and other
vehicles such as motorcycles,bicycles and snowmobiles. Includes manufacture of motor vehicle parts and
accessories;trailers and campers for attachment to other vehicles; self-contained motor homes; and van
conversions. Does not include mobile home and modular home assembly(listed under"Lumber and Wood
Products7.
8. Paving and Roofing Materials Manufacturing. The manufacture of various common paving and petroleum-
based roofing materials,including bulk asphalt,paving blocks made of asphalt,creosote wood,and various
compositions of asphalt and tar. Does not include the manufacture of wood roofing materials (shingles,
shakes,etc.)("Lumber and Wood Product Manufacturing").
9. Petroleum Refining and Related Industries. Industrial plants for purifying petroleum,and the compounding
of lubricating oils and greases from purchased materials. Also includes oil or gas processing facilities,liquified
natural gas(LNG)facilities,the manufacture of petroleum coke and fuel briquettes,tank farms,and terminal
facilities for pipelines. Does not include petroleum pipeline surge tanks and pump stations("Public Utility
Facilities"),or petroleum product distributors("Petroleum Product Storage and Distribution").
10. Plastics, other Synthetics,and Rubber Product Manufacturing. The manufacture of rubber products
including: tires, rubber footwear, mechanical rubber goods, heels and soles, flooring, and other rubber
products from natural,synthetic, or reclaimed rubber. Also includes establishments engaged primarily in
manufacturing tires;products from recycled or reclaimed plastics or styrofoam; molding primary plastics for
other manufacturers,manufacturing miscellaneous finished plastics products,fiberglass manufacturing,and
fiberglass application services. Does not include establishments engaged primarily in recapping and retreading
automobile tires("Vehicle Services-Major Repair/Body Work").
11. Primary Metal Industries.An establishment engaged in: the smelting and refining of ferrous and nonferrous
metals from ore, pig, or scrap; the rolling, drawing, and alloying of metals; the manufacture of castings,
forgings,stampings,extrusions,and other basic metal products;and the manufacturing of nails,spikes,and
insulated wire and cable. Also includes merchant blast furnaces and by-product or beehive coke ovens.
12. Pulp and Pulp Product Manufacturing. An establishment that manufactures pulp,paper,or paperboard.
Includes pulp,paper,and paperboard mills. Does not include establishments primarily engaged in converting
paper or paperboard without manufacturing the paper or paperboard, including envelope manufacturing,
converted paper products,paper coating and glazing,paper bags,assembly of paperboard boxes,wallpaper
("Manufacturing,Light Manufacturing"—Paper Product Manufacturing).
13. Stone and Cut Stone Product Manufacturing.An establishment that cuts,shapes,and/or finishes marble,
granite,slate,and/or other stone for construction and miscellaneous uses. Does not include establishments
engaged primarily in buying or selling partly finished monuments and tombstones("Handcraft industries,Small-
scale Manufacturing").
14. Structural Clay and Pottery Product Manufacturing. An establishment that produces brick and structural
clay products, including pipe, china plumbing fixtures,vitreous china articles, and/or fine earthenware and
porcelain products. Does not include artist/craftsman uses (see "Handcraft Industries and Small Scale
Manufacturing,""Home Occupations").
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15. Textile and Leather Product Manufacturing. An establishment that converts basic fibers (natural or
synthetic)into a product,including yam or fabric,that can be further manufactured into usable items("Fabric
Product Manufacturing"),and industries that transform hides into leather by tanning or curing. Includes:
coaling,waterproofing,or otherwise treating fabric
dressed and dyed furs
dying and finishing fiber,yam,fabric,and knit apparel
leather-tanned,curried,and finished
manufacture of knit apparel and other finished products from yam
manufacture of felt goods,lace goods,non-woven fabrics and miscellaneous textiles
manufacturing of woven fabric,carpets,and rugs from yam
preparation of fiber and subsequent manufacturing of yam,threads,braids,twine cordage
scouring and combing plants
upholstery manufacturing
yam and thread mills
Manufacturing-Light A facility accommodating manufacturing processes involving and/or producing: apparel;
food and beverage products;electronic,optical,and instrumentation products;ice;jewelry;and musical instruments.
Light manufacturing also includes other establishments engaged in the assembly,fabrication,and conversion of
already processed raw materials into products,where the operational characteristics of the manufacturing processes
and the materials used are unlikely to cause significant impacts on surrounding land uses or the community.
Examples of light manufacturing uses include the following.
1. Clothing and Fabric Product Manufacturing. An establishment that assembles clothing,draperies,and/or
other products by cutting and sewing purchased textile fabrics, and related materials including leather,
rubberized fabrics,plastics and furs. Does not include custom tailors and dressmakers not operating as a
factory and not located on the site of a clothing store(see"Personal Services"). See also,"Manufacturing-
Heavy-Textile and Leather Product.Manufacturing."
2. Electronics,Equipment,and Appliance Manufacturing. An establishment that manufactures equipment,
apparatus, and/or supplies for the generation, storage, transmission, transformation and use of electrical
energy,i ncluding:
appliances such as stoveslovens, refrigerators,freezers, miscellaneous electrical machinery,
laundry equipment,fans,vacuum cleaners,sewing equipment and supplies such as batteries,X-ray
machines apparatus and lubes, elecbomedical and
aviation instruments electrotherapeutic apparatus,electrical equipment
computers,computer components,peripherals for internal combustion engines
electrical transmission and distribution equipment motors and generators
electronic components and accessories, optical instruments and lenses
semiconductors, integrated circuits, related photographic equipment and supplies
electrical deld*apparatus pre-recorded magnetic tape
lighting and wiring equipment such as lamps and fixtures, radio and television receiving equipment such as
wiring devices,vehicle lighting television and radio sets,phonograph records and
industrial apparatus surgical, medical and dental instruments,
industrial controls equipment,and supplies
instruments for measurement, testing, analysis surveying and drafting instruments
and control,associated sensors and accessories telephone and telegraph apparatus
transformers,switch gear and switchboards
watches and docks
Does not include testing laboratories (soils, materials testing, etc.) (see"Business Support Services"),or
research and development facilities separate from manufacturing(see"Research and Development").
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City of San Luis Obispo-Commercial Zoning Revisions New Land Use Defutitions
3. Food and Beverage Product Manufacturing. Manufacturing establishments producing or processing foods
and beverages for human consumption,and certain related products. Examples of these uses include:
bottling plants Bud and vegetable canning,preserving,related
breweries processing
candy,sugar and confectionery products grain mill products and by-products
manufacturing meat,poultry,and seafood canning,curing,
catering services separate from stores or byproduct processing
restaurants soft drink production
coffee roasting miscellaneous food item preparation from raw
dairy products manufacludng products
fats and oil product manufacturing
Does not include: bakeries, which are separately defined;or beer brewing as part of a brew pub, bar or
restaurant(see"Bar/ravem,"and"Night Club").
4. Handcraft Industries,Small-Scale Manufacturing. Establishments manufacturing and/or assembling small
products primarily by hand,including jewelry,pottery and other ceramics,as well as small glass and metal art
and craft products. Also includes manufacturing establishments producing small products not classified in
another major manufacturing group, including: brooms and brushes; buttons, costume novelties;jewelry;
musical instruments;pens,pencils,and other office and artists'materials;sporting and athletic goods;toys;etc.
5. Paper Product Manufacturing. An establishment that converts pre-manufactured paper or paperboard into
boxes,envelopes,paper bags,wallpaper,etc.,and/or that coats or glazes pre-manufactured paper. Does not
include the manufacturing of pulp,paper,or paperboard(see"Manufacturing-Heavy-Pulp and Pulp Product
Manufacturing").
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Media Production. Fixed-base facilities for motion picture, television, video, sound, computer, and other
communications media production. These facilities include the following types.
1. Backlots/outdoorfacilities. Outdoor sets,backlots,and other outdoor facilities,including supporting indoor
workshops and craft shops.
2. Indoor support facilities. Administrative and technical production support facilities,including administrative
and production offices, post-production facilities (editing and sound recording studios,foley stages, etc.),
optical and special effects units,film processing laboratories,etc.
3. Soundstages. Warehouse-type facilities providing space for the construction and use of indoor sets,including
supporting workshops and craft shops.
Does not include location filming.
Medical Service-Doctor Office. A facility other than a hospital where medical, dental, mental health,surgical,
and/or other personal health care services are provided on an outpatient basis,and that accommodates no more than
five licensed primary practitioners (for example, chiropractors, medical doctors, psychiatrists, etc.). Counseling
services by other than medical doctors or psychiatrists are included under"Offices-Professional" Does not include
sports therapy that provides on-site fitness equipment,which is instead included under'Fitness/Health Facility.°
Medical Service-Clinic,Laboratory,Urgent Care. A facility other than a hospital where medical,mental health,
surgical and other personal health services are provided on an outpatient basis. Examples of these uses include:
medical and dental laboratories
medical offices with six or more licensed practitioners and/or medical specialties
out-patient care facilities
urgent care facilities
other allied health services
Counseling services by other than medical doctors or psychiatrists are included under"Offices-Professional."
Medical Service-Extended Care. Residential facilities providing nursing and health-related care as a primary use
with in-patient beds. Examples of these uses include: board and care homes; convalescent and rest homes;
extended care facilities; and skilled nursing facilities. Long-term personal care facilities that do not emphasize
medical treatment are included under"Residential Care."
Medical Service-Hospital. Hospitals and similar facilities engaged primarily in providing diagnostic services,and
extensive medical treatment,including surgical and other hospital services. These establishments have an organized
medical staff, inpatient beds, and equipment and facilities to provide complete.health care. May include on-site
accessory clinics and laboratories,accessory retail uses and emergency heliports(see the:separate definition of
"Accessory Retail and Services").
Mixed Use Project. A project that combines both commercial and residential uses,where the residential component
is typically located above or behind the commercial.
Mobile Home,RV,and Boat Sates. Retail establishments selling both mobile home dwelling units,and/or various
vehicles and watercraft for recreational uses. Includes the sales of boats, campers and camper shells,jet skis,
mobile homes,motor homes,and travel trailers.
Mortuaries and Funeral Homes. Funeral homes and parlors,where deceased are prepared for burial or cremation,
funeral services may be conducted,and cremation may occur.
Multi-Family Dwelling. A dwelling unit that is part of a structure containing one or more other dwelling units,or a
non-residential use. An example of the latter is a mixed-use project where,for example,one or more dwelling units
are part of a structure that also contains one or more commercial uses(retail,office,etc.). Multi-family dwellings
April 2003 Crawford Multari&Clark Associates Page 3/
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City of San Luis Obispo-Commercial Zoning Revisions New Land Use Definitions
include: duplexes, triplexes, fourplexes (buildings under one ownership with two, three or four dwelling units,
respectively,in the same structure);apartments(five or more units under one ownership in a single building);and
townhouse development(three or more attached dwellings where no unit is located over another unit). Does not
include secondary units,which are defined in Chapter 17.21.
N. Definitions,"N."
Night Club. A facility providing entertainment,examples of which include live music and/or dancing,comedy,etc.,
which may also serve alcoholic beverages for on-site consumption.
0. Definitions,"0."
Office. These Zoning Regulations distinguish between the following types of offices. These do not include medical
offices(see"Medical Service-Clinic,.Laboratory,Urgent Care,"and"Medical Service-Doctor Office.")
1. Accessory. An office facility that is incidental and accessory to another business or sales activity that is the
primary use.
2. Business and Service. An establishment providing direct services to consumers. Examples of these uses
include:
employment agencies
insurance agent offices(small-scale customer service offices,not administrative,see item 5.below)
real estate offices
travel agencies
utility company payment offices(not administrative,see item 5.below)
This use does not include'Banks and Financial Services,"which are separately defined.
3. Government Administrative,clerical,or public contact and/or service offices of a city,other local,state,or
federal government agency or service facilities. Includes post offices,but not bulk mailing distribution centers,
which are under'Truck and Freight Terminals."
4, Processing. An office-type facility characterized by high employee density,with little or no public visitation,
and occupied by a business engaged in information processing, or other computer-dependent and/or
telecommunications-based activities. Examples oft hese uses include:
airline,lodging chain,and rental car company reservation centers
computer software and hardware design and development
consumer credit reporting
data processing services
health management organization(HMO)offices where no medical services are provided
insurance claim processing
mail order and electronic commerce transaction processing
telecommunications facility design and management
telemarketing
5. Production and administrative. An office-type facility used for administrative purposes,and/or occupied by a
business engaged in the production of intellectual property. Examples of these uses include:
advertising agencies,public relations
commercial art and design services
construction contractors(office facilities only)
design services including architecture,engineering,landscape architecture,urban planning
educational,scientific and research organizations
media postproduction services
news services
photography studios
utility company administrative offices
writers and artists offices
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City of San Luis Obispo-Commercial Zoning Revisions New Land Use DeJmitions
6. Professional. An office-type facility occupied by a business providing professional services. Examples of
these uses include:
accounting,auditing and bookkeeping services
attorneys
counseling services
court reporting services
detective agencies and similar services
financial management and investment counseling
literary and talent agencies
management services
psychologists
secretarial,stenographic,word processing,and temporary clerical employee services
security and commodity brokers
7. Temporary. A mobile home, recreational vehicle or modular unit used as a temporary office facility.
Temporary Offices may include: construction supervision offices on a construction site or off-site construction
yard; a temporary on-site real estate office for a development project; or a temporary business office in
advance of permanent facility construction.
& Temporary Real Estate. The temporary use of a dwelling unit within a residential development project as a
sales office for the units on the same site,which is converted to residential use at the conclusion of its office
use.
Office-Supporting Retail. A retail store that carries one or more types of merchandise that will typically be of
frequent interest to and/or needed by the various businesses listed under the definition of"Office," and/or the
employees of those'businesses. Examples of these types of merchandise include:
Computer equipment
Office supplies,stationery
News stands
Photographic supplies and cameras
P. Definitions,"P."
Parking Facility. A surface parking lot or parking structure that is a primary use of a site.
Park,Playground. Public parks, play lots,and playgrounds,providing non-commercial facilities for active and/or
passive recreation for neighborhood or community use. These facilities may also include any listed under the
definition of"Sports and Active Recreation Facility."
Personal Services. Establishments providing non-medical services to individuals as a primary use. Examples of
these uses include:
barber and beauty shops massage(licensed,therapeutic,non-sexual)
clothing rental shoe repair shops
dry cleaning pick-up stores with limited tailors
equipment tanning salons
home electronics and small appliance repair
laundromats(self-service laundries)
These uses may also include accessory retail sales of products related to the services provided.
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City of San Luis Obispo-Commercial Zoning Revisions New Land Use DeJmidons
Personal Services-Restricted. Personal services that may tend to have a blighting and/or deteriorating effect upon
surrounding areas and which may need to be dispersed to minimize their adverse impacts. Examples of these uses
include:
check cashing
fortune tellers,psychics
palm and card readers
tattoo and body piercing services
Photo and Film Processing Lab. A facility that provides high volume and/or custom processing services for
photographic negative film,transparencies,and/or prints,where the processed products are delivered to off-site retail
outlets for customer pick-up. Does not include:small-scale photo processing machines accessory to other retail
businesses,which are allowed as part of those businesses;or small-scale retail photofinishing services that provide
over-the-counter processing services to individual customers, which are included in the definition of"Business
Support Services."
Printing and Publishing. Establishments engaged in printing by letterpress,lithography,gravure,screen,offset,or
electrostatic (xerographic) copying; and other establishments serving the printing trade such as bookbinding,
typesetting, engraving, photoengraving and electrotyping. This use also includes establishments that publish
newspapers,books and periodicals; establishments manufacturing business forms and binding devices. "Quick
printing"services are included in the definition of"Business Support Services."
Public Assembly Facility. An indoor facility for public assembly and group entertainment, other than sporting
events. Examples of these facilities include:
community centers
exhibition and convention halls
public and semi-public auditoriums
similar public assembly uses
Public Safety facility. Facilities operated by public agencies including fire stations,other fire prevention and fire
fighting facilities,police and sheriff substations and headquarters,including interim incarceration facilities.
Public Utility Facility. Fixed-base structures and facilities serving as junction points for transferring electric utility
services from one transmission voltage to another orto local distribution and service voltages,and similar facilities for
water supply and natural gas distribution. This use type may also include administrative and customer service offices
(also included under"Offices"), and includes any of the following that are not exempted from land use permit
requirements by Government Code Section 53091:
corporation and maintenance yards.
electrical substations and switching stations
natural gas regulating and distribution facilities
public water system wells,treatment plants and storage
telephone switching facilities
wastewater treatment plants,settling ponds and disposal fields
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R. Definitions,"R."
Recycling Facilities. This land use type includes a variety of facilities involved with the collection, sorting and
processing of recyclable-materials.
1. Collection facility. A center where the public may donate,redeem or sell recyclable materials,which may
include the following,where allowed by the applicable zoning district:
a. Reverse vending machines;
b. Small collection facilities which occupy an area of 350 square feet or less and may include:
(1) A mobile unit;
(2) Bulk reverse vending machines or a grouping of reverse vending machines occupying more
than 50 square feet;and
(3) Kiosk-type units which may include permanent structures.
c. Large collection facilities which occupy an area of more than 350 square feet and/or include permanent
structures.
2. Mobile recycling unit An automobile,truck,trailer,or van used for the collection of recyclable materials,
carrying bins,boxes,or other containers.
3. Processing facility. A structure or enclosed space used for the collection and processing of recyclable
materials for shipment,or to an end-user's specifications; by such means as baling, briquetting, cleaning,
compacting,crushing,flattening,grinding,mechanical sorting,re-manufacturing and shredding. Processing
facilities include the following types,both of which are included under the definition of"Scrap and Dismantling
Yards,"below:
a. Light processing facility occupies an area of under 45,000 square feet of collection; processing and
storage area, and averages two outbound truck shipments each day. Light processing facilities are
limited to baling,briquetting,compacting,crushing,grinding,shredding and sorting of source separated
recyclable materials sufficient to qualify as a certified processing facility. A light processing facility shall
not shred,compact,or bale ferrous metals other than food and beverage containers;and
b. A heavy processing facility is any processing facility other than a light processing facility.
4. Recycling facility. A center for the collection and/or processing of recyclable materials. A "certified'
recycling or processing facility is certified by the California Department of Conservation as meeting the
requirements of the California Beverage Container Recycling and Litter Reduction Act of 986. A recycling
facility does not include storage containers located on a residentially,commercially or industrially designated
site used solely for the recycling of material generated on the site. See"Collection Facility"above.
5. Recycling or recyclable material. Reusable domestic containers and other materials which can be
reconstituted, re-manufactured, or reused in an altered form, including glass, metals, paper and plastic.
Recyclable material does not include refuse or hazardous materials.
6. Reverse vending machine. An automated mechanical device which accepts at least one or more types of
empty beverage containers and issues a cash refund or a redeemable credit slip with a value not less than the
container's redemption value,as determined by State law. These vending machines may accept aluminum
cans,glass and plastic bottles,and other containers.
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City of San Luis Obispo-Commercial Zoning Revisions New Land Use Definitions
A bulk reverse vending machine is a reverse vending machine that is larger than 50 square feet,is designed to
accept more than one container at a time, and issues a cash refund based on total weight instead of by
container.
7. Scrap and dismantling yards. Outdoor establishments primarily engaged in assembling, breaking up,
sorting, and the temporary storage and distribution of recyclable or reusable scrap and waste materials,
including auto wreckers engaged in dismantling automobiles for scrap,and the incidental wholesale or retail
sales of parts from those vehicles. Includes light and heavy processing facilities for recycling (see the
definitions above). Does not include: places where these activities are conducted entirely within buildings;
pawn shops,and other secondhand stores;the sale of operative used cars;or landfills or other waste disposal
sites.
Religious Facility. Facilities operated by religious organizations for worship,or the promotion of religious activities,
including churches, mosques, synagogues,temples,etc.;and accessory uses on the same site, including living
quarters for ministers and staff,child day care facilities and religious schools where authorized by the same type of
land use permit required for the religious facility itself. May also include fund-raising sales,bazaars,dinners,parties,
or other outdoor events on the same site. Other establishments maintained by religious organizations,including
full-time educational institutions,hospitals and other related operations,are classified according to their respective
activities.
Residential Care. A single dwelling unit or multiple-unit facility licensed or supervised by any Federal,State,or local
health/welfare agency that provides 24-hour non-medical care of unrelated persons who are handicapped and in
need of personal services,supervision,or assistance essential for sustaining the activities of daily living or for the
protection of the individual in a family-like environment
Restaurant. A retail business selling ready-to-eat food for on-or off-premise consumption. These include eating
establishments where customers are served from a walk-up ordering counter for either on- or off-premise
consumption,establishments where most customers are served food at tables for on-premise consumption,but may
also provide food for take-out, and establishments that provide food for off-premise consumption only. Includes
coffee houses,donut shops,delicatessens,etc. Does not include restaurants with drive-through ordering or service.
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City of San Luis Obispo-Commercial Zoning Revisions New Land Use Defu+ilinns_
S. Definitions,"S."
School. Public and private educational institutions,including:
boarding schools high schools
business,secretarial,and vocational schools military academies
community colleges,colleges and universities professional schools(law,medicine,etc.)
elementary,middle,and junior high schools semmaries/religious ministry training facilities
establishments providing courses by mail
Also includes specialized schools offering instruction in the following:
art driver education
ballet and other dance language
computers and electronics music
drama
Also includes facilities,institutions and conference centers that offer specialized programs in personal growth and
development,such as arts,environmental awareness,communications,and management. Does not include pre-
schools and child day care facilities(see"Child Day Care Facilities"). See also the definition of"Studios-Art,Dance,
Music,Photography,etc."for smaller-scale facilities offering specialized instruction.
Service Station. Any business where motor fuel is offered for retail sale,whether or not in conjunction with any other
use(s). Service station includes the sale and installation of fires,batteries and automotive accessories;lubrications;
and the testing,adjustment and repair of motor parts,brakes,tires and accessories. May also include accessory
sales of fuel oil, butane, propane, and liquified petroleum gas (LPG). Service station does not include: steam
cleaning,mechanical carwashing,fire recapping,body or chassis repair or painting,which are instead included under
"Vehicle Services;"or the sale,rental or storage of motor vehicles,trailers or other equipment,which are included
under"Auto and Vehicle Sales/Rental.".
Single-Family Dwelling. A building designed for and/or occupied exclusively by one family. Also includes
factory-built,modular housing units,constructed in compliance with the Uniform Building Code(UBC),and mobile
homes/manufactured housing units that comply with the National Manufactured Housing Construction and Safety
Standards Act of 1974,placed on permanent foundations.
Social Service Organization.A public or quasi-public establishment providing social and/or rehabilitation services,
examples of which include counseling centers,employment agencies,job counseling and training centers,vocational
rehabilitation agencies, and welfare offices. These organizations serve the unemployed, persons with social or
personal problems, persons requiring special services, the handicapped, or otherwise disadvantaged. Includes
organizations soliciting funds to be used directly for these and related services, and establishments engaged in
community improvement and neighborhood development Does not include day-care services;homeless shelters,or
residential care,which are separately defined.
Sports and Entertainment Assembly. A large-scale indoor or outdoor facility accommodating spectator-oriented
sports,concerts,and other entertainment activities. Examples of this land use include amphitheaters,race tracks,
stadiums and coliseums. May also include commercial facilities customarily associated with the above uses,
including bars and restaurants,gift shops,video game arcades,etc.
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City of San Luis Obispo-Commercial Zoning Revisions New Land Use Definitions
Sports and Active Recreation Facility. Public and private facilities for various outdoor sports and other types of
recreation,where the facilities are oriented more toward participants than spectators. Examples include:
athleficlsport fields(e.g..baseball,football,softball,soccer)
health and athletic club outdoor facilities
skateboard parks
swimming pools
tennis and other sport courts(e.g.,handball,squash)
Does not include golf courses,which are separately defined.
Storage-Accessory. The storage of materials accessory and incidental to a primary use is not considered a land
use separate from the primary use.
Storage-Personal Storage Facility. Structures containing generally small,individual,compartmentalized stalls or
lockers rented as individual storage spaces and characterized by low parking demand.
Storage Yard. The storage of various materials outside of a structure other than fencing,either as an accessory or
principal use.
Studio-Art,Dance,Martial Arts,Music,etc. Small scale facilities,typically accommodating one group of students
at a time,in no more than one instructional space. larger facilities are included under the definition of"Schools-
Specialized education and training." Examples of these facilities include: individual and group instruction and training
in the arts; production rehearsal; photography,and the processing of photographs produced only by users of the
studio facilities;martial arts training studios;gymnastics instruction,and aerobics and gymnastics studios with no
other fitness facilities or equipment:
T. Definitions,"T."
Theater. An indoor facility for public assembly and group entertainment,other than sporting events. Examples of
these facilities include:
civic theaters,a nd facilities for"live'theater and concerts
movie theaters
See also"Public Assembly Facility,"and"Sports and Entertainment Assembly."
Truck or Freight Terminal. A transportation facility furnishing services incidental to air, motor freight, and rail
transportation. Examples of these.facilities include:
delivery and courier services
freight forwarding services
freight terminal facilities
pint terminal and service facilities
overnight mail processing facilities
packing,crating,inspection and weighing services
postal service bulk mailing distribution centers
transportation arrangement services
trucking facilifies,including transfer and storage
U. Definitions,"U.0
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Utility Infrastructure. Pipelines for water, natural gas,and sewage collection and disposal;and facilities for the
transmission of electrical energy for sale,including transmission lines for a public utility company. Also includes
telephone, telegraph, cable television and other communications transmission facilities utilizing direct physical
conduits. Does not include offices or service centers (see "Offices - Business and Service"), or distribution
substations(see"Public Utility Facilty").
V. Definitions,"V."
Vehicle Services-Auto Repair and Service. The repair,servicing,alteration,restoration,towing,painting,cleaning
(including self-service and attended car washes),or finishing of automobiles,trucks,recreational vehicles,boats and
other vehicles as a primary use,including the incidental wholesale and retail sale of vehicle parts as an accessory
use. This use includes the following categories.
1. Major Repair/Body Work. Repair facilities dealing with entire vehicles. These establishments provide towing,
collision repair,other body work,and painting services;and also include fire recapping establishments.
2. Minor MaintenancelRepair. Minor facilities specialize in limited aspects of repair and maintenance(e.g.,
muffler and radiator shops;quick-lube,etc.).
Does not include automobile parking(see"Parking Facilities"),repair shops that are part of a vehicle dealership on
the same site(see"Vehicle Sales/Rental,"and"Mobile Home,Recreational Vehicle and Boat Sales and Rental");gas
stations, which are separately defined; or dismantling yards, which are included under"Recycling -Scrap and
Dismantling Yards.'
Veterinary Clinics,Animal Hospitals,Kennels. Office and indoor medical treatment facilities used by veterinarians,
including large and small animal veterinary clinics, and animal hospitals. Kennels and boarding operations are
oommercialf acilifies for the keeping,boarding or maintaining of four or more dogs four months of age orolder,orfour
or more cats,except for dogs or cats in pet shops.
W. Definitions,"W."
Warehouse Store. A retail store that emphasizes the packaging and sale of products in large quantities orvolumes;
some at discounted prices,where products are typically displayed in their original shipping containers. Sites and
buildings are usually large and industrial in character. Patrons may be required to pay membership fees.
Warehouses,Wholesaling and Distribution. These.facilities include:
1. Warehouses. Facilities for the storage of furniture, household goods, or other commercial goods of any
nature,including moving company warehouses. Includes cold storage,and moving companies. Does not
include: warehouse, storage or mini-storage facilities offered for rent or lease to the general public(see
"Storage,Personal Storage Facilities");warehouse facilities in which the primary purpose of storage is for
wholesaling and distribution(see"Wholesaling and Distribution");or terminal facilities for handling freight(see
"Truck and Freight Terminals").
2. Wholesaling and Distribution. Establishments engaged in selling merchandise to retailers;to contractors,
industrial,commercial,institutional,farm,or professional business users;to other wholesalers;or acting as
agents or brokers in buying merchandise for or selling merchandise to such persons or companies. Examples
of these establishments include:
agents,merchandise or commodity brokers,and commission merchants
assemblers,buyers and associations engaged in the cooperative marketing of fans products
merchant wholesalers
stores primadly selling electrical,plumbing,healing and air conditioning supplies and equipment
Also includes storage, processing,packaging,and shipping facilities for mail order and e-commerce retail
establishments.
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City of San Luis Obispo-Commercial Zoning;Revisions Revisions to PD Reguirementsjor Q&es
Work/Live Unit. See"Live/Work Unit,Work/Live Unit"
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4. STANDARDS FOR NEW C-C ZONE
The following are the recommended standards for the new Community Commercial(C-C)zone.
CHAPTER 17.41: COMMUNITY COMMERCIAL(C-C)ZONE
Sections:
17.41.010-Purpose and Application
17.41.020-Property Development Standards
17.41.010-Purpose and Application
The CC zone is intended to provide for a wide range of retail sales and personal services within
the context of distinctive,pedestrian-oriented shopping centers that serve customers and clients
from all over the City. The CC zone implements and is consistent with the Community
Commercial land use category of the General Plan.
17.41.020 Property Development Standards
The property development standards for the C-C zone are as follows:
A. Maximum density:36 units per net acre(see Section 17.16.010).
B. Yards. See Section 17.16.020.
C. Maximum height 35 feet(see also Sections 17.16.020 and 17.16.040).
D. Maximum coverage:75 percent(see also Section 17.16.030).
E. Maximum floor area ratio. The ratio of gross floor area to site area shall not exceed 2.0.
F. Parking requirements. See Section 17.16.060.
In addition to incorporating the new text above into the Zoning Regulations,the C-C zone will require
that Table 2(Minimum Street Yards) in Zoning Regulations Section 17.16.020 be amended to change
the name of the current C-C zone to C-D, and to add a new entry for the C-C zone:
"C_D As provided in zone ofa djacent lot
C-C As provided in zone of adjacent lot
Table 4(Minimum other Yards)will also need to be amended by changing the title of the table,and the
current C-C entry as follows:
Table 5:Minimum other Yards in VOS,PF,C-C,C-D,C-R,C-T,C-S,and M Zones
6-6 C=D As provided in zone ofa djacentl oY
C-C As provided in zone of adjacent lot'
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City of San Luis Obispo-Commercial Zoning Revisions Revisions to PD Requirements for Offices
5. OFFICES AND THE PLANNED DEVELOPMENT PROCESS
This section describes proposed changes to the current requirements of the Zoning Regulations
regarding offices outside of the downtown.
A. Current Requirements
Current City General Plan policies and zoning regulations allow all types of offices in the Central
Commercial (CC) and Office (0) zoning districts, with provisions for certain types and/or sizes of
offices in the Service Commercial (CS) and Manufacturing(M)zones. (General Plan, Section 3.3;
Zoning Regulations, Chapter 17.20)General Plan Section 3.3.2(E)provides that:
"Large offices, with no single tenant space less than 2,500 square feet,and having no
substantial public visitation or need for access to downtown government services may be
in Services and Manufacturing districts,subject to approval of a Planned Development
Zoning Application."
The Planned Development (PD) overlay zone (Zoning Regulations Chapter 17.50) is applied to
property through the rezoning process,which allows"Any use or combination of uses which conform
with the general plan . . ." (Section 17.50.020),and provides that"Under an approved development
plan,lot size and configuration,yards,height,coverage,and parking may be specified for the project
without conformance to the standards of the underlying zone."(Section 17.50.030.B). The application
of the PD overlay also requires the approval of preliminary and final development plans in compliance
with Zoning Regulations Chapter 17.62(Planned Development). The preliminary development plan
provides a discretionary project review process that differs procedurally from use permits and
variances in that the final decision is made by the City Council after a public hearing and
recommendation by the Planning Commission-essentially the same process as required for a rezoning,
General Plan amendment,or specific plan. Zoning Regulations Section 17.62.040.0 then requires that
a preliminary development plan for an office with no single tenant space less than 2,500 square feet in
the CS or M zones may be approved only if the Commission and Council first make five findings.
Three of the findings address project impacts and compatibility, but the final two require that the
project not preclude industrial or service commercial uses in areas especially suited to them,and that
the project not create a shortage of CS-or M-zoned land available for service commercial or industrial
uses.
B. Discussion and Recommendations
In concept,the planned development process is typically provided by cities that wish to offer flexibility
in project site planning and design by allowing the waiver or modification of certain zoning code
physical development standards without the need to make the findings required by state law for
variances. This flexibility in project design standards is then typically granted in return for a project
that is more appropriate to its site or surroundings and/or more innovative in design, than one that
would result from the application of normal standards. A discretionary process for the review and
approval of planned development proposals is then intended to ensure that the City receives a project
of significantly greater quality in return for the grant of flexibility.
In the case of San Luis Obispo's General Plan and Zoning Regulations, the requirement for PD
rezoning,and its preliminary and final development plans is unusual in that there is no obvious reason
why a large scale office project away from the downtown or office zones should need the freedom
from underlying zoning district standards that the PD process provides. And if the City simply wishes
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City of San Luis Obispo-Commercial Zoning Revisions Revisions to PD Requirements for Offices
to require discretionary review of these projects, the Director or Commission Use Permit process
would provide an equally effective but less time consuming discretionary and public review process to
allow the City to consider whether a given office project is a"good idea"in a specific location.
In conjunction with the other recommendations of this study for providing greater differentiation
between different types of offices and the zones within which they are allowed,the consultant suggests
that:
1. The current General Plan policies on offices be amended to delete the requirement for rezoning
to apply the PD overlay for large-scale offices;
2. The issue of appropriate City review for large-scale offices instead be addressed by revisions to
Chapter 17.22(Use Regulation)which will require administrative use permit approval for large-
scale office projects outside of the downtown,together with the findings currently required by
17.62.040.C,which will be relocated to a new footnote 4 to Table 9(see page 69 of this report).
3. The current text of the PD zone be replaced with that on the following pages,to ensure greater
consistency with the General Plan by limiting allowable uses to those identified by the
underlying zone,and to make clear that the PD rezoning and permitting process is intended for
limited use, where justified by a proposal forinnov ative project design and/or unusual site
circumstances.
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City of San Luis Obispo-Commercial Zoning Revisions Revisions to PD Requirements for Offices
CHAPTER 17.50: PLANNED DEVELOPMENT(PD)OVERLAY ZONE
Sections:
17.50.010-Purpose
17.50.020-Applicability
17.50.030-Decision and Findings
17.50.010-Purpose
The PD overlay zone is intended to provide for flexibility in the application of zoning standards to proposed development. The
purpose is to allow consideration of innovation in site planning and other aspects of project design,and more effective design
responses to site features,land uses on adjoining properties,and environmental impacts,than the development standards of
the underlying zone would produce without adjustment. The City expects each planned development project to be of
significantly higher design quality,including more effective and attractive pedestrian orientation,environmental sensitivity,
energy efficiency,and the more efficient use of resources,than would be achieved through conventional design practices and
standards.
17.50.020-Applicability
A. Timing of rezoning. PD rezoning shall occur simultaneously with the approval of a specific project through the
Planned Development process(Chapter 17.62).
B. Where allowed. The PD zone may be applied to any parcel within the CN,CC,CD,CR,CT,CS,and M zones;and
in any other zone,to any parcel or contiguous parcels of at least one acre.
C. General Plan compliance. The preparation, review, and approval of a PD overlay zone shall require.strict
compliance with the General Plan and any applicable specific plan.
D. Relationship of PD overlay to primary zoning district
1. Allowable land uses. Any use or combination of uses allowed by Section 17.22.010(Uses Allowed by Zones)
within the underlying zoning district may be established within the PD overlay zone,subject to any additional
limitations on specific land uses provided by the overlay as adopted. No PD overlay shall allow a land use that
is not allowed in the primary zoning district,or by the General Plan or any applicable specific plan.
2. Planning permit requirements. Developmenta nd new uses within the PD overlay district shall obtain the
permits required by Section 17.22.010 for the underlying zone.
3. Site planning and project development standards. Development and new land uses within the PD overlay
shallc omply with alla pplicable development standards of the underlying zone,except as specifically modified,
waived,or augmented by the PD overlay.
E Scope of approval. The application of the PD overlay to property may include the adjustment or modification,where
necessary and justifiable,any applicable development standard of these Zoning Regulations(e.g.,building height,
floor area ratio,parcel size,parking,setbacks,etc.),or of the City's Subdivision Regulations.
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City of San Luis Obispo-Commercial Zoning Revisions Revisions to PD Requirements for OJ$ces
17.50.030-Decision and Findings
Following a public hearing,the Commission may recommend,and the Council may approve or disapprove a rezoning to apply
the PD overlay zoning district in compliance with this Section.
A. Mandatory project features. The review authority may recommend or approve a rezoning to apply the PD overlay
zoning district only for a project that incorporates a minimum of two of the following four features.
1. A minimum of 25 percent of the residential units within the project are affordable to households of low or
moderate income;
2. The project will achieve a minimum of 30 percent greater energy efficiency than the minimum required by
California Code of Regulations Title 24;
3. The project will preserve,enhance,and/or create a significant natural feature with a minimum area of one-half
acre;or
4. The project will provide a substantial public amenity,.for example,a significant public plaza,a public park,or a
similar improved open space feature,including provisions for guaranteed long-term maintenance not at the
expense of the City.
B. Required findings for approval. The review authority may approve a rezoning to apply the PD overlay zoning
district only after first making all of the following findings:
1. The project is consistent the General Plan and any applicable specific plan,and the proposed land use is
allowed within the applicable primary zoning district;
2. The project complies with all applicable provisions of these Zoning Regulations other than those modified by
the PD rezoning;
3. The approved modifications to the development standards of these Zoning Regulations are necessary and
appropriate to accommodate the superior design of the proposed project,its compatibility with adjacent land
uses,and its successful mitigation of environmental impacts;
4. The project complies with all applicable City Design Guidelines;
5. All affected public facilities,services,and utilities are adequate to serve the proposed project;
6. The location,size,site planning,building design features,and operating characteristics of the project are highly
suited to the characteristics of the site and surrounding neighborhood, and will be compatible with the
character oft he site,a nd the land uses and development intended for the surrounding neighborhood by the
General Plan;
7. The site is adequate for the project in terns of size,configuration topography,and other applicable features,
and has appropriate access to public streets with adequate capacity to accommodate the quantity and type of
traffic expected to be generated by the use;and
S. The establishment, maintenance,or operation of the proposed project will not,in the circumstances of the
particular case,be detrimental to the health,safety,or general welfare of persons residing or working in the
vicinity of the proposed use,or detrimental or injurious to property and improvements in the neighborhood orto
the general welfare of the City.
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City of San Luis Obispo-Commercial Zoning Revisions Revisions to Requiremems for Mixed Use Projects
6. REVISIONS TO REQUIREMENTS FOR MIXED USE PROJECTS
A. Current Requirements
Current Zoning Regulations Section 17.22.010 provides for"dwellings"'in the C-N,C-C,and C-R,as
allowed uses above the ground floor, and on the ground floor with Administrative Use Permit
approval; and allows dwellings in the C-T zoning district subject to Administrative Use Permit
approval. Also,Zoning Regulations Chapter 17.55 (Mixed Use (MU) Zone)provides a combining
district that can be applied to property with another primary zoning district,to". . .permit combining
uses on a site which otherwise would not be allowed or required." The primary stated purpose of the
MU zone(Section 17.55.010)is to"permit combining residential uses and commercial uses on a single
parcel." Because Section 17.22.010 as proposed allows various residential use types in all commercial
zones,the role of the MU zone will be recommended for change.
B. Discussion and Recommendations
The proposed changes to Section 17.22.010 provide for a"mixed use project"(listed in the"residential
uses" group on page 11 of this report)as an "allowed" use in the O, C-N, C-C,C-D, C-R, and C-T
zoning districts,and with Planning Commission approval of a Use Permit in C-S or M. The proposed
definition of"Mixed Use Project" notest hat such a project ". . . combines both commercial and
residential uses,where the residential component is typically located above the commercial."
Given that the proposed changes to Section 17.22.010 provide the same flexibility to site mixed use
projects in the commercial.zones as current Section 17.22.010,and that the changes allowing mixed
use projects in C-S and M with Use Permit approval provide for discretionary review of those projects
in much the same manner as the application of the current MU zone(although without the requirement
that the Council have final approval),it is recommended that the current requirement for a mixed use
project site to be in the MU zone be eliminated,and be replaced with the following proposed standards
for mixed use projects.
It is also recommended that the MU zoning text be revised to read as shown beginning on page 50,
which will provide fort he MU zone being used by the City to designate specific areas where all
proposed development will be required to be mixed use, with both residential and nonresidential
components.
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.
1. The design shall provide for internal compatibility between the different uses.
2. 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.
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.
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.
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City of San Luis Obispo-Commercial Zoning Revisions Revisions to Requirements for Mixed Use Projects
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.
6. Site planning and building design shall be compatible with and enhance the adjacent and surrounding
residential neighborhood in terms of scale, building design, color, exterior materials, roof styles, lighting,
landscaping,and signage.
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.
C. Maximum density. The residential component of a mixed use project shall comply with the maximum density
requirements of the applicable zoning 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.
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 units. 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
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.
3 Refuse and recycling areas. Areas for the collection and storage of refuse and recyclable materials shallb e
located on the site in locations thata re convenient for both the residential and non-residential uses.
E. Performance standards.
1. Lighting. Lighting for the commercial uses shall be appropriately shielded to not negatively impact the
residential units.
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.
3. Hours of operation. A mixed-use 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.
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
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.
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City of San Luis Obispo-Commercial Zoning Revisions Revisions to Requirements for Mixed Use Projects
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 projects mixed uses are consistent with the general plan and are compatible with their surroundings,
with neighboring uses,and with each other,
b. The projects design protects the public health,safety,and welfare;and
c. The 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.
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 all proposed uses of the site, in
particular residential uses;o r
b. Site-specific property development standards are needed to make the project consistent with the intent of
these regulations;or
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.
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City of.San Luis Obispo-Commercial Zoning Revisions Revisions to Requirements for Mired Use Projects
CHAPTER 17.55: MIXED USE(MU)OVERLAY ZONE
Sections:
17.55.010-Purpose
17.55.020-Application and procedure
17.55.030-Property development standards
17.55.010-Purpose
The MU overlay zone,in combination with any other zone,requires a mix of residential and nonresidential uses on the same
site,where mixed use development would otherwise be optional.
The primary purpose of the MU overlay is to provide a means for the City to identify areas where the public health,safety,and
welfare will be enhanced by requiring that all allowed development be in the form of mixed use projects,where ground floor
street frontages are occupied by retail,business or personal services uses with residential uses above,orto the rear of a site.
The MU overlay is intended to promote a compact city,to provide additional housing opportunities(including affordable
housing opportunities), which is the first priority, and to reduce auto travel by providing services,jobs, and housing in
proximity. The City desires the safety provided by having residential components in commercial areas.
17.55.020-Application and Procedure
A. Application of the MU overlay maybe initiated by the City Council or Planning Commission,to ensure that mixed
residential and commercial uses will be included when certain parcels are developed or redeveloped,or by a property
owner.
B. An ordinance adopting an MU overlay shall specify the following items and may include any other standard that would
further the purpose and intent of this chapter.
1. The types of uses which are required or allowed to be combined;
2. Any standards for the uses locations or their relationships to each other,and/or
3. Any issues specific to the site or the intended combination of uses which must be resolved by the design of the
project.
C. Each land use proposed on a site subject to the MU overlay shall be authorized in compliance with the permit
requirements of Section 17.22.010(Uses Allowed by Zones)that apply to the underlying zone.
17.55.030-Property Development Standards
Property development standards shall be those of the underlying zone,except that the application of the MU overlay to
property may include establishing a higher height limit thatn the underlying zone, to more effectively accommodate the
residential component of a mixed use project. Proposed development and new land uses shall also comply with all applicable
provisions ofS action 17.08.072(Mixed Use Projects).
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City of San Luis Obispo-Commercial Zoning Revisions Live/Work and Work/Live Projects
7. STANDARDS FOR LIVE/WORK AND WORK/LIVE PROJECTS
The changes to Table 9 of the current Zoning Regulations proposed in Section 2 of this report include
the addition of"live/work"and"work/live"units,new land use types not currently allowed within the
city. These use types are also defined in Section 3 of this report as follows:
Live/Work Unit,Work/Live Unit. An integrated housing unit and working space,occupied and utilized by a
single household in a structure,either single-family or multi-family,that has been designed or structurally
modified to accommodate joint residential occupancy and work activity,and which includes:
1. Complete kitchen space and sanitary facilities in compliance with the Building Code;and
2. Working space reserved for and regularly used by one or more occupants of the unit.
The difference between live/work and work/live units is that the "work" component of a livelwork unit is
secondary to its residential use,and may include only commercial activities and pursuits that are compatible
with the character of a quiet residential environment;while the work component of a work/live unit is the
primary use,to which the residential component is secondary.
A variety of cities in California have recently amended their zoning codes to allow these types of units
to provide the opportunity for additional choice in workplace types,to acknowledge increasing public
interest in working at home, and to take advantage of the incremental reduction in vehicle trips that
these units provide by combining workplace and residence. The following standards are proposed to
be incorporated within the Zoning Regulations to address the issues raised by this land use type.
17.08.120-Live/Work and Work/Live Units
A. Purpose. This Section provides standards for the development of new live/work and work/live units,and for the
reuse of existing commercial and industrial structures to accommodate these units..Live/work and work/live units are
intended to be occupied by business operators who live in the same structure that contains the commercial activity or
industry. A live/work unit is intended to function predominantly as living space with incidental accommodations for
work-related activities that are beyond the scope of a home occupation. A work/live unit is intended to function
predominantly as work space with incidental residential accommodations that meet basic habitability requirements.
B. Application requirements. In addition to the information and materials required for a Use Permit application by
these Zoning regulations,a Use Permit application fora live/work or work/live unit within the CS or M zones shall
include a Phase I Environmental Assessment for the site, including an expanded site investigation to determine
whether lead based paint and asbestos hazards exist. The purpose of this requirement is to assess whether there
are any hazardous or toxic materials on the site that could pose a health risk to residents. If the Phase I assessment
shows potential health risks,a Phase 2 Environmental Assessment shall be prepared and submitted to determine if
remediation may be required.
C. Limitations on use. The non-residential component of a live/work or work/live project shall be a use allowed within
the applicable zone by Section 17.22.010(Uses Allowed by Zones),subject to the following additional limitations.
1. Prohibited uses. A live/work or work/live unit shall not be established or used in conjunction with any of the
following activities:
1. Adult businesses;or
2. Vehicle maintenance or repair(e.g.,body or mechanical work,including boats and recreational vehicles),
vehicle detailing and painting,upholstery,etc.).
April 2003 Crawford Multari&Clark Associates Page 51
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Attachment 1
City of San Luis Obispo-Commercial Zoning Revisions Livelwork and Work/Live Projects
2. Uve/work unit A livetwork unit shall not be established or used in conjunction with any of the following
activities:
1. Storage of flammable liquids or hazardous materials beyond that normally associated with a residential
use;
2. Welding,machining,or any open flame work;
3. Any use defined by Section 17.22.020(Land Use Definitions)as"Manufacturing-Heavy";and
4. Any other activity or use,as determined by the Director to not be compatible with residential activities
and/or to have the possibility of affecting the health or safety of live/work unit residents,.because of the
potential for the use to create dust,glare,heat,noise,noxious gasses,odor,smoke,traffic,vibration or
other impacts,or would be hazardous because of materials,processes,products,or wastes.
D. Density. Live/work and workflive units shall comply with the maximum density requirements of the applicable zoning
district,except that live/work and work/live units within the C-S or M zones shall not exceed a density of 24 dwelling
units per acre.
E Design standards.
1. Floor area requirements. The minimum net total floor area of a livetwork or work/live space shall be 1,000
square feet. No more than 30 percent or 400 square feet,whichever is greater,shall be reserved for living
space. Allf loor area other than that reserved for living space shall be reserved and regularly used for working
space.
2. Separation and access. Each live/work or work/live unit shall be separated from other units and other uses in
the structure. Access to each unit shall be provided from common access areas,corridors,or halls;and the
access to each unit shall be clearly separate from other live/work or workllive units or other uses within the
structure.
3. Facilities to accommodate commercial or industrial activities. A live/work or workllive unit shall be
designed to accommodate commercial or industrial uses as evidenced by the provision of ventilation,interior
storage,flooring,and other physical improvements of the type commonly found in exclusively commercial or
industrial facilities used for the same work activity.
4. Integration of living and working space. Areas within a live/work or work/live unit that are designated as
living space shall be an integral part of the live/work or work/live unit and not separated(or occupied and/or
rented separately)from the work space,except that mezzanines and lofts may be used as living space subject
to compliance with the other provisions of this Section,and living and working space may be separated by
interior couryards or similar private space.
S. Mixed occupancy buildings. If a building contains mixed occupancies of live/work or work/live units and
other nonresidential uses,occupancies other than live/work or work/live shall meet all applicable requirements
for those uses,and proper occupancy separations shall be provided between the live/work or work/live units
and other occupancies,as determined by the Chief Building Official.
6. Parking. Each live/work or workllive unit shall be provided at least two off-street parking spaces. The review
authority may modify this requirementf or the use of existing structures with limited parking.
F. Operating requirements.
1. Occupancy. A livetwork or work/live unit shall be occupied and used only by the operator of the business
Within the unit,or a household of which at least one member shall be the business operator.
April 2003 Crawford Multari&Clark Associates Page 52
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Attachment 1
City of San Luis Obispo-Commercial Zoning Revisions Live/Work and Work/Live Projects
2. Sale or rental of portions of unit. No portion of a live/work or work/live unit may be separately rented or sold
as a commercial space for any person not living in the premises or as a residential space for any person not
working in the same unit.
3. Notice to occupants. The owner or developer of any building containing work/live units shall provide written
notice to all occupants and users that the surrounding area may be subject to levels of noise,dust,fumes,or
other effects associated with commercial and industrial uses at higher levels than would be expected in
residential areas. State and Federal health regulations notwithstanding,noise and other standards shall be
those applicable to commercial or industrial properties in the applicable zone.
4. Non-resident employees. Up to two persons who do not reside in the live/work or workflive unit may work in
the unit unless this employment is prohibited or limited by the Administrative Use Permit. The employment of
three or more persons who do not reside in the live/work or work/live unit may be permitted subject to Use
Permit approval,based on additional findings that the employment will not adversely affect traffic and parking
conditions in the site vicinity. The employment of any persons who do not reside in the live/work or work/live
unit shall comply with all applicable Building Code requirements.
S. Client and customer visits. Client and customer visits to live/work or work/live units are permitted subject to
any applicable conditions of the applicable Administrative Use Permit or Use Permit,to ensure compatibility
with adjacent commercial of industrial uses,or adjacent residentially-zoned areas or uses.
G. Changes in use. After approval,a live/work orwork/live unit shall not be converted to entirely residential use unless
authorized through Administrative Use Permit approval. Administrative Use Permit approval shall require that the
Director first find that the exclusively residential use will not impair the ability of non-residential uses on and adjacent
to the site to continue operating because of potential health or safety concerns or nuisance complaints raised by the
exclusively residential use and/or its occupants.
H. Required findings. The approval of live/work orwork/live unit shall require that the review authority first make all of
the following findings,in addition to all findings required for Administrative Use Permit or Use Permit approval..
1. The proposed use of each live/work or work/live unit is a bona fide commercial or industrial activity consistent
with Subsection C. (Limitations on use).
2. The establishment of livetwork or work/live units will not conflict with nor inhibit industrial or commercial Uses in
the area where the project is proposed;
3. The building containing live/work or workilive units and each live/work or work/live unit within the building has
been designed to ensure that they will function predominantly as work spaces with incidental residential
accommodations meeting basic habitability requirements in compliance with applicable regulations;and
4. Any changes proposed to the exterior appearance of the building will be compatible with adjacent commercial
or industrial uses where all adjacent land is zoned for commercial or industrial uses. If there is adjacent
residentially-zoned land,the proposed changes to the building will make the commercial or industrial building
being converted more compatible with the adjacent residential area.
April 2003 Crawford Multari&Clark Associates Page 53
Attachment 1
City of San Luis Obispo-Commercial Zoning Revisions Live/Work and WorklUve Projects
April 2003 Crawford Multari&Clark Associates Page 54
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Attachment 1
City of San Luis Obispo-Commercial Zoning Revisions Revisions to Land Use Element Polides
8. REVISIONS TO LAND USE ELEMENT POLICIES
The following changes to Land Use Element policies are proposed to achieve the objectives of the
changes to the Zoning Regulations proposed in the earlier portions of this report, and to maintain
consistency between the Zoning Regulations and the General Plan.
Revise policies 3.1.5, 3.2.1, 3.2.2, and 3.2.3, beginning on page 40 of the Land Use Element, as
follows, to focus the purpose of the Neighborhood Commercial land use designation. Add new
policies 3.3 as follows to provide for the new Community Commercial (C-C) zoning district, and
renumber existing policies 3.3 through 3.7 as 3.4 through 3.8,respectively.
3.1 General Retail
3.1.5 Specialty Store Locations Most specialty retail stores should be downtown,in the Madonna Road area,orthe
Los Osos Valley Road area,and in other community shopping areas identified by the Community Commercial district
(see the Community Commercial section below)where they will not detract from the role of the downtown as the
City's primary concentration of specialty stores:some may also be in neighborhood shopping centers so long as they
are a minor part of the centers and serve neighborhood rather than citywide or regional markets.
3.2 Neighborhood Commercial
3.2.1 Purpose and Included Uses The City should have areas for Neighborhood Commercial uses to meet the
frequent shopping demands of people living nearby. Neighborhood commercial uses include smaller-scale grocery
stores,Laundromats,and drug aad+tar .-- stores. Neighborhood commercial seaters uses should be available
within about one mile of all residences. These seaters uses should be located on sites not exceedin�c about eight four
acres,unless the neighborhood to be servedincludes a significant amount of high density residential development
Small-scale specialty stores may be located in areas designated for neighborhood commercial seeters uses as long
as they will not be a major citywide attraction or displace more general,convenience uses.
3.2:2 New or Expanded Centers Areas of Neighborhood Commercial Use New or expanded areas of
neighborhood commercial seaters uses should:
A. Be created within,or extended into,adjacent nonresidential areas adjacent to residential neighborhoods;
B. Provide uses to serve nearby residents,not the whole city;
C. Have access from arterial streets,and not increase traffic on residential streets;
D. Have safe and pleasant pedestrian access from the surrounding service area, as well as good internal
circulation;
E. Be designed to be pedestrian-oriented and architecturally compatible with the adiacent neighborhoods being
served. Pedestrian-oriented features of oroiect design should include:
1. Off-street parking areas located to the side or rear of buildingsrather than between buildinqs and the
ss�
€2. PFavide Landscaped areas with public seating;and
P 3. Provide Indoor or outdoor space for public use,designed to provide a focus for some neighborhood
activities.
April 2003 Crawford Multari&Clark Associates Page 55
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Attachment 1
City of San Luis Obispo-Commercial Zoning Revisions Revisions to Land Use Element Policies
3.2.3 Expanding Centers Existing Neighborhood Commercial Areas The City should evaluate the need for and
desirability of additions to existing areas of neighborhood commercial centers use only when specific development
proposals are made,and not in response to rezoning requests which do not incorporate a development plan.
3.3 Community Commercial
3.3.1 Purpose.and Included Uses Areas for shopping centers that serve community-wide needs are designated
Community Commercial. Community commercial areas are intended to provide for a wide range of retail sales and
personal services within the context of distinctive,pedestrian-oriented shopping centers that serve customers and
clients from all over the City. These centers may accommodate retail uses of a larger scale that would be
inappropriate in the downtown,but proposed uses will be reviewed to ensure that they will not detract from the role of
the downtown as the City's primary concentration of specialty stores.
3.3.1 Building Intensity The ratio of building floor area to site area shall not exceed 2.0.The Zoning Regulations will
establish maximum building height and lot coverage,and minimum setbacks from streets and other property lines as
well as procedures for exceptions to such standards in special circumstances. Architectural review will determine a
project's realized building intensity,to reflect the existing or desired architectural character in the surrounding area
Dwellings may be provided in Community Commerciald istricts only as part of mixed use proiects where theirdensity
shall not exceed 35 dwelling units per acre. Solong as the.floor area ratio is not exceeded the maximum residential
density may be developed in addition to nonresidential development on a site. (See the residential section for policies
on density bonuses for affordable housing.)
3.3.2 Certain office uses with limited need for access to downtown government services may be located away from
the downtown in areas designated Community Commercial. Appropriate types of offices include those that Provide
direct"over-the-counter"services to customers and clients. Professional offices,and those identified by the Zoning
Regulations as"production and administrative"offices may also be appropriate,particularly above the ground floor.
Revise current Policy 3.3.2,page 42 of the Land Use Element,by revising paragraph E.,and adding
new paragraph G., as follows. The proposed revisions to Table9, Section 17.22.010 that provide
greater differentiation between different types of offices eliminate the need for the floor area
limitations and rezoning requirements of this policy.
E. Large Offices,with Fie single teriant spaGe less than 2,599 SqUaFS Wt,aAd having no substantial public
visitation or need for access to downtown government services may be in Services and Manufacturing
distri .
G. Certain business and professional services with limited need for access to.downtown govemment
services may be located in areas that are away from the downtown, and designated Community
Commercial. Appropriate types of offices include those that provide direct"over-the-counter"services to
customers and clients Professional offices may also be appropriate particularly above the ground floor.
Revise current Policy 3.5.2, page 44 of the Land Use Element ("Services and Manufacturing" -
"Appropriate Uses"),by revising paragraph F.as follows. The proposed revisions to Table 9,Section
17.22.010 that provide greater differentiation between different types of offices eliminate the need for
the floor area limitations and rezoning requirements of this policy.
F. Large Offices having no substantial public
visitation or need for access to downtown government services may be in Services and Manufacturing
distri .
April 2003 Crawford Multari&Clark Associates Page 56
Attachment 1
City of San Luis Obispo-Commercial Zoning Revisions Appendix A-Complete Table 9
APPENDIX A - COMPLETE TABLE 9
The following pages consist of a complete version of Table 9 incorporating all the revisions shown in
Section 2 of this report, and showing all zoning districts. (There are no substantive changes to
allowable uses in the zones other than commercial and industrial.)
April 2003 Crawford Multari&Clark Associates Page 57
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Attachment 1
City of San Luis Obispo-Commercial Zoning Revisions Appendix A-Complete Table 9
TABLE 9-USES ALLOWED BY ZONE
Permit Requirement by Zoning District Specific use
Land Use I AG I GOS R1 I R2 I RS I R4 I PF 1 O(1). C-N I C-C I C-0 I C-R I C-T I CS I M ap Regulations
AGRICULTURE
Crop production and grazing A A A A _ D D
Greenhouse,commercial PC�PC
Livestock feed lot PC PC
INDUSTRY,MANUFACTURING&PROCESSING,WHOLESALING
Furniture and fixtures manufacturing,cabinet shop D A
Industrial research and development PC D D(10)
Laboratory-Medical,analytical,research,testing PC A A A A
Laundry,dry cleaning palm A A
Manufacturing-Heavy PC PC
Manufacturing-LightI D A A
Petrdeum product storage and distribution D
Photo and film processing lab A A
Priming and publishingI, A A •A(10)
Recycling facilities-Collection and processing facility D
Recycling facilities-Scrap and dismantling yard D
Recycling facilities-Small collection facility D D D A
Storage yard D A
_ Warehousing,indoor storageA j A_
PC(10)
Wholesaling and distribution A A PC(10)
LODGING
Bed and breakfast inn D PC PC _ A A A
Homeless shelter --_- - ---- ---_--T PC _PC PC-PC PC PC PC PC PC PC PC
Hostel - _ - -- - —- —��- PC PC �T A A A
Hotel,motel A A A PC(10)
Recreational vehicle(RV)park accessory to hotel,motel PC
Key: A=Allowed D=Director's approval required PC=Planning Commission approval required
AM=Director's approval on ground floor,allowed on second floor or above
Note: Footnotes affecting speific land uses follow the table.
April 2003 Page 58
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Attachment 1
City of San Luis Obispo-Commercial Zoning Revisions Appendix A-Complete Table 9
TABLE 9-USES ALLOWED BY ZONE-Continued
Permit Requlrement by Zoning District .. . _.-.. Specific use
..... .._ __. -
Land Use - � . AG GOS R1 R2 R3 R4 PF O(1) C-N _C-C I CcD C-R ..C,T CS ...N BP Regulations.,.. .._.....
RECREATION,EDUCATION,&PUBLIC ASSEMBLY USES
Barltavem - I D D D D D 0 ( -
Club,lodge,private meeting hall D D A D A/D D D D
Commercial recreation facility-Indoor PC D D D D PC D(10)I 17.08.060
Commercial recreation facility-Outdoor PCI PCI
Educational conferences D D 1 D I D I 117.08.010.C.6
Fitnessthealth facility D A D D PC I A I A D(10)I
Library,museum PCI D D D D
Library,branch facility I II D D D D
Night dub I D 1 D I D I D I D I D I I Chapter 5.40
Park,playground I D I D I A I A I A I A I D I D I A I A I A I I I I I
Public assembly facility I I I I I I I PC I I D I D I D I D I PC I I I
Religious facility I I I PC I D I D D I D A D D I D A D(7) D(7)1 D(7)
School-Boarding school,elementary,middle,secondary I I I I PC PC I
School-College,university -Campus PC
School-College,university r Satellite classroom facility I PCI AID I AID A A A
School-Elementary,middle,secondary I I I PC I PC I D D I PC I I D
School-Specialized education/training I I PCI AID I AID I A I A A
Special event 1 D I D I D D I D I D I D D D 1 1 17.08.010
Sports and active recreation facility PC I I I PC I PC I PC I I
Sports and entertainment assembly facility PCI I I 1I PC I I
Studio-AR dance,martial arts,music,etc. I I AID I AID I A I PC I A I I I
Theater I I I PC(8)j I D I D I D I I I I D(10)1 Chapter 5.40
Theater-Drive-in - PC PCI
RESIDENTIAL USES
Boarding/rooming house,dormatory PCI D D D Chapter 17.20
Caretaker quarters A A A A A A A A A A A A A A A D
Convents and monasteries PCI A A D
Fraternity,sororityPCI PC'
High occupancy residential use I D D _
Home occupation H H H H H H H H H H H H H H 17.08.090
Livelwork units A A A A 17.08.120
Mixed-use project A A A A A A PCI PCI 17.08.072
Mobile home as temporary residence at building site A A A A A A A A
Mobile home park A A A A
Multi-family dwellings A A A D D I D
Residential care facilities-6 or fewer residents A A I A 1 A 1 A 1 A 1 A AID 1 1 AID 1 AID 1 D 1
Residential care facilities-7 or more residents I A A I A A A A I D 1 AID 1 AID D 1
Single-family dwellings A A A(2) A A j A D D I D
Worknive units D D 117.08.120
Key: A=Allowed D=Director's approval required PC=Planning Commission approval.required
AM=Director's approval on ground floor,allowed on second floor or above H=Home Occupation Permit required
Note: Footnotes affecting speific land uses follow the table.
April 2003 Page 59
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Attachment 1
City of San Luis Obispo-Commercial Zoning Revisions Appendix A-Complete Table 9
TABLE 9-USES ALLOWED BY ZONE-Continued
Permit Requirement by Zoning District SpecHie use
Land Use I AG C/OS' R1 Ij R2 R3 R4 PF O(1) CSI C C-D ,C-R 1,C-T I CSM BP Regulations.
RETAIL SALES
Auto and vehicle sales and rental I D I I A I PCI
Auto parts sales,with installation I I D(5)1 I A I A I I
Auto parts sales,without installation A D A A A
Building and landscape materials sales,indoor A A A A A
Building and landscape materials sales,outoor D D A A A
Concurrent sales of alcoholic beverates and motor fuel D D D D 17.08.040
Construction and heavy equipment sales and rental 1 1 1 1 1 1 1 1 I I D 1 D 1
Convenience store D D D A A A A A I D I D ID(10)1 17.08.0%
Extended hour retail D D ( D D D D I D I D
Farm supply and feed store PCI I A I A
Fuel dealer(propane,etc) I D I A
Furniture,furnishings,and appliance stores A A A I A I
General retail-2,000 sf or less I I A(3)1 A I A I A I A I I I I
General retail-More than 2,000 sf,up to 15,000 sf I D(3)I D I A I A I I I I I
General retail-More than 15,000 sf,up to 45,000 sf D A I A D
General retail-More than 45,000 at,up to 60,000 sf D A I A
General retail-More than 60,000 at,up to 140.000 sf PCI PC I PC I
Groceries,liquor,specialty foods A A I A I PCII I
Mobile home,RV,and boat sales �_ I A I PC I I
Office-supporting retail.2.000 at or less A A I A A I A I I D(10)1
Office-supporting retail,More than 2,000,up to 5,000 at D D 1 A I A 1 I I ID(10)1
Outdoor temporary andlor seasonal sales See Section 17.08.020 1 17.08.020
Produce stand 1 DID 1 I A I A A I I A I I
Restaurant —1—I A 1�A A A I A 1 D D I
Service station(see also*vehicle services') I ISI D D D I D I A 1 17.08.030
Vending machine See Section 17.08.020 I 17.08.020
Warehouse stores-45,000 sf or less gfa 1 1 I D 1 1 D 1 D 1 1 1
Warehouse stores-more than 45,000 sf gfa T PCI PC. PCI
Key: A=Allowed D=Director's approval required PC=Planning Commission approval required
AM=Director's approval on ground floor,allowed on second floor or above
Note: Footnotes affecting spefc land uses follow the table.
April 2003 Page 60
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Attachment 1
City of San Luis Obispo-Commercial Zoning Revisions Appendix A-Complete Table 9
TABLE 9-USES ALLOWED BY ZONE-Continued
Permit Requirementby Zoning District
Specific use
_..LandUse._ _--------- _.__. _AG. GDS._R1 R2! R3 R4... ..PF..O.it) .0-N C-C, C-D .0-R..GT CS.._..M .BP._ _Regulations
SERVICES-BUSINESS,FINANCIAL&PROFESSIONAL
ATMs A A A A A A I A I A I A
Banks and financial services I A A A A I D(4)I D(4)I D(10)1
Business support services A A AID A A T A A
Medical service-Clinic,laboratory,urgent care 0 D D A
Medical service-Doctor office A AID AID A
Medical service-Extended.pre PC PCI D PCI PCI D
Medical service-Hospital PCI PCI
Office-Accessory A A A A A A A A
Office-Business and service A A AID A D
Office-Government D PC A A- P
Office-Processing D D I D 1 D(4) D(4)1 A I
Office-Production and administrative A AID AID I A I D(4) D(4)1 A I
Office-Professional A AID AID I A I D(10)I
Office-Temporary See Section 17.08.010.0
Photographer,photographic studio 1 A AVD A PCI A_ I I 1
SERVICES-GENERAL
Catering service I D D A D I A I A I I
Cemetery,mausoleum,columbarium PCI PCI PCI PCI PCI PCI PCI PCI PC I PC I I
Day pre-Day pre center D(9) D(9) D(9) D(9) D(9) A A A AID A D(9) D(9)I D(9) D(10)1 17.08.100
Day pre-Family day pre home A T A A A A A A A A A A A 1 17.08.100
Equipment rental I I A I A D(10)I
Food bank/packaged food distribution center I D D
Homeless shelter PCI PCI PCI PCI PCI PCI PCI PCI 17.01.110
Maintenance service,client site services A A PC
Mortuary,funeral home I D D A D
Personal services ISI A A A I A p A D(10)
Personal services-Restricted D D I I
Public safety facilities I PCI I PC(10)
Public utility facilities PCI A A 1 1 17.08.080
Repair service-Equipment,large appliances,eta 7 1 A I A I D(10)1
Social service organization D A A A A I I I D I
Vehicle services-Repair and maintenance-Major 1 1 A I A D
Vehicle services-Repair and maintenance-Minor I PC D A I A D
Vehicle services-Carwash I D D PCI D I D
Veterinary elinic/hospital,boarding.large animal I PC I PCI I D D
Veterinary cliniethospital,boarding,small animal,indoor D A AID A A
Veterinary clinidhospital,.boarding.small animal,outdoor) D
Key: A=Allowed D=Director's approval required PC=Planning Commission approval required
AID=Director's approval on ground floor,allowed on second floor or above
Note: Footnotes affecting speific land uses follow the table.
April 2003
Page 61
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Attachment 1
City of San Luis Obispo-Commercial Zoning Revisions Appendix A-Complete Table 9
TABLE 9-USES ALLOWED BY ZONE-Continued
Permit Requirement by Zoning DiSVict _ SpecMic use
9
..Land Use... AG CIOS R1 R2 M R4 Phi F O(1) C-N C-C C•D CC•T CS. ._.M Bp Re uta9ons
TRANSPORTATION&COMMUNICATIONS
Airport PCI PC I PC I D
Ambulance,taxi,and/or limousine dispatch facility I A I D I D(10)1
Antennas and telecommunications facilities I PC I PC I I I I I PC I PC I I PC I PC I PC I PC 1 D 1 D I D 1 17.16.120
Broadcast studio I I I I I I I I A I I I AID I A I I A I A I A I
Heliport I I I I I I I I PCI I I I I I PC I PC I I
Parking facility I I I I PC(6)1 PC(6)1 I PC(6)i D(6)1 I D(6)1 D(6)1 I
Parking facility-Multi-level I PC(6)1,PC(6) PC(6)1 PC(6)1 PC(6)I PC(6)I I
Parking facility-Temporary PCI D I D I D D 1 D 1 D I D D 1 1 17.08.010
Railroad facilities I I I I D A I I
Transit station or terminal PCII PC I PC I I D A I I
Transit stop AIAIAIAIAIAIAIAI I
Truck or freight terminal I I I I I A I A I D I
water and wastewater treatment plants and services PC I I I I I I I I PC I
Key: A=Allowed D=Directors approval required PC=Planning Commission approval required
AID=Directors approval on ground floor,allowed on second floor or above
Note: Footnotes affecting spefc land uses follow the table. _
Apri12003 Page 61
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City of San Luis Obispo-Commercial Zoning Revisions Appendix A-Complete Table 9
Notes to Table 9:
1. O zone-All uses. A Use Permit is required for the construction of nonresidential structures or the conversion of
residential structures to non-residential uses. In order to approve a Use Permit,the Commission shall first find that:
a. The location,orientation,height,and mass of new structures will not significantly affect privacy in nearby
residential areas;and
b. The project location or access arrangements will not significantly direct traffic to local streets in nearby
residential areas;and
C. The project includes landscaping and yards that adequately separate parking and pedestrian circulation areas
from sites in nearby residential areas.
2. R-1 zone-Multiple dwellings. Except for condominiums,the construction of more than one dwelling on a parcel in
the R-I zone requires Administrative Use Permit approval. R-1 density standards apply.
3. C-N zone-Limitations on floor area. A general retail use in the C-N zone shall not exceed a gross floor area of
2,000 square feet for each establishment, or a combined floor area of all general retail establishments within a
shopping center of 25 percent of the total floor area in a shopping centerwith a gross floor area of 15,000 square feet
or more;and shall not exceed 50 percent of the total floor area in a shopping center with a gross floor area of less
than 15,000 square feet. For a parcel not located within a shopping center,an Administrative Use Permit shall be
required to insure consistency with policies of the General Plan Land Use Element and compatibility with
surrounding uses.The Administrative Use Permit may provide for exceptions to the floor area limitations above.
4. C-S and M zones-Required findings for offices. The approval of an office facility in the C-S or M zone shall
require that the review authority first find that:
a. The project will be compatible with existing and allowed land uses in the area;
b. The project location oraccess arrangements will not significantly direct traffic to use local or collector streets
in residential zones;
C. The project will provide adequate mitigation to address potential impacts related to noise,light and glare,and
loss of privacy,among others,imposed by commercial activities on nearby residential areas,by using methods
such as setbacks,landscaping,berming and fencing;
d. The project will not preclude industrial or service commercial uses in areas especially suited for these uses
when compared with offices;and
e. The project will not create a shortage of C-S-or M-zoned land available for service commercial or industrial
development.
S. C-R zone-Auto sound system installation. Auto sound installation services may be approved only as an accessory
use to the retail sales of auto sound systems on the same site. Use Permit review shall consider parking space
displacement,noise from the operation,and the appearance and visibility of the installation area.
6. Parking as a principal use. Use Permit approval may include deviations to otherwise applicable setback
requirements and building height limits. A multi-level parking facility shall require the approval of Use Permit by
the Planning Commission.
7. Religious facilities.
a. C-S zone requirements. Use Permit review shall consider that the C-S zone is primarily intended to
accommodate uses not generally suited to other commercial zones because of noise, truck traffic, visual
impacts and similar factors. A Use Permit may be approved only when the religious facility will not likely
cause unreasonable compatibility problems with existing or likely future service commercial uses in the
vicinity. Use Permit conditions may include measures to mitigate incompatibility.
b. C-T and M zone requirements. A religious facility use may be allowed only inside an existing building.
April 2003 Crawford Multari&Clark Associates Page 63 I A
~"
Attachment 1
City of San Luis Obispo-Commercial Zoning Revisions Appendix A-Complete Table 9
8. PF zone-Theaters. Only non-profit theaters are permitted.
9. Day care centers. Allowed by right where accessory to a church or school,or where an employer provides on-site
child care to 14 or fewer children for the exclusive benefit of employees,providing the primary use meets City
parking standards.
10. BP zone. See the Airport Area Specific Plan for special use restrictions.
April 2003 Crawford Multari&Clark Associates Page 64
a,rIp
Attachment 1
City of San Luis Obispo-Commercial Zoning Revisions Appendix B-Cleanup Amendments
APPENDIX B - CLEANUP AMENDMENTS
The following are amendments to sections of the Zoning Regulations other than the commercial and
industrial zones that are for the purposes maintaining internal consistency, or to relocate certain
provisions to more appropriate locations within the Zoning Regulations.
1. Retitle Section 17.08.095(Neighborhood Grocery Markets)" as"Convenience Stores."
2. Amend Chapter 17.08 by adding new Section 17.08.120 as follows:
17.08.120-Residential Uses Near the Airport
The approval of a residential use allowed by Section 17.22.010(Uses Allowed by Zones)on a site that is subiect to
.the review of the San Luis Obispo County Airport Land Use Commission may include a requirement that the density
of the Proiect be reduced from that normally allowed by the underlying zone,to achieve consistency with the San Luis
Obispo County Airport Land Use Plan.
3. Amend Section 17.10.020(Nonconforming Uses—Regulations)by adding new Subsection B.3
as follows,to comply with Housing Element policy:
3. A nonconforming single-family dwelling may be continued without limitation by this Section,and ff involuntarily
damaged or destroyed,may be reconstructed or replaced with a new structure with the same footodnt and
height,in compliance with current California Building Standards Code requirements.
4. Amend Section 17.16.120(Wireless Telecommunication Facilities)by adding new Subsection
D.,and by renumbering existing Subsections D.through H.as E.through I.,respectively. This
relocates current Table 9 footnote 20 to the same section as the other requirements for
telecommunication facilities.
D. Limitations on use..A wireless telecommunication facility may be allowed in the Open Space zone only ff
consistent with Land Use Element Policies 6.1.2 and 6.2.2. and Open.Space Element policies regarding
resource Protection of hills, mountains,and scenic resources. The approval of a facility in the 0 zone shall
require that the review authority first find that the Project site is in a Predominantly non-residential area.
April 2003 Crawford Multari&Clark Associates Page 65 n 4
�� 1 1
Attachment 1
City of San Luis Obispo-Commercial Zoning Revisions Appendix B-Cleanup Amendments
April 2003 Crawford Multari&Clark Associates Page 66
a-� a
Attachment I
City of San Luis Obispo-Commercial Zoning Revisions .ppendix C-Revised Parking Table
TABLE 6-PARKING REQUIREMENTS BY USE
........ ........
TypepfAk......
..... ....... bod ... ... ................... ...........................
.P.
add
.................
.......
.......
. x
............. ...........................
AGRICULTURE
Crop production and grazing No requirement
Greenhouse,commercial No requirement
Livestock feed lot jAs provided in approved use permit
INDUSTRY,MANUFACTURING&PROCESSING,WHOLESALING
Furniture and fixtures manufacturing,cabinet shop Same as Manufacturing-Light
One space per 300 square feet office or laboratory area,plus one space per 500 square feet
Industrial research and development indoor assembly or fabrication area,plus one space Per 1,500 square feet outdoor work area or
indoor warehouse area
Laboratory-Medical,analytical,research,testing one space per 300 square feet gross floor area
—Laundry,dry cleaning plant One space per 500 square feet gross floor area
Manufacturing-Heavy One space per 500 square feet gross floor area
One space per 300 square feet accessory office area plus one space per 300 square feet to 500
Manufacturing-Light square feet manufacturing floor area,to be determined by director according to employment
characteristics of each use,plus one per 1,500 square feet outdoor manufacturing area
Petroleum product storage and distribution One space per 300 square feet office areas plus one space per 500 square feet indoor storage
,area plus one space per 2,000 square feet outdoor storage area
Photo and film processing lab One space per 300 square feet gross floor area
Printing and publishing One space per 300 square feet gross floor area
Recycling facilities-Collection and processing One space per 500 square feet of gross floor area plus one space per 10,000 square feet outdoor
facility storage area,but in no case less than 4 spaces
One space per 500 square feet of gross floor area plus one space per 10,000 square feet outdoor
Recycling facilities-Scrap and dismantling yard storage area,but in no case less than 4 spaces
Recycling facilities-Small collection facility As provided in approved use permit
Storage yard One space per 2,000 square feet gross floor area
One space per 300 square feet office area plus one space per 1.500 square feet indoor storage
Warehousing,indoor storage area
Wholesaling and distribution One space per 300 square feet office area plus one space per 1,000 square feet indoor
sales/storage area,plus one space per 2,000 square feet outdoor sales area
LODGING
One per room or group of moms to be occupied as a suite,plus one for resident manager's
Bed and breakfast inn quarters
Hostel One space per five beds,plus one for manager.When the hostel is part of a residence:one
space per five beds,in addition to two spaces for the residence.
Hotel,motel One per room or group of moms to be occupied as a suite,plus one for resident manager's
quarters,plus eating/assembly area requirements
Recreational vehicle(RV)park accessory to hotel, As provided in approved use permit
motel
April 2003 Page 67
Attachment i
City of San Luis Obispo-Commercial Zoning Revisions `appendix C-Revised Parking Table
TABLE 6-PARKING REQUIREMENTS BY USE
TY of Use una6er of:OffStreel Parkierg Sp2r s Retj rtned
RECREATION,EDUCATION,&PUBLIC ASSEMBLY USES
Bar/tavern One space per 60 square feet of customer use plus one space per 100 square feet of food
preparation area
Club,lodge,private meeting hall One space per 300 square feet office area plus one space per four fixed seats or one space per
40 square feet seating area without fixed seats,in the largest assembly room
Commercial recreation facility-Indoor YOne space per 300 square feet gross floor area
Bowling alleys Two spaces per lane plus one space per four seats spectator/eating area
Commercial recreation facility-Outdoor One space per 500 square feet outdoor use area
Educational conferences As provided in approved use permit
Fitnessmealth facility One space per 300 square feet gross floor area
Library,museum .One space per 500 square feet storageldisplay area plus government office and meeting room
requirements _
Library,branch facility _ As provided in approved use permit- -------_ - _----— _ —
Night club One space per 60 square feet floor or outdoor ground area for customer use,including seating
and dancing areas,plus one space per 100 square feet food preparation area
Park,playground One space per 500 square feet
Public assembly facility One space per four fixed seats or one space per 40 square feet of assembly area without fixed
seats
Religious facility One space per four fixed seats(one space per 40 square feet seating area without fixed seats)in
largest assembly room
School-Boarding school,elementary,middle,
As provided in approved use permit
secondary
School-College,university -Campus As provided in approved use permit
School-College,university -Satellite classroom
facility One space per 50 square feet per classroom floor area
School-Elementary,middle,secondary Two spaces per classroom plus one space per 300 square feet office,assembly or common area
School-Specialized education/training One space per 50 square feet per classroom floor area
Special event One space per 500 square feet or as provided in approved use permit
Sports and active recreation facility One space per 100 square feet of pool surface
Sports and entertainment assembly facility As provided in approved use permit
Studio-ArL dance,martial arts,music,etc. One space per 200 square feet gross floor area
Theater One space per four seats
Theater-Drive-in No requirement
April 2003 Page 68 ^ r�,
Attachment 1
City of San Luis Obispo-Commercial Zoning Revisions �ppendiz C-Revised Parking Table
TABLE 6-PARKING REQUIREMENTS BY USE
Type ofUse '. i&ari6ErofS�€fStte�i':PrthngSpatpstZ2q !
RESIDENTIAL USES
Boarding/rooming house,dormitory One space per 1.5 occupants or 1.5 spaces per bedroom,whichever is greater
Caretaker quarters Two spaces per dwelling
Convents and monasteries One space per five occupants
Fraternity,sorority One space per 1.5 occupants or 1.5 spaces per bedroom,whichever is greater
The parking requirement shall be greater of:1.The number of space required for dwellings.or 2.
High occupancy residential use One off-street parking space per adult occupant,less one.
Home occupation _See Section 17.08.090
Livetwork units 2 spaces for residential component and as otherwise required for non-residential component
Mixed-use project Same as Single-family dwellings
Mobile home park 1.5 spaces per unit 1 space to be with unit
Multi-famiy dwellings Same as Single-family dwellings
Residential care facilities-6 or fewer residents Same as Single-family dwellings
Residential care facilities-7 or more residents Same as Single-family dwellings
R-1 and C/OS:2 spaces per dwelling,one of which must be covered.All other zones:1 per studio
Single-family dwellings apartment:1-1/2 for first bedroom plus 1/2 for each additional bedroom in a unit,plus 1 for each
five units in developments of more than five units.Also see parking reduction paragraphs under
17.16.060.
Work/live units 2 spaces for residential component and as otherwise required for non-residential component
April 2003 Page 69 e r n
OC I
Attachment 1
City of San Luis Obispo-Commercial Zoning Revisions nppendix C-Revised Parking Table_
TABLE 6-PARKING REQUIREMENTS BY USE
...........
eu tf.....
w.
Tko
... ....... ..... ......... ...
RETAIL SALES
One space per 300 square feet office area plus one space per 500 square feet parts sales service
Auto and vehicle sales and rental area,plus one space per 2,000 square feet outdoor sales area
Auto parts sales,with installation One space per 500 square feet gross floor area
Auto parts sales,without installation One space per 500 square feet gross floor area
One space per 300 square feet office area plus one space per 500 square feet indoor sales area
Building and landscape materials sales,indoor plus one space per 2,000 square feet warehouse area
One space per 300 square feet office area plus one space per 500 square feet indoor sales area
Building and landscape materials sales,outdoor plus one space per 2,000 square feet warehouse or outdoor sales area
One space per 300 square feet office area plus one space per 500 square feet parts sales service
Construction and heavy equipment sales and rental area,plus one space per 2,000 square feet outdoor sales area
Two spaces for employee parking,plus one space per 500 square feet of gross floor area and a
Convenience store minimum of five bicycle parking spaces shall be provided per business
Extended hour retail Same as specific type of retail
One per 500 square feet indoor sales/storage area plus one space per 2,000 square feet outdoor
Farm supply and feed store sales/storage area.
Fuel dealer(propane,etc) One per 500 square fee indoor saleststorage area plus one space per 2,000 square feet outdoor
sales/storage area.
Furniture,furnishings,and appliance stores One space per 500 square feet gross floor area
General retail-2.000 sf or less One space per 300 square feet gross floor area
General retail-More than 2,000 sf,up to 15.000 sf One space per 300 square feet gross floor area
General retail-More than 15,000 sf,up to 45,000 sf One space per 300 square feet gross floor area
General retail-More than 45,000 sf,up to 60,000 sf A maximum of one space per 200 square feet gross floor area,with the exception for more
-- —spaces if structured multi-level parking is used
General retail-More than 60,000 sf,up to 140,000 A maximum of one space per 200 square feet gross floor area,with the exception for more
sf spaces if structured multi-level parking is used
Florists and Photofinishing(retail) One space per 500 square feet floor area
Retail sales and repair of bicycles One space per 500 square feet floor area
Groceries,liquor,specialty foods One space per 200 square feet gross floor area
One space per 300 square feet office area plus one space per 500 square feet parts sales service
Mobile home,RV,and boat sales area,plus one space per 2,000 square feet outdoor sales area
Office-supporting retail,2,000 sf or less One space per 300 square feet gross floor area
Office-supporting retail,more than 2,000,up to
5,000 sf One space per 300 square feet gross floor area
I
Outdoor temporary and/or seasonal sales See Section 17.08.020
Produce stand As provided in approved use permit
One space per 60 sq.ft.customer use area,including waiting seating,counter service areas,and
dancing areas,plus one space per 100 sq.ft.food preparation,including counter space,pantry
Restaurant storage,and dishwashing areas.Walls,halls,restrooms,and dead storage areas do not count as
either customer use or food preparation floor area
Service station(see also"vehicle services") one space for attendant booth plus two per service bay plus one space per four fuel pumps
Warehouse stores-45,000 sf or less gfa Minimum one space per 300 square feet gross floor area
A maximum of one space per 200 square feet gross floor area,with the exception for more
Warehouse stores-more than 45,000 sf gfa spaces if structured multi-level parking is used
April 2003 Page 70 ^
9 t.
Attachment I
City of San Luis Obispo-Commercisil Zoning Revisions Appendix C-Revised Parking Table
TABLE 6 -PARKING REQUIREMENTS BY USE
..........
V ..
pa
. ..........
. . . .... ....
:.so0s
SERVICES-BUSINESS,FINANCIAL&PROFESSIONAL
ATMs No requirement
Banks and financial services One space per 300 square feet gross floor area
Business support services One space per 300 square feet gross floor area
Medical dental and other health services:one per 200 square feet gross floor area.All others:one
Medical service-Clinic,laboratory,urgent care space per 300 square feet gross floor area.
Medical service-Doctor office Medical dental and other health services:one per 200 square feet gross floor area.All others:one
space per 300 square feet gross floor area.
Medical service-Extended care One space per four beds(adult):one space per five juvenile occupants
Medical service-Hospital One space per bed
Office-Accessory As required for principle use
Office-Business and service One space per 300 square feet gross floor area
Office-Government Offices:one per 300 square feet gross floor area.Meeting moms:one per four fixed seats or one
per 40 square feet of seating area without fixed seats.
Post offices One space per 300 square feet office,sorting,customer service area plus one space per 500
square feet bulk handling
Office-Processing One space per 200 square feet gross floor area
Office-Production and administrative One space per 300 square feet gross floor area
Office-Professional Medical dental and other health services:one per 200 square feet gross floor area.All others:one
space per 300 square feet gross floor area.
Office-Temporary See Section 17.08.010 C
Photographer,photographic studio One space per 200 square feet gross floor area
April 2003 Page 71
Attachment 1
City of San Luis Obispo-Commefelial Zoning Revisions lippendix C-Revised Parking Table
TABLE 6 -PARKING REQUIREMENTS BY USE
4
Type Of VS6r.0 OW treet
q
. i�i:: � ......
SERVICES-GENERAL
Catering service One space per 100 square feet food preparation area
Cemetery,mausoleum,columbarium One space per 500 square feet of building area
Day care-Day care center Two spaces plus one per 14 clients
Day care-Family day care home Small family day care-same as for"Dwellings!'.Large family day care-One space plus required
residential parking.
Equipment rental One per 300 square feet office area plus-1per 5-00 square feet indoor display/storage pus i per
1,000 square feet outdoor display/storage
Homeless shelter Two spaces for the facility plus one space for each six occupants at maximum allowed occupancy
Maintenance service,client site services One space per 300 square feet gross floor area
Mortuary,funeral home 1 per four fixed seats or 1 per 40 square feet assembly area,whichever is greater
Personal services One space per 200 square feet gross floor area
Repair services-Small appliances,shoes,etc. One space per 300 square feet
Self service laundry/dry cleaner One Space per each four washers or dryers
Public safety facilities One space per 500 square feet gross floor area
Public utility facilibes One space per 300 square feet office area plus one space per 1,500 square feet
warehouse/service area plus space for fleet vehicles
Repair service-Equipment,large appliances,etc. One space per 500 square feet gross floor area
Social service organization One space per 300 square feet gross floor area
Vehicle services-Repair and maintenance-Major One space per 500 square feet gross floor area
Vehicle services-Repair and maintenance-Minor One space per 500 square feet gross floor area
Service stations One space for attendant booth plus two per service bay plus one space per four fuel pumps
Vehicle services-Carwash Two spaces plus sufficient waiting line(s)or Two spaces plus washing area(s)
Veterinary clinicthospital,boarding.large animal One space per 500 square feet gross floor area
Veterinary clinic/hospital,boarding,small animal,
indoor One space per 300 square feet gross floor area
Veterinary chnic(hospital,boarding,small animal,
outdoor One space per 300 square feet gross floor area
TRANSPORTATION&COMMUNICATIONS
Airport To be determined when use permit is approved
Ambulance,taxi,and/or limousine dispatch facility one space per 300 square feet office area plus one space per 1,000 square feet
garage&varehouse area
Ambulance services Three spaces per emergency vehicle
Broadcast studio One space per 300 square feet gross floor area
Heliport As provided in approved use permit
Railroad facilities One space per 300 square feet office or waiting room
Transit station or terminal One space per 3_00square—feet —fricetwaiting area plus onespaceper 1,_000square—feet
-houselgarage area
Truck or freight terminal One space per 300square—office plus one space per 1,000 square feet garage/warehouse
area
Water and wastewater treatment plants and services One space per 300 square feet office plus one space per 1,000 square feet warehouspiservice
area
Water and wastewater treatment plants As provided in approved use permit
April 2003 Page 72 g,r)q
Attachment 2
�illl�lll 11�IIII�IIIII IIID II
Ill
cityo san vu�s oBispo
990 Palm Street, San Luis Obispo, CA 93401-3249
March 28, 2003
Crawford, Multari and Clark
641 Higuera Street, Suite 302
San Luis Obispo, COA 93401
SUBJECT: TA, GP/R and ER 32-02 - Citywide
Review of the Commercial Zoning Update including a possible
expansion of the downtown commercial core
Dear Mr. Crawford:
The Planning Commission, at its meeting of March 26, 2003, recommended that the City
Council adopt the negative declaration of environmental impact, and approve the
proposed Commercial Zoning Revisions, with minor changes as noted in the attached
resolution.
The action of the Planning Commission is a recommendation to the City Council and,
therefore, is not final. This matter has been tentatively scheduled for public hearing
before the City Council on May 6, 2003. This date, however, should be verified with the
City Clerk's office at (805) 781-7102.
If you have any questions, please contact Michael Codron at (805) 781-7175.
Sincerely,
R ald Whis and
Deputy Co unity Development Director
Development Review
cc: SLO County Assessor's Office
Attachment: Resolution No. 5363-03
OThe City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities.
�� Telecommunications Device for the Deaf(805) 781-7410. ��,q_
Attachment 2
RESOLUTION NO. 5363-03
A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF SAN LUIS OBISPO
RECOMMENDING APPROVAL OF THE PROPOSED COMMERCIAL
ZONING REVISIONS TO THE CITY COUNCIL
R/TA/GPR/GPA/ER 32-02 (Citywide)
WHEREAS, 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
February 12, 2003, and on March 26, 2003 for the purpose of considering Application
R/TA/GPR/GPA/ER 32-02, a series of changes proposed to the City's Zoning Regulations and
General Plan to modernize and enhance standards for commercial development; and
WHEREAS, said public hearing was for the purpose of formulating and forwarding
recommendations to the City Council of the City of San Luis Obispo regarding the project; 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 considered the Negative Declaration for the
project and believes that the environmental document adequately addresses the potential
environmental impacts of the project; 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. Recommendation. The Commission directs staff to remove the proposed
Downtown Zone expansion from the project description for the Commercial Zoning Revisions
and recommends that the Council approve the Revisions and the proposed Negative Declaration
with the following changes.
1. Modify the heading "School/Specialized Education/'Training" in the proposed Table 9 to
read"School/Specialized Education/Satellite College Classroom/Training."
2. The description for the Retail Commercial Zone shall be revised to so the last sentence
reads, "...of the General Plan, and is intended to be applied primarily to areas with more
public exposure on arterial street."
On motion by Commissioner Caruso, seconded by Chairwoman Loh and on the following roll
call vote to wit:
a- 0
Attachment 2
Planning Commission Resolution#5363-03
Commercial Zoning Revisions, App. No. 32-02
AYES: Commrs. Christianson, Aiken, Cooper, Caruso, Osborne and Loh
NOES: None
REFRAIN: None
ABSENT: Comrnr. Boswell
The foregoing resolution was passed and adopted this 26`h day of March, 2003.
Ro ld Whisenak Secretary
Planning Commission
a �gl
Attachment 3
CITY OF SAN LUIS OBISPO
PLANNING COMMISSION AGENDA REPORT ITEM #3
BY: Michael Codron, Associate Planner(781-7175) MEETING DATE: February 12, 2003
FROM: Ron Whisenand, Deputy Director-Development Revieq
FILE NUMBER: R, TA, GPR, GPA, ER 32-02
PROJECT ADDRESS: Citywide
SUBJECT: Preliminary review of the Commercial Zoning Revisions, a series of changes
proposed to the City's Zoning Regulations and General Plan to modernize and enhance standards
for commercial development.
SUMMARY RECOMMENDATION
The Planning Commission is being asked to:
1) Review the proposed Commercial Zoning Revisions and provide direction to staff, in the
form of a resolution, on final changes that are necessary before forwarding the project to the
City Council.
2) Continue the project to a date uncertain so that the changes directed by the Commission can
be incorporated into a final document along with a complete environmental analysis of the
project, including the proposal to expand the Downtown Commercial zone..
BACKGROUND
Situation
On August 7, 2002, the Planning Commission held a study session to review the proposed
Commercial Zoning Revisions. Changes to the proposed revisions have been made based on the
Commission's previous comments and based on further review by planning staff and the City's
consultant. The updated document is being brought back before the Commission as part of a
normal agenda item to provide Commissioner's with another opportunity to evaluate the
proposed code amendments. Staff is presently studying the potential environmental impacts of
the proposed Downtown Commercial zone expansion, and will bring the final product back to
the Planning Commission in approximately 6 weeks.
Data Summary
Address: City-Wide
Applicant; The City of San Luis Obispo
Representative: Crawford, Multari and Clark (Paul Crawford)
Existing Zoning: All commercial zones
General Plan: All commercial designations
Environmental Status: The proposed changes are considered a project under CEQA and an
environmental document is presently being prepared.
a,,g�
J Attachment 3
Commercial Zoning Revisions(32-02)
Page 2
EVALUATION
The Proposed Commercial Zoning Revisions (Attachment 1) have been updated based on the
comments of individual commissioners during the August 7, 2002, study session on the project
(Attachment 4). Additional changes have also been made by City staff and the consultant to
clarify definitions and further refine Table 9 — Uses Allowed By Zone. This report includes a
summary of the changes made and discusses the on-going work of completing the environmental
document for the project.
Offices and the Planned Development Process
Currently a PD rezoning is required to allow large offices in the C-S and M zones. However,
there is no apparent reason why large scale offices need the freedom from property development
standards that is the typical purpose for establishing a PD zone. Discretionary review of large
office projects can be accomplished with the Administrative Use Permit process in an effective
and less cumbersome way than through rezoning. The Commercial Zoning Revisions have been
updated to provide this simpler process, and to establish specific findings that would have to be
made as part of any approval of large scale offices in the C-S or M zones. Professional offices
are not permitted in the C-S and M zones. The simpler process for large offices would apply
only to the proposed "Office-Processing" and "Office-Production and Administrative" land use
categories. Additional opportunities for professional offices are provided in the new Community
Commercial zone, where they would be allowed above the ground floor and conditionally
approvable at the ground level.
Mixed-Use Projects
The Mixed-Use zoning designation has been revised to function as a tool that the City can use to
require mixed-use projects in those areas where the designation is applied. "Mixed-Use" is also
a new land use category that is allowed in every commercial zone, except the C-S and M zones
where a Planning Commission use permit would be required. This change removes a significant
obstacle to developers that want to build mixed-use projects because rezoning is no longer
necessary, which greatly reduces the time and cost associated with City review. The revisions
include performance standards that provide clarity and assurance to developers that are
considering combining commercial and residential uses on their property. The standards would
be implemented as part of the normal Architectural Review process, which is already applied to
all new commercial development.
Live to Work/Work to Live
A new section has been added to the Commercial Zoning Revisions with development standards
for Live/Work and Work/Live units. The definition section has also been revised to clarify the
difference between the two types of uses. Live/Work units would be allowed in the proposed
Retail Commercial, Downtown Commercial and Service Commercial zones. Work/Live units
would be conditionally allowed in the Service Commercial and Manufacturing zones, subject to
the approval of an Administrative Use Permit. The proposed design standards would be
,:a(�
r
Attachment 3
Commercial Zoning Revisions (32-02)
Page 3
implemented through Architectural Review if no use permit is required. The Planning
Commission should consider the design standards and provide staff with direction if changes are
necessary. Staff would support additional language that would allow the Architectural Review
Commission, Administrative Hearing Officer, or Planning Commission to make minor
exceptions to the proposed design standards, provided a finding of consistency with the intent of
the standards can be made.
Expansion of the Downtown (CD) Zone
Expanding the existing Central Commercial (proposed Downtown Commercial, CD) zone north
across Santa Rosa Street is consistent with Land Use Element Figure 4, which shows the
Downtown Core area extending all the way up to the railroad tracks along Monterey Street. City
staff is presently evaluating the parking related impacts associated with this expansion.
Development in the proposed CD zone has a lesser parking requirement to promote a compact
urban form, but not necessarily a lower parking demand. As a result, staff is evaluating the
impacts of the projected increase in demand for off-site parking, assuming a logical pace for
build-out of this expanded Downtown zone. Mitigation measures will be recommended to
address potential impacts, and may include such things as the establishment of an assessment
district so that each new development would contribute funds for new public parking provided to
serve the those projects. The expansion of parking districts in the neighborhoods that surround
Downtown is also being considered to prevent employees from parking in residential areas. The
brunt of the work involved with this evaluation is quantifying the effects of the potential build-
out, which is outside the scope of the consultant's contract. Staff expects to complete the
evaluation in the next six weeks.
Other Anticipated Changes
Staff is anticipating other minor changes to the document that will occur before the Planning
Commission is asked to forward a recommendation to the City Council. These changes include:
1. Table 6: Parking Requirements by Use will be revised to reflect the new land use
categories contained in Table 9. No substantive changes to parking requirements will be
proposed.
2. Table 9 will be amended to allow branch libraries in the CN zone, with the approval of an
Administrative Use Permit.
3. Moving Company will be added to the definition of"Warehousing."
4. Chapter 17.10: Nonconforming Uses will be revised to exempt existing dwellings. This
will prevent existing dwellings in the C-T zone from being considered non-conforming.
As proposed, new dwellings are no longer allowed in the C-T zone unless they are part of
a mixed-use development. Dwellings are also not allowed on their own in the C-S or M
zones, although many currently exist in the industrial areas surrounding Broad Street.
The change would implement Housing Element Program 3.3.9 (Digest Numbering),
a�s�f
Attachment 3
Commercial Zoning Revisions (32-02)
Page 4
which says that the City will consider amending existing regulations that make housing a
non-conforming use in certain zones. With this change, the proposed revisions to
allowed uses in the C-T zone would be consistent with the General Plan.
The Planning Commission is encouraged to provide recommendations to staff on further changes
that must be made to the document before the project can be forwarded to the City Council with
a recommendation for approval. Direction from the Planning Commission should be provided in
the form of a resolution so that the changes are clearly iterated and represent the thinking of a
majority of the Commission. Attachment 7 includes a draft resolution for the Commission to
augment.
REFERRALS
The project was reviewed by the Airport Land Use Commission (ALUC) on December 18, 2002
and was determined to be consistent with the Airport Land Use Plan (Attachment 5). At the
ALUC hearing, City staff presented language that would be incorporated into a new sub-section
of the Zoning Regulations titled Airport Land Use Plan Consistency, which would precede Table
9 (Attachment 6). The proposed language essentially establishes an overlay over the southern
half of the City that would require a determination of consistency with the Airport Land Use Plan
(ALUP) before new uses could be established. If a use is considered "conditionally approvable"
in the ALUP, then an Administrative Use Permit would be required before the use could be
established within the Plan's boundaries. The revisions to the Zoning Regulations approved by
the ALUC would prohibit those uses that are inconsistent with the ALUP and will insure
consistency between the ALUP and the City's Zoning Regulations. This change implements
Land Use Element Policy 7.2, which states that development should only be permitted within the
ALUP boundaries if it is consistent with the Plan.
ALTERNATIVES
1. At this time, the Commission cannot forward the item to the City Council because the
environmental review for the project has not been completed.
2. Direct staff to make more substantial revisions to the document and return at a later date.
Attachments:
Attachment 1: Proposed Commercial Zoning Revisions, February 2003
Attachment 2: Map Exhibit: Proposed Community Commercial Zones
Attachment 3: Planning Commission Agenda Report, August 7, 2002
Attachment 4: Planning Commission Minutes, August 7, 2002
Attachment 5: Notice of Airport Land Use Commission Action, 12-18-02
Attachment 6: Draft Language for Consistency with the Airport Land Use Plan
Attachment 7: Draft resolution recommending final changes for the proposed Commercial
Zoning Revisions
� Attachment 3
Planning Commission Minui�a
February 12,2003
Page 7
parking is in the front. He noted this is a management problem and asking a business
to close between 11:00 and 2:00 every day is not the answer.
Chairwoman Loh asked what his viewpoint is on the Weight Watchers coming to the
City and asking for a Use Permit.
Mr. Belsher replied that the property owner and the management have been willing to
discuss adding additional parking spaces in the rear of this property, but they are not
willing to discuss how they should manage the parking in their center.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Boswell moved to deny the appeal and uphold the-Director's determination and
direct the applicant back to the Administrative Use Permit process, based on findings
noted in the staff report. Seconded by Commr. Cooper.
AYES: Commrs. Boswell, Cooper, Aiken, Osborne, Christianson, and Loh
NOES: None
ABSENT: Commr. Caruso ;
ABSTAIN: None
The motion carried 6-0.
City Attorney Trujillo explained that this item can be appealed to the City Council within
ten days of the action.
3. Citywide. GPA, TA, R, G/R and ER 32-02; Review of the Commercial Zoning
Update including a possible expansion of the downtown commercial core; City of
San Luis Obispo, applicant.
Associate Planner Michael Codron presented the staff report asking the Planning
Commission to; (1) Review the proposed Commercial Zoning Revisions and provide
direction to staff, in the form of a resolution, on final changes that are necessary before
forwarding the project to the City Council; (2) Continue the project to a date uncertain so
that direction provided by the Commission can be incorporated into a final document
along with a complete environmental analysis of the project, including the proposal to
expand the Downtown Commercial zone.
Paul Crawford, Crawford, Multari and Clark, SLO, highlighted the differences between
the report that the Commission has at the present time and the previous report. He
noted work/live has been added in addition to live/work in zones that could
accommodate heavier commercial uses. He commented a lot of other changes and the
addition of a complete matrix that showed the changes purposed from the current table
9 with all the footnotes in the final appendix.
a-�
Attachment 3
Planning Commission Minutes '
February 12, 2003
Page 8
Commr. Cooper noted that C-R and C-D need to be distinguished from one another as
clearly as possible and would it be appropriate to characterize C-R as a vehicular
oriented land use as opposed to a pedestrian oriented land use, which is C-D?
Mr. Crawford replied the Downtown is the City's premiere pedestrian oriented area and
the distribution of C-R along some of the corridors in the community would in itself carry
with it the implication that it is more vehicle oriented.
Commr. Boswell asked if there was a recommendation for changing any of the
maximum building sizes, particularly C-N, and wondered if there were any
recommendations to change these?
Mr. Crawford replied that he did not believe so.
Commr. Boswell asked why the live/work and work/live are not permitted in a C-N given
that they are a mix between a residential and a small business?
Mr. Crawford responded that is a good question, which he believes never came up in
their internal discussions, and feels it probably wouldn't be a problem at all.
Commr. Cooper noted on page 31 they talked in length about mixed use not only being
above, but also behind commercial, and he suggested they say located above or behind
commercial.
The Commission agreed to the suggestion.
Commr. Christianson commented on the page 3 of the staff report under other
anticipated changes the non-conforming sues would be revised to exempt existing
dwellings and questioned what about the businesses that become non-conforming if
these commercial zone changes go through?
Planner Codron explained that businesses that would become non-conforming would be
non-conforming, which would further the goal of implementing this ordinance of the
General Plan.
Commr. Christianson asked if they stay in business until they change?
Planner Codron replied yes. He also stated that there is a provision that one non-
conforming use could be exchanged with another non-conforming use if a permit is
approved and findings are made that the impacts of that new use are no worse than
What the prior situation was.
Commr. Christianson commented that medical service doctor office gets to have no
more than three doctors and questioned why three was picked and not four?
Mr. Crawford replied it was based on an 'informal look at some practices in the
community. He explained zoning code provisions were proposed similar to this in other
a
Attachment 3
Planning Commission Minutes.
February 12,2003
Page 9
communities and the number that a particular community picks range from three to six
and the reason to differentiate between a doctors office and a clinic is to distinguish
between the more intense use in terms of where it can be allowed as a matter of right.
Commr. Christianson expressed concern that they no longer have any density bonus in
the PD overlay and questioned why they are not trying to encourage high density?
Planner Codron replied the rewards that are built in the planned development process
have to do with relaxations of certain standards that might allow for more density than
would otherwise be allowed to be developed on a given site.
Commr. Christianson asked the Planning Commission to think about the implications of
not having a density bonus in the PD zone.
Deputy Director Whisenand questioned Mr. Crawford if that would upset any other
organizational structures in the document to add that back in.
Mr. Crawford replied that he did not see that as a problem.
Commr. Christianson commented that office professional should be allowed in CS and
M zones with a D-4.
Deputy Director Whisenand responded that they do allow professional offices in the CS
and M, but only through the PD process and these offices have some restrictions in
terms of size.
Chairwoman Loh expressed appreciation to the great improvements. She noted with
CS and M zone it is going to be only 24 units/acre. She commented that if they allowed
36 units in the CS zone it would help to solve housing needs for low income people.
PUBLIC COMMENTS:
Jim Lopes, 2230 Expedition Drive #30, SLO, noted that he distributed a letter to the
Commission. He mentioned that he has a few points about the variety of uses in the
different zones and how more distinction might be made between zones so there is
some return to more traditional separations of uses in some zones, but more mixture in
the other more intense zones like neighborhood commercial.
MaryBeth Schroeder, 2085 Wilding Lane, SLO, concurred with Jim Lopes's comments.
Charlie Senn, 178 Broad Street, SLO, noted he sent in a letter. He stated he was a
member of this commission when this process started. He noted that he functions
largely as the local real estate department for a lot of local small businesses and tries to
help them find suitable facilities in which to locate. He feels what zoning seeks to
accomplish is that it tries to create areas where neighbors could function compatibly and
tries to create uses that are compatible with the General Plan, but it is not the intention
of zoning to create make work projects or try to create fine line distinctions that do not
CQOV
'00
Attachment 3
' Planning Commission Minute.
February 12, 2003
Page 10
have any practical effects. He suggested the Commission spend a couple of hours and
go out and see some local businesses in the kinds of distinctions that the Commission
is trying to draw. He noted that approximately 75% of businesses in the City conduct
their operations in some kind of "Office Environment". He addressed some critical
issues that he E-mailed to the City.
Vice-Chair Osborne noted that he received a copy of the E-mail and mentioned the
comment made referencing page 66 that General Retail should be permitted in CS zone
because there is no available land and feels a better way to approach this is to rezone
land if there is not enough land rather than changing the rules.
Mr. Senn replied that the City operates on the assumption that CR is available, but there
is no CR land available with any significance.
Deputy Director Whisenand interjected not to lose sight on what the City's General Plan
shows.
Patricia Wilmore, San Luis Obispo Chamber of Commerce, she noted there was a letter
sent to the City in August from the Commerce indicating their support for revision in the
commercial zoning structure and hoped that it would become more consistent and more
modernized in its usage and feels in many way it has done that. She mentioned some
concerns that the office needs have not been addressed, and noted that they would like
to see more opportunity in the CS zone for offices and so on. She expressed thanks for
undertaking on what has become an arduous process.
Commr. Boswell noted the comment about additional offices and the ones that were
proposed and asked if there were specific types of offices that were mentioned in this
concern about not enough office space?
Ms. Wilmore replied no, and stated just in general.
Chairwoman Loh commented that there is a lot of office space, but there is not enough
housing and that people that work here cannot find housing and questioned if there is
an imbalance here already?
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Cooper noted the direction that was given to the Commission was to put
together a resolution and asked if a tally has been kept of all the comments?
Planner Codron reiterated the list that he made..
Commr. Cooper suggested that public comment go forward to the Council because he
feels that the Commission is not in the position to filter all that information and make
sense of it.
Attachment 3
Planning Commission Minutes L
February 12,2003
Page 11
Planner Codron replied because it is coming back and they could include in the
subsequent staff report a section that would address some of the public testimony that
was provided.
Commr. Christianson stated that she would like to see more things added to commercial
service and possibly manufacturing zones. She noted she would also like to see that
doctors offices, medical service clinics, labs, and medical service doctors office added
into the CS zone as D-4 with Director's approval with the required findings for offices in
there, and would like to see doctor office number expanded to six doctors as opposed to
three doctors, and the office business and office professional allowed in the CS zone.
She commented on the Airport Land Use Commission amended language and
expressed concerns about the language, which is not because she does not support the
airport and it is not because she does not support the ALUC's need to follow State and
Federal Regulations about airport land use, but the City has gone through a tremendous
disagreement with the Airport Land Use Commission on the Margarita Area on housing
and feels it was an arbitrary decision that the Airport Land Use Commission made about
noise regulations and is unsure how this type of language affects these types of
disagreements.
Deputy Director Whisenand responded that he would like to caution the Commission
that when they set the ground rules many years ago dealing with this process they were
not going to rethink the General Plan Policies and the medical offices is a new issue
that is coming up and is being researched and is included as being a part of the General
Plan annual report that is on the next agenda. The research that is going to go into
addressing Tri-Polar policy issue and medical office is beyond the scope of this
amendment so he would beg the commission to let that process take its own course
and lets not try to change General Plan Policy with this effort at this moment, but feels it
is a concern that needs to be addressed and it will be addressed, but he suggested that
it be addressed as a separate process.
City Attorney Gil Trujillo suggested adding language to attachment number 6 adding on
the second page new number 4 to read as follows: not withstanding section 7.22.010G
subsections 1 thru 3 above; the City reserves its right to review Airport Land Use
Commissions decisions pursuant to Article 3.5 of the Public Utilities Code
Commr. Boswell moved staff recommendation as detailed in the resolution. Seconded
by Chairwoman Loh.
Commr. Boswell suggested they go point by point and if there is consensus then them
would say yeah.
Commr. Boswell noted he was confused on the difference between Office Production
and Administrative and Office Professional and feels some additional explanation is
needed or otherwise he suggested combining them. He noted on page 17 as it reads
one would be under the impression that contractors offices would no longer be allowed
in the CS because of the way it is listed currently, but this is not the case when reading
,,I-q.0
Attachment 3
Planning Commission Minutes -
February 12, 2003
Page 12
the text. He asked staff to consider whether it would be a good idea to combine Office
Professional and Office Administrative.
Commr. Christianson suggested making them the same uses and give them D-4 in CS
and M zones like everything else in office..
Commr. Christianson offered some other amendments; one is the Airport Land Use
Commission amendment language that City Attorney Gil Trujillo suggested; the density
bonuses to add it back in to the PD overlay.
Commr. Cooper interjected that the density bonuses should be discussed.
Deputy Director Whisenand suggested having it as another expanded discussion of
density bonuses.
AYES: Commrs. Boswell, Loh, Aiken, Osborn, Cooper, and Christianson
NOES: None
ABSENT: Commr. Caruso
ABSTAIN: None
The motion carried 6-0.
Vice-Chair Osborne asked when this would be coming back?
Deputy Director Whisenand replied that it would be as early as March 12, 2003.
BUSINESS ITEM:
4. Citywide. General Plan Annual Report: Discussion of the report on the status of
the General Plan its implementation. (Glen Matteson)
As recommended by staff, this item was continued without discussion to a date certain,
March 12, 2003, to give staff an opportunity to provide additional analysis of fiscal
issues relative to General Plan implementation.
COMMENT AND DISCUSSION:
5. Staff:
A. Agenda Forecast:
February 26 2003: Conservation Element; General Plan Amendment on Orcutt and
Broad.
March 12, 2003: Zoning Text Amendment, Commercial Zoning; General Plan Annual
Report.
CQ.
j
Attachment 4
CITY OF SAN LUIS OBISPO
PLANNING COMMISSION AGENDA REPORT ITEM #
BY: Michael Codron, Associate Planner(781-7175) MEETING DATE: March 26, 2003
FROM: Ron Whisenand, Deputy Director- Development Reviev(?
FILE NUMBER: R, TA, GPR, GPA, ER 32-02
PROJECT ADDRESS: Citywide
SUBJECT: Final review of the proposed Commercial Zoning Revisions.
SUMMARY RECOMMENDATION
1) Forward a recommendation to the City Council to approve the proposed Commercial Zoning
Revisions and the Mitigated Negative Declaration from the project.
2) Review an analysis of the proposed Downtown Zone expansion and provide direction.
BACKGROUND
Situation
On February 12, 2003, the Planning Commission held a public hearing to consider proposed
changes to modernize and enhance the City's zoning standards that apply to commercial
development. After giving specific direction on the project to staff, the project was continued to
provide staff and the consultant with additional time to evaluate the proposed Downtown Zone
expansion. After careful analysis it has been determined that the expansion of the Downtown
Zone should not be pursued until a clear and viable alternative for public parking along the
Monterey Street corridor is endorsed by the City Council. At this time staff is recommending
that the Commercial Zoning Revisions be forwarded to the Council without the Downtown Zone
expansion component attached.
Data Summary
Address: City-Wide
Applicant: City of San Luis Obispo
Representative: Crawford, Multari and Clark (Paul Crawford)
Existing Zoning: All commercial zones
General Plan: All commercial designations
Environmental Status: A Negative Declaration of Environmental Impact is recommended by
the Community Development Director.
EVALUATION
The Proposed Commercial Zoning Revisions (Attachment 1) have been revised according to the
direction provided by the Planning Commission at the February 12, 2003 public hearing
(Attachment 2). The Planning Commission also asked staff to address some specific issues that
were discussed during the public hearing, as follows
A r l''
Attachment 4
Commercial Zoning Revisions (32-02)
Page 2
1) Staff and the project consultant shall review and provide the Commission with an
analysis of the public testimony provided during the public hearing, and shall provide a
discussion of existing office uses in the CS zone that would become nonconforming if the
proposed revisions are approved.
2) Staff shall clarify the difference between the proposed Office classifications and an
analysis of relevant General Plan policies.
3) Staff shall provide a discussion of density bonuses and the revised PD process in the
agenda report when the project returns for Commission action.
These issues are evaluated in the remainder of this report.
Public Testimony
Public testimony was provided by Jim Lopes, Mary Beth Schroeder, Charley Senn and Patricia
Wilmore. The idea expressed by Mr. Lopes is to improve the relationship between work
environments, shopping areas and personal service areas. Mr. Lopes suggests that this can be
achieved by limiting uses in C-S and M zones, areas designated for Services and Manufacturing
in the General Plan, and increasing the variety of allowed uses in other zones, particularly the
Community Commercial zone, Neighborhood Commercial zone, and the Downtown zone. Mrs.
Schroeder agreed with Mr. Lopes' comments. Staff has included his letter to the Commission as
an attachment to this report for further consideration by the Commission.
Charley Senn also submitted a letter to the Commission expressing concerns with several issues.
Many of those were addressed at the meeting or related specifically to the office issues that are
discussed later in this report. Patricia Wilmore spoke regarding the involvement of the Chamber
of Commerce in the proposed revisions and expressed concerns with limited availability of office
space in the City.
Office Classifications and C-S Zone Issues
The proposed office classifications include eight different subcategories, listed below.
Office -Accessory
Office - Business and service
Office- Government
Office -Processing
Office-Production and administrative
Office-Professional
Office-Temporary
Each of these subcategories is defined in the Commercial Zoning Revisions. Presently, the code
does not provide a helpful "Office" definition and does not sufficiently differentiate between
different types of office uses. Planning staff often has a difficult time "fitting in" corporate
a
J Attachment 4
Commercial Zoning Revisions (32-02)
Page 3
offices or offices that offer certain types of business services, which may not be strictly
professional. The proposed revisions focus more on the actual characteristics of each office use
to insure proper implementation of General Plan policies that address appropriate locations for
offices.
Staff was asked to discuss the difference between the Production and Administrative Office and
the Professional Office. The primary difference is that Professional Offices typically involve
substantial customer visitation, whereas customer visitation to Production and Administrative
Offices is usually very limited. This is consistent with General Plan Policy, which limits the
types of offices that are appropriate in Services and Manufacturing designated areas.
Land Use Element Policy 3.3.2: Office Locations
A) All types of offices are appropriate in the downtown General Retail district,
but are discouraged at street level in storefronts of the commercial core.
B) All types of office activities are appropriate in the Office district which
surrounds the downtown commercial area, though offices needing very large
buildings or generating substantial traffic may not be---appropriate in the area which
provides a transition to residential neighborhoods.
C) Medical services should be near the hospitals.
D) Government social services and the regional offices of state and federal
agencies should be near the intersections of South Higuera Street, Prado Road,
and Highway 101 (Figure 5);
E) Large offices, with no single tenant space less than 2,500 square feet, and
having no substantial public visitation or need for access to downtown
government services may be in Services and Manufacturing districts, subject to
approval of a Planned Development zoning application.
F) Certain business and professional services having no substantial public
visitation or limited need for access to downtown government services may be in
Services and Manufacturing districts. Examples of such uses are computer
services, utilities engineering and administration, architects and engineers,
industrial design, advertising, building contractors, labor and fraternal
organizations, veterinarians, and insurance and financial services that do not
directly serve retail customers.
The proposed Office subcategories are intended to improve implementation of the above policies.
For instance, the new definitions include specific examples of production and administrative
offices that do not directly serve retail customers, and provides an administrative review process
to allow such offices in Services and Manufacturing districts.
a �g�.
Attachment 4
Commercial Zoning Revisions (32-02)
Page 4
The proposed revisions reflect one of the goals of the project which is to refine the Service-
Commercial zoning district to reflect service, light industrial, and R&D type uses, distinguishable
from Business Park and Office zones. Presently, certain types of professional office uses are
allowed in the C-S and M zones provided the property is approved for PD rezoning. The
proposed revisions effectively replace the PD process with the Administrative Use Permit
process for "processing" and "production and administrative" types of offices. This change has
the effect of prohibiting new professional office uses from being established in Services and
Manufacturing districts, consistent with the General Plan and with the goals of the project.
Existing professional offices in the C-S and M zones that are located within a Planned
Development (PD zone), may continue to operate and will not be considered non-conforming.
However, future amendments to those PD ordinances will have to be consistent with the General
Plan, which may limit their ability to significantly expand an existing PD. Minor expansions
may be approved by the Community Development Director without the need for a public hearing.
Density Bonuses and the Revised PD Process for Residential Projects
The Planning Commission asked staff to provide more information regarding the decision to
eliminate density bonuses from the residential PD process. In the current code, a density bonus is
possible if at least three of the five required findings are made to approve the proposed planned
development, one of those findings relates to affordable housing. In the new code, affordability
is a mandatory project feature. Because affordability is mandatory, the density bonus is now
actually built in to the PD process. Section 17.90 of the Municipal Code grants an automatic
density bonus of 25% for projects where at least 20% of the units are guaranteed to be affordable
to low or moderate income families for a period of 30 years. PD proposals that meet the
mandatory requirement for affordability will automatically be entitled to a density bonus.
Downtown Zone Expansion
The issue of expanding the Downtown Zone has been evaluated in detail by the City's Deputy
Public Works Director, Tim Bochum (Attachment 6). The analysis provided by Mr. Bochum
shows that there is not presently enough public parking in the proposed expansion area to
accommodate an expanded Downtown Zone, which has a lesser parking requirement than the
Commercial Retail Zone. In Mr. Bochum's model, the City's In-Lieu Fee program would
exacerbate the parking problem significantly. As a result, the recommendation is to eliminate the
Downtown Zone Expansion from the project description.
ALTERNATIVES
1. Forward a recommendation to the City Council to approve the proposed revisions with
additional changes to be incorporated into the Planning Commission resolution.
2. Continue consideration of the project and direct staff to make changes necessary for the
Planning Commission to make a final recommendation.
a -CK-
Attachment 4
Commercial Zoning Revisions(32-02)
Page 5
Attachments:
Attachment 1: Proposed Commercial Zoning Revisions, March 2003
Attachment 2: Map Exhibit: Proposed Community Commercial Zones
Attachment 3: Planning Commission Resolution No. 5360-03
Attachment 4: Planning Commission Minutes, 2-12-03
Attachment 5: Letters submitted by Jim Lopes and Charley Senn, 2-12-03
Attachment 6: Downtown Zone Expansion analysis provided by Tim Bochum.
Attachment 7: Initial Study of Environmental Impact and Negative Declaration
Attachment 8: Draft resolution recommending final changes for the proposed Commercial
Zoning Revisions
01Attachment4
DRAFT SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
MARCH 26, 2003
CALL TO ORDERIPLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:00 p.m. on
Wednesday, March 26, 2003, in the Council Chamber of City Hall, 990 Palm Street, San
Luis Obispo.
ROLL CALL:
Present: Commissioners Jim Aiken, Orval Osborne, Allan Cooper, Carlyn
Christianson, James Caruso, and Chairwoman Alice Loh.
Absent: Commissioner Michael Boswell.
Staff- Associate Planner Michael Codron, Community Development Director of
Long Range Planning Michael Draze, Deputy Development Director
Ronald Whisenand, Deputy Public Works Director Tim Bochum, Substitute
City Attorney Arthur Montandon and Recording Secretary Irene E. Pierce.
ACCEPTANCE OF THE AGENDA
The agenda was accepted as presented.
PUBLIC COMMENT ON NON-AGENDA ITEMS
MaryBeth Schroeder, 2085 Wilding Lane, SLO, reinforced her thoughts about America
and expressed that she would like to keep America great and not allow the Dictators like
Saddam take over.
There were no further comments made from the public.
PUBLIC HEARINGS:
2. Citywide. TA, GP/R and ER 32-02; Review of the Commercial Zoning Update
including a possible expansion of the downtown commercial core; City of San
Luis Obispo, applicant.
Associate Planner Michael Codron presented the staff report requesting that the
Commission forward a recommendation to the City Council to approve the proposed
Commercial Zoning Revisions and adopt the Mitigated Negative Declaration, and to
review an analysis of the proposed downtown zone expansion and provide direction.
Attachment 4
Item 2 —
Draft-Planning Commission Minutes
March 26, 2003
Page 2
Deputy Community Development Director Ronald Whisenand noted that two letters had
been received; one from Charlie Senn and the other from the Institute of Plastic
Surgery.
Commr. Cooper questioned the rational for deleting service stations from the M zone.
Planner Codron replied that manufacturing zones are typically off the main arterial
streets.
Commr. Cooper asked if the Food-4-Less area is going to be re-designated as a C-C
zone.
Planner Codron replied yes.
Commr. Cooper questioned if density would be addressed in the PD overlay.
Planner Codron replied no, and explained that the PD overlay does not have the ability
to change density unless a density bonus is received or the zone is changed.
Commr. Aiken suggested changing the word "natural' to "significant feature" on page
48.
Commr. Christianson commented that language is being created that indicates a
significant feature can be created, and cautioned they should be careful not to
generalize.
Planner Codron explained that most cases that involve PD overlays have a natural
feature to deal with.
Deputy Director Whisenand gave an example of a natural feature and suggested
leaving the language unchanged; it could be worked on as applications are received.
Commr. Aiken agreed that leaving the language unchanged would be a more
appropriate way of dealing with it at this time.
Chairwoman Loh noted that wetland is not a feature, but a unique land resource.
Vice-Chair Osborne questioned why Social Service organizations are not allowed in the
C-S zone.
Planner Codron responded that the reason they are being eliminated is because those
types of organizations often involve public visitation. The General Plan policy, with
respect to office locations, preclude heavy customer visitation to areas designated for
services and manufacturing.
a- � g
Attachment 4
Item 2
Draft-Planning Commission Minutes
March 26, 2003
Page 3
Vice-Chair Osborne felt the implication of denying them the possibility of being located
in a C-S zone has an economic impact.
Commr. Caruso asked if the uses that are generally allowable in C-S zone are those
that are not going to attract large numbers of people.
Planner Codron replied yes, but noted that Social Service organizations are not
presently allowed in the Service-Commercial or Manufacturing zones, so there was no
change to that.
Commr. Caruso questioned if they have considered establishing performance standards
for those types of uses.
Deputy Director Whisenand replied that performance based zoning is a new and
innovative concept and is not something they gave the consultant direction to start on
two years ago. He suggested they move ahead with this one and explore the potential
for a comprehensive amendment, not just commercial zoning, of the entire Zoning
Regulations when resources become available.
PUBLIC COMMENTS:
Gary Donneth, San Luis Obispo Physician, commented that he would like to ask the
Planning Commission and the planners to take a basic philosophic approach toward
medical care in San Luis Obispo County and realize that Social Service is chronically
being challenged from a financial standpoint, as well as being under-funded. He
mentioned the medical status of San Luis Obispo is now under an acute bombardment,
which is coming at them from several directions, and noted one chronic problem is
zoning restrictions and parking requirements. He stated that many physicians are
leaving their offices here and moving to the south county or just leaving the county
because they can no longer afford to practice here. He suggested taking a fundamental
philosophical approach to this and to consider the consequences of the loss of medical
services in this community.
Commr. Cooper questioned if the cost of the land or the rental rates are also an issue
for doctors.
Dr. Donneth replied yes.
Dr. Karen Krahl, SLO, commented that she had difficulty finding appropriate office
space complying with the Architectural Review Commission parking requirements and a
number of other issues over the years. She mentioned that doctors are getting
squeezed by all sides and are being criticized by their patients for not spending enough
time with them, but noted they have high real estate and rental rates and a very small
portion of the rental space is appropriate for clinical use and very little of it has enough
parking to comply with the parking requirements. She noted that San Luis Obispo is the
Attachment 4
Item 2
Draft- Planning Commission Minutes
March 26, 2003
Page 4
lowest reimbursed area for medical care in the State, but are paying as high real estate
rates as those in Los An9eles and other areas that don't have the lid on the
reimbursement.
MaryBeth Schroeder, 2085 Wilding Lane, felt the medical profession should be brought
back to how it once was and treated right.
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Caruso asked for clarification on a couple of issues in Mr. Senn's letter. He
mentioned satellite colleges and felt they are important to the community, and wondered
if this would be helpful.
Planner Codron replied yes, and explained this issue was discussed at the last meeting
and they decided to add the word "campus" to one of the designations to differentiate
between college and university satellite; specialized training facilities.
Deputy Director Whisenand interjected that it is not currently in there, but staff is saying
the language that Mr. Senn has proposed would be an improvement.
Commr. Caruso moved number (1) of the staff recommendation with the inclusion of the
proposed language for satellite classrooms. Seconded by Chairwoman Loh.
Commr. Cooper noted on page 8 under revisions to Commercial Zone description he
noted the distinction between C-R and C-C and felt that because Big Box stores are
going to be placed in the C-R zone, they need to be more candid about what this
means. He stated that the C-R zone is more vehicular oriented that the C-C, which is a
pedestrian zone and suggested that C-R have amendments to it that read, "the land use
is allowed in this zone and will generally serve the entire community region as well as
tourists and-travelers and is intended to be applied primarily to areas with more public
exposure on arterial streets." He suggested this as an amendment to the motion.
Planner Codron responded that he does not see any issues where this would be
inconsistent with what the C-R zone is about. He noted the City recently rezoned the
area northwest of Higuera Street between the freeway and Higuera to C-R, which does
have exposure to arterial streets and also has zoning that allows for medical offices.
The motion maker and seconder concurred with the amendment.
Commr. Christianson discussed her concerns about office uses and medical services
and expressed concern on the timing of this and noted that General Plan Amendments
and revisions take a long time and agreed with the urgency and need expressed by the
public speakers.
-IOD
_ Attachment 4
Item 2
Draft- Planning Commission Minutes
March 26, 2003
Page 5
Planner Codron explained that one of the goals of the project is to refine the Service-
Commercial zoning district to reflect service, light industrial and R & D type uses
distinguishable from business, park, and office zones.
Commr. Christianson expressed concern about the definitions of offices because some
office uses that are listed under professional have similar characteristics as some of the
offices listed under production and administrative.
Deputy Director Whisenand suggested looking at the General Plan and to stop and
think about why the policies were created in terms of why attorney's offices are located
in the downtown area near the Courthouse and not located out by the airport. He noted
there are a number of offices located throughout the city.
Chairwoman Loh expressed that she is happy with the definition that staff offered
regarding production/administrative office and professional office and expressed her
support to see it stay the way it is.
AYES: Commrs. Caruso, Loh, Aiken, Osbome, Cooper, and Christianson.
NOES: None.
ABSENT: Commr. Boswell.
ABSTAIN: None.
The motion carried 6-0.
Deputy Public Works Director Tim Bochum recommended putting the Downtown Zone
expansion on hold for now as the City is doing a major analysis and conceptual plan for
what is called the NARF Project.
Deputy Director Whisenand noted the NARF items are scheduled to come before this
Planning Commission for more discussion soon.
Commr. Caruso asked if parking is what is driving the issue.
Deputy Director Whisenand replied no, and explained what is driving this is
environmental impacts related to transportation and traffic. Parking is one of the issues.
Commr. Caruso felt this is an exciting idea and wondered if instead of this being put on
a back burner could they keep it going.
Deputy Director Whisenand responded that he would like to see it go forward and
suggested as part of the motion they could provide direction to City Council.
Attachment 4
Item 2
Draft- Planning Commission Minutes
March 26, 2003
Page 6
Vice-Chair Osborne moved that the expansion of the downtown zone not be pursued
until a viable altemative for public parking is determined. Seconded by Chairwoman
Loh.
Commr. Cooper questioned what the implications are in terms of involvement of the
property owners there with regards of these two approaches that are being discussed?
Deputy Director Whisenand explained they have tried to include property owners in the
process.
Commr. Cooper asked if this discussion has involved very much public input.
Deputy Director Whisenand explained that was one of the components of the consultant
contract is to try and do the outreach to the public.
Deputy Public Works Director Bochum reiterated that in order to make this successful, it
is going to take an effort and an agreement by the property owners to participate.
AYES: Commrs. Osborne, Loh, Aiken, Cooper, Christianson, and Caruso
NOES: None
ABSENT: Commr. Boswell
ABSTAIN: None
The motion carried 6-0.
a- iC
Attachment 5
Cl O S�►l'1kits OB18PO
990 Palm Street, San Luis Obispo, CA 93401-3249
INITIAL STUDY
ENVIRONMENTAL CHECKLIST FORM
AND NEGATIVE DECLARATION
For
ER 32-02
1. Project Title: Commercial Zoning Update
2. Lead Agency Name and Address: Community Development Department
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
3. Staff Contact Person and Phone Number: Michael Codron, (805) 781-7175
Consultant: Crawford, Multari, and Clark Associates: Paul Crawford (805) 541-2622
4. Project Location: Commercial zones citywide.
5. Project Sponsor's Name and Address: City of San Luis Obispo
6. General Plan Designation: Various commercial designations
7. Zoning: All commercial zones
8. Description of the Project: In summary, the project will accomplish the following goals
identified by the Planning Commission and City Council. A more detailed scope of work that
was included with the Request for Proposals is attached. Values and objectives underlying the
scope of work include compact urban form; conservation of land area and resources; reduction in
the number of single-occupant vehicle trips necessary to accomplish daily activities; and a
pleasant living environment.
A. Explore the creation of a new "Community-Commercial" zoning district that would apply
to centers such as Laguna Village, Foothill Plaza, Scolari's, and Marigold that not only
serve the surrounding neighborhood but residents throughout the City.
B. Develop a list of uses allowed in the new "Community-Commercial" zoning district that
would reflect the community-wide market area that they serve.
�� The City of San Luis Obispo is committed to include the disabled in all of its services,programs and activities. ^
Telecommunications Device for the Deaf(805)781-7410. C9 c p 3
Attachment 5
C. Narrow the list of allowed uses in the remaining Neighborhood-Commercial zoning
districts to those that are truly neighborhood serving and are pedestrian oriented.
D. Refine the Service-Commercial zoning district to reflect service, light industrial, and
R&D type uses, distinguishable from Business Park and Office zones.
E. Provide a revised zoning matrix (Table 9 in the Zoning Regulations) with similar uses
grouped together and uses that are more clearly defined.
F. Address the effectiveness of the Mixed Use ordinance and suggest possible incentives for
mixed commercial/residential development.
G. Evaluate the City's application of Planned Development zoning.
9. Surrounding Land Uses and Settings: Varies throughout the City
10: Project Entitlements Requested: General Plan and Zoning Text and Map Amendments
11. Other public agencies whose approval is required (e.g. permits, financing approval, or
participation agreement): Airport Land Use Commission
CITY OF SAN Luis OBISPO 2 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2002
a.-1
Attachment 5
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at least
one impact that is a"Potentially Significant Impact" as indicated by the checklist on the following pages.
Aesthetics Geology /Soils Public Services
Agricultural Resources Hazards&Hazardous Recreation
Materials
Air Quality Hydrology/Water Quality Transportation&Traffic
Biological Resources Land Use and Planning Utilities and Service
Systems
Cultural Resources Noise Mandatory Findings of
Significance
Energy and Mineral Population and Housing
Resources
FISH AND GAME FEES
There is no evidence before the Department that the project will have any potential adverse effects on fish
X and wildlife resources or the habitat upon which the wildlife depends. As such, the project qualifies for a
de minimis waiver with regards to the filing of Fish and Game Fees.
The project has potential to impact fish and wildlife resources and shall be subject to the payment of Fish
and Game fees pursuant to Section 711.4 of the California Fish and Game Code. This initial study has been
circulated to the California Department of Fish and Game for review and comment.
STATE CLEARINGHOUSE
This environmental document must be submitted to the State Clearinghouse for review by one or more
State agencies (e.g. Cal Trans, California Department of Fish and Game, Department of Housing and
Community Development). The public review period shall not be less than 30 days (CEQA Guidelines
15073(a)).
CrrY OF SAN LUIS t7Bispo 3 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2002
oq,I
Attachment 5
DETERMINATION:
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, and X
a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment,
there will not be a significant effect in this case because revisions in the project have been
made, or the mitigation measures described on an attached sheet(s) have been added and
agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be
prepared.
I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a "potentially significant" impact(s) or "potentially
significant unless mitigated" impact(s) on the environment, but at least one effect (1) has been
adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has
been addressed by mitigation measures based on the earlier analysis as described on attached
sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the
effects that remain to be addressed
I find that although the proposed project could have a significant effect on the environment,
because all potentially significant effects (1) have been analyzed adequately in an earlier EIR
or NEGATIVE DECLARATION pursuant to applicable standards, and (2) have been avoided
or mitigated pursuant to that earlier EIR of NEGATIVE DECLARATION, including revisions
or mitigation measures that are imposed upon the proposed project, nothing further is required.
March 20,2003
e Date
For:John Mandeville,
Printed Name Community Development Dv.
CITY OF SAN LUIS OBISPO 4 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2002
a/i UP
- Attachment 5 :1
C
EVALUATION OF ENVIRONMENTAL IMPACTS:
1. A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the
information sources a lead agency cites in the analysis in each section. A "No Impact" answer is adequately
supported if the referenced information sources show that the impact-simply does not apply to projects like the one
involved (e.g. the project falls outside a fault rupture zone). A"No Impact"answer should be explained where it is
based on project-specific factors as well as general standards (e.g. the project will not expose sensitive receptors to
pollutants,based on a project-specific screening analysis).
2. All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well
as project-level, indirect as well as direct, and construction as well as operational impacts. The explanation of each
issue should identify the significance criteria or threshold, if any,used to evaluate each question.
3. "Potentially Significant Impact' is appropriate if there is substantial evidence that an effect is significant. If there are
one or more "Potentially Significant Impact"entries when the determination is made,an EIR is required.
4. "Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of mitigation measures has
reduced an effect from "Potentially Significant Impact" to a "Less than Significant Impact." The lead agency must
describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level
(mitigation measures from Section 17,"Earlier Analysis," may be cross-referenced).
5. Earlier analysis may be used where,pursuant to the tiering, program EIR,or other CEQA process,an effect has been
adequately analyzed in an earlier EIR or negative declaration. Section 15063 (c) (3) (D) of the California
Administrators Code. Earlier analyses are discussed in Section 17 at the end of the checklist.
6. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential
impacts (e.g. general plans, zoning ordinances). Reference to a previously prepared or outside document should,
where appropriate, include a reference to the page or pages where the statement is substantiated.
7. Supporting Information Sources: A source list should be attached,and other sources used or individuals contacted
should be cited in the discussion. In this case,a brief discussion should identify the following:
a) Earlier Analysis Used. Identify and state where they are available for review.
b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and
adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such
effects were addressed by mitigation measures based on earlier analysis:
c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated,"
describe the mitigation measures which were incorporated or refined from the earlier document and the extent
to which they address site-specific conditions for the project.
`�� CITY OF SAN LUIS OBISPO 5 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2002
Aftachinent5
Issues, Discussion and Suppor, ).,iformation Sources Sources Poi Potentially Less Than No
- Signulk:At Significant Significant Impact
ER # 32-02 Commercial ZoningRevisions issues Unless Impact
Mitigation
Inco rated
1.AESTHETICS. Would theproject:
a) Have a substantial adverse effect on a scenic vista? 1,2,3 X
b) Substantially damage scenic resources,including,but not limited X
to,trees,track outcroppings,open space,and historic buildings
within a local or state scenic highway?
c) Substantially degrade the existing visual character or quality of X
the site and its surroundings?
d) Create a new source of substantial light or glare which would X
adversely effect day of nighttime views in-the area? . .
Conclusion: Less than significant. The zoning amendment will not directly affect aesthetics in any predictable way. Potential
changes might include fewer surface parking lots in areas rezoned Downtown Commercial;some second-story development in
Community Commercial centers if office uses are allowed as second story uses; and more projects with an upper level
residential component. All new commercial development projects and most commercial remodels that involve exterior
changes are subject to architectural review. Site-specific issues of aesthetics will be evaluated on a case by case basis as part
of the architectural review process.
2.AGRICULTURE RESOURCES. Would theproject:
a) Convert Prime Farmland,Unique Farmland,or Farmland of 1,4,9 X
Statewide Importance(Farmland),as shown on the maps
pursuant to the Farmland Mapping and Monitoring Program of
the California Resources Agency,to non-agricultural use?
.b) Conflict with existing zoning-for agricultural use,or a X
Williamson Act contract?
c) Involve other changes in the existing environment which,due to X
their location or nature,could result in conversion of Farmland,
to non-agricultural use?
Certain farmlands were zoned for commercial uses as part of the 1994 Update to the Land Use and Circulation Elements. In
adopting the Final Environmental Impact Report for the update, the Council made the following overriding consideration for
areas of prime agricultural land converted to urban uses:
Accommodating a reasonable share of anticipated regional growth within the urban reserve line, contiguous to
existing development, while preserving land outside the urban reserve line.
Conclusion: Less than significant. It is possible, but not directly predictable, that commercial development adjacent to
agricultural lands could result in pressure to develop the agricultural lands. No changes are proposed to allowed uses in the
Agriculture zoning category.
3. AIR QUALITY. Would theproject:
a) Violate any air quality standard or contribute substantially_ to an 1,5 X
existing or projected air quality violation?
b) Conflict with or obstruct implementation of the applicable air X
quality plan?
c) Expose sensitive receptors to substantial pollutant X
concentrations?
d) Create objectionable odors affecting a substantial number of X
people?
e) Result in a cumulatively considerable net increase of any criteria X
pollutant for which the project region is non-attainment under an
applicable federal or state ambient air quality standard
(including releasing emissions which exceed qualitative
thresholds for ozone precursors)?
`i CITY OF SAN LUIS OBISPO 6 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2002
t4�
Issues, Discussion and Support information Sources Sources Potc ^ Potentially Leis an No5
SigniLcant Significant Significant Impact
ER # 32-02 Commercial ZoningRevisions Issues Unless Impact
Mitigation
Incorporated
San Luis Obispo County is a non-attainment area for the State ozone.and PM to(fine particulate matter 10 microns or less in
diameter)air quality standards. State law requires that emissions of non-attainment pollutants and their precursors be reduced
by at least 5% per year until the standards are attained. The 1998 Clean Air Plan (CAP) for San Luis Obispo County was
developed and adopted by the Air Pollution Control District(APCD)to meet that requirement.The CAP is a comprehensive
planning document designed to reduce emissions from traditional industrial and commercial sources, as well as from motor
vehicle use. Land Use Element Policy 1.18.2 states that the City will help the APCD implement the Clean Air Plan.
Motor vehicles account for about 40%of the precursor emissions responsible for ozone formation,and are also a significant
source of PMta. Thus, a major requirement in the CAP is the implementation of transportation control measures designed to
reduce motor vehicle trips and miles traveled by local residents. The APCD recommends that site development include the
following mitigation measures to encourage transportation alternatives to the single occupant vehicle and make the project
attractive to bicyclists and pedestrians. See the discussion under Energy and Mineral Resources below since energy
conservation has a beneficial impact on air quality.
Conclusion: Less than significant. Theoretically,the proposed changes to the commercial zoning regulations encourage more
compact urban form and development of residential uses in closer proximity to commercial uses. As a result,the amendment
could further the air quality goals of the Air Pollution Control District and no significant impacts have been identified.
4. BIOLOGICAL RESOURCES. Would theproject:
a) Have a substantial adverse effect,either directly or indirectly or 1,2,4
through habitat modifications,on any species identified as a
candidate,sensitive,or special status species in local or regional X
plans,policies,or regulations,or by the California Department
of Fish and Game or U.S.Fish and Wildlife Service?
b) Have.a.substantial adverse effect,on any riparian habitat or
other sensitive natural community identified in local or regional X
plans,policies,or regulations,or by the California Department
of Fish and Game or U.S.Fish and Wildlife Service?
c) Conflict with any local policies or ordinances protecting
biological resources,such as a tree preservation policy or X
ordinance(e.g. Heritage Trees)?
d) Interfere substantially with the movement of any native resident
or migratory fish or wildlife species or with established native X
resident or migratory wildlife corridors,or impede the use of
wildlife nursery sites?
e) Conflict with the provisions of an adopted habitat Conservation
Plan,Natural Community Conservation Plan,or other approved X
local,regional,or state habitat conservation plan?
f) Have a substantial adverse effect on Federally protected
wetlands as defined in Section 404 of the Clean Water Act
(including,but not limited to,marshes,vernal pools,etc.) X
through direct removal,filling,hydrological interruption,or
other means?
Conclusion: Less than significant. For the most part, areas affected by the commercial zoning update are already developed
urban areas. Commercial sites which contain valuable habitat, such as a creek and/or mature trees, will be subject to an
analysis of potential effects on biological resources on a case by case basis as they develop or redevelop under the new zoning
standards. No changes are proposed to adopted City policies and regulations which govern both commercial and residential
developments.
5.CULTURAL RESOURCES. Would theproject:
a) Cause a substantial adverse change in the significance of a 1,6,7 X
historic resource?(See CEQA Guidelines 15064.5)
b) Cause a substantial adverse change in the significance of an X
archeological resource?(See CEQA Guidelines 15064:5)
CITY OF SAN LUIS OBISPO 7 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2002 a
1�
Attachment 5
Issues, Discussion and Suppori ,.Information Sources Sources Pote Potentially Less Than No
Sigmttcant Significant Significant Impact
ER # 32-02 Commercial ZoningRevisions Issues Unless Impact
Mitigation
Incorporated
c) Directly or indirectly destroy a unique paleontological resource X
or site or unique geologic feature?
d) Disturb any human remains, including those interred outside of X
formal cemeteries?
Conclusion: No impact. The amendment itself will not impact cultural resources. Projects will still have to comply with the
City's Archaeological Resource Preservation Guidelines and the Historical Preservation Program Guidelines.
6. ENERGY AND MINERAL RESOURCES. Would theproject:
a) Conflict with adopted energy conservation plans? 1,8 X
b) Use non-renewable resources in a wasteful and inefficient X
manner?
c) Result in the loss of availability of a known mineral resource X
that would be of value to the region and the residents of the
State?
Conclusion: No impact. Commercial projects will continue to be evaluated in terms of energy conservation. In so far as the
amendment might accommodate future development on already developed urban sites, rather than on outlying undeveloped
sites, and thereby support compact urban form rather than sprawl, the proposed changes would encourage more efficient use
of non-renewable resources. Commercial projects developed under the amendment will.still be subject to a finding of
consistency with City policies related to conservation and to compliance with minimum Building Code standards for energy
conservation.
7. GEOLOGY AND SOILS Would theproject:
a) Expose people or structures to potential substantial adverse 1,4,8 X
effects,including risk of loss, injury or death involving:
I. Rupture of a known earthquake fault,as delineated in the
most recent Alquist-Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area,or based on other X
substantial evidence of a known fault?
II. Strong seismic ground shaking? X
111. Seismic related ground-failure, including liquefaction? X
IV. Landslides or mudflows? X
b) Result in substantial soil erosion or the loss of topsoil? X
c) Be located on a geologic unit or soil that is unstable,or that
would become unstable as a result of the project,and potentially X
result in on or off site landslides,lateral spreading,subsidance,
liquefaction;or collapse?
d) Be located on expansive soil,as defined in Table 18-1-B of the
Uniform Building Code(1994),creating substantial risks to life X
or property?
Conclusion: No impact. The amendment itself would not directly affect geology and soils. All new construction and
remodeling must demonstrate compliance with minimum building code standards related to foundation design and
construction,and vertical and lateral structural loading.
8. HAZARDS AND HAZARDOUS MATERIALS. Would the pro'ect:
a) Create a significant hazard to the public or the environment 1,4,5
though the routine use,transport or disposal of hazardous X
materials?
b) Create a significant hazard to the public or the environment
through reasonably foreseeable upset and accident conditions X
involving the release of hazardous materials into the
envirottmenO
c) Emit hazardous emissions or handle hazardous or acutely
hazardous materials,substances,or waste within one-quarter X
mile of an existing or proposed school?
CITY OF SAN LUIS OBISPO 8 - INITIAL STUDY ENVIRONMENTAL CHECKLIST 2002
a -pro
- Attachrrt 5
Issues, Discussion and Supporti, reformation Sources Sources Potei, Potentially Less Than No
Significant Significant Significant Impact
ER # 32-02 Commercial ZoningRevisions Issues Unless Impact
Mitigation
Incorporated
d) Expose people or structures to existing sources of hazardous X
emissions or hazardous or acutely hazardous materials,
substances,or waste?
e) Be located on a site which is included on a list of hazardous
materials sites compiled pursuant to Government Code Section X
65962.5 and,as a result,it would create a significant hazard to
the public or the environment?
f) For a project located within an airport land use plan,or within
two miles of a public airport,would the project result in a safety X
hazard for the people residing or working in the project area?
g) Impair implementation of,or physically interfere with,the
adopted emergency response plan or emergency evacuation X
plan?
h) Expose people or structures to a significant risk of lose,injury,
or death,involving wildland fires,including where wildlands are
adjacent to urbanized Areas or where residents are intermixed X
with wildlands?
Conclusion: Less than significant. The amendment itself will not directly impact the potential for hazardous conditions.
Development projects will continue to be evaluated on a case by case basis, with special attention to mixed residential and
commercial projects.
9. HYDROLOGY AND WATER QUALITY. Would the roject: .
a) Violate any water quality standards or waste discharge 1,2,4 X
requirements?
b) Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there would be
a net deficit in aquifer volume or a lowering of the local
groundwater table level(eg.The production rate of preexisting X
nearby wells would drop to a level which would not support
existing land uses for which permits have been granted)?
c) Create or contribute runoff water which would exceed the
capacity of existing or planned storm=water drainage systems or X
provide substantial additional sources of polluted runoff.
d) Substantially alter the existing drainage pattern of the site or
area in a manner which would result in erosion or X
siltation onsite or offsite?
e) Substantially alter the existing drainage pattern of the site or
area in a manner which would result insubstantial flooding X
onsite or offsite?
f) Place housing within a 100-year flood hazard area as mapped on
a Federal Flood Hazard Boundary or Flood Insurance Rate Map X
or other flood hazard delineation map?
g) Place within a 100-year flood hazard area structures which X
would impede or redirect flood flows?.
h Otherwise substantially degrade water quality? X
Conclusion: No impact. The amendment itself will not directly impact.hydrology or water quality. In so far as it promotes
compact urban form,storm water runoff can be more easily minimized and monitored.
10. LAND USE AND PLANNING- Would theproject:
a) Conflict with applicable land use plan, policy, or regulation of 1,2
an agency with jurisdiction over the project adopted for the X
purpose of avoiding or mitigating an environmental effect?
b) Physically divide an established community? X
�� CITY OF SAN LUIS OBISPo 9 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2002
Attachment 5
Issues, Discussion and Support,._, Information Sources Sources Pote, Potentially Less Than No
Significant Significant Significant Impact
Issues unless Impact
ER # 32-02 Commercial ZoningRevisions
Mitigation
Incorporated
c) Conflict with any applicable habitat conservation plan or natural X
community conservationplans?
Conclusion: Less than significant. Revisions to the commercial zoning regulations and associated changes to the Land Use
Element of the General Plan will be reviewed by the Planning Commission and the City Council. Changes to the Land Use
Element will be made to ensure internal consistency between the General Plan and the implementing zoning ordinance. No
chane is proposed to City policies or regulations adopted for the purpose of avoiding or mitigating an environmental effect.
11.NOISE. Would the project result in:
A) Exposure of people to or generation of"unacceptable"noise 1,8
levels as defined by the San Luis Obispo General Plan Noise X
Element,or general noise levels in excess of standards
established in the Noise Ordinance?
b) A substantial temporary,periodic,or permanent increase in
ambient noise levels in the project vicinity above levels existing X
without the project?
c) Exposure of persons to or generation of excessive groundborne X
vibration or groundborne noise levels?
d) For a project.located within an airport.land use plan,or within
two miles of a public airport or public use airport,would the X
project expose people residing or working in the project area to
excessive noise levels?
Conclusion: Less than significant. No direct impacts related to noise are anticipated. However, in so far as the amendment
encourages residential and commercial uses to develop adjacent to one another, noise as a potential nuisance may become
more of an issue to be carefully considered in project design and development. Certain projects within the Airport Planning
Area will be subject to the review by the Airport Land Use Commission following the protocol agreed to by the City and the
Commission.
12. POPULATION AND HOUSING. Would theproject:
a) Induce substantial population growth in an area, either directly 1 X
(for example by proposing new homes or businesses) or
indirectly (for example, through extension of roads or other
infrastructure)?
b) Displace substantial numbers of existing housing or people X
necessitating the construction of replacement housing
elsewhere?
Conclusion: No impact. The proposed revisions to the commercial zoning regulations would tend to encourage
redevelopment of existing urban areas by facilitating mixed residential and commercial uses and allowing second-story office
uses where they are not currently allowed.This may in turn reduce some of the pressure to extend roads and infrastructure for
the purpose of developing outlying areas.No changes are proposed to City polices regarding owth management.
13.PUBLIC SERVICES. Would the project result in adverse physical impacts associated with the
provision,or need,of new or physically altered government facilities,the construction of which could cause
significant environmental impacts,in order to maintain acceptable service ratios,response times,or other
performance objectives for any of the public services:
a) Fire protection? 8 X
b) Police protection? X
c) Schools? X
d) Parks? X
e) Roads and other transportation infrastructure? X
Other public facilities? X
Conclusion: Less than significant. The amendment itself will not affect demand for public services. Future projects will
continue to be evaluated in terms of their potential impacts on public services.
14. RECREATION. Would theproject:
a) Increase the use of existing neighborhood or regional parks or I X
�� CITY OF SAN Luis OsiSPO 10 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2002
11-1 Attachment 5
Issues, Discussion and Support. _ Information Sources Sources Pote: Potentially Less Than No
Signittcant Significant Significant Impact
Issues Unless Impact
ER # 32-02 Commercial ZoningRevisions
Mitigation
incorporated
other recreational facilities such that substantial physical
deterioration of the facility would occur or be accelerated?
b) Include recreational facilities or require the construction or
expansion of recreational facilities,which might have an adverse X
physical effect on the environment?
Conclusion: No impact.No changes are proposed to recreational polices or facilities.
15. TRANSPORTATION/TRAFFIC. Would theproject:
a) Cause an increase in traffic which is substantial in relation to the I X
existing traffic load and capacity of the street system?
b) Exceed,either individually or cumulatively,a level of service
standard established by the county congestion management X
agency for designated roads and highways?
c) Substantially increase hazards due to design features(e.g.sharp
curves or dangerous intersections)or incompatible uses(e.g. X
farm equipment)?
d) Result in inadequate emergency access? X
e) Result in inadequate parking capacity onsite or offsite? X
f) Conflict with adopted policies supporting alternative X
transportation(e.g. bus turnouts,bicycle racks)?
g) Conflict with the with San Luis Obispo County Airport Land
Use Plan resulting in substantial safety risks from hazards,noise, X
or a chane in air trafficpatterns?
Conclusion: Less than significant.No changes are proposed to City polices and standards related to transportation and traffic.
In so far as the amendment might encourage a more densely developed mix of allowable uses in commercial areas, vehicle
trips could be reduced.
16.UTILITIES AND SERVICE SYSTEMS. Would theproject:
a) Exceed wastewater treatment requirements of the applicable 1,8 X
Regional Water Quality Control Board?
b) Require or result in the construction or expansion of new water
treatment,wasterwater treatment,or storm drainage facilities;
the construction of which could cause significant environmental X
effects?
c) Have sufficient water supplies available to serve the project
from existing entitlements and resources,or are new and X
expanded water resources needed?
d) Result in a determination by the wastewater treatment provider
which serves or may serve the project that it has adequate
capacity to serve the project's projected demand and addition to X
the provider's existing commitment?
'e) Be served by a landfill with sufficient permitted capacity to X
accommodate the project's solid waste disposal needs?
f) Comply with federal,state,and local statutes and regulations X
related to solid waste?
Conclusion: No impact. The City's Municipal Code 9Chapter 2.44)requires that development projects be evaluated for their
potential impacts on the City's facilities and resources. Projects may not be approved if resources deficiencies are identified,
unless the project includes correction for deficiencies.
17. MANDATORY FINDINGS OF SIGNIFICANCE.
a) Does the project have the potential to degrade the quality of the
environment,substantially reduce the habitat of a fish or wildlife
species,cause a fish or wildlife population to drop below self__ X
CITY OF SAN LUIS OBISPO 1 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2002
a-il3
Attachment 5
Issues, Discussion and Support._„ '.nformation Sources Sources Pote. Potentially Less Than No
Significant Significant Significant Impact
Issues unless impact
ER # 32-02 Commercial ZoningRevisions
Mitigation
Incorporated
sustaining levels,threaten to eliminate a plant or animal
community,reduce the number or restrict the range of a rare or
endangered plant or animal or eliminate important examples of
the major periods of California history or prehisto ?
The amendment itself will not degrade the quality of the environment. Specific development projects will continue to be
evaluated on a case by case basis for potential adverse impacts.
b) Does the project have impacts that are individually limited,but
cumulatively considerable? ("Cumulatively considerable"
means that the incremental effects of project are considerable X
when viewed in connection with the effects of the past projects,
the effects of other current projects,and the effects of probable
futureprojects)
No cumulative impacts are expected to occur from implementation of the zoning text amendments.
c) Does the project have environmental effects which will cause
substantial adverse effects on human beings,either directly or. X
indirectly?
The amendment will not directly cause substantial adverse effects on human beings. Any potential indirect impacts will be
evaluated with applications forspecific development projects.
`� CITY OF SAN LUIS OBISPO 12 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2002
Attachment 5
19. SOURCE REFERENCES
1. City of San Luis Obispo General Plan
2. City of San Luis Obispo Zoning Ordinance
3. ARC Guidelines
4. Information Map Atlas
5. 1998 Clean Air Plan,SLO APCD
6. City of San Luis Obispo Archaeological Resource Preservation Guidelines
7. City of San Luis Obispo Historical Preservation PTogram Guidelines
8. San Luis Obispo Municipal Code
9. Final EIR for the 1994 Land Use and Circulation Element Updates
eq;-
} - - Attachment 6
Proposed N..'ommunity Commer`A (C-C) Zones--,
Foothill Plaza
Neighborhood Commercial(C-N)to Scolari's Market
Community Commercial(C-C) Neighborhood Commercial(C-N)to
Community Commercial(C-C)
Laguna Pfaza
Neighborhood Commercial(C-N)to
Community Commercial(C-C)
Food 4 Lessrus
Neighborhood Commercial(C-N)to
Community Commercial(C-C)
Marigold Shopping Center
Service Commercial(C-S-PD)to
Community Commercial(C-C-PD)
Proposed C-C Zoning N
City Street Centerline 0.8 0 0.8 Miles A
City Limit Line -
Attachment 7
AL
TO: Michael Codron, Associate Planner
FROM: Tim Bochum, Deputy Director of Public Works
Mike McClusky, Public Works Director
SUBJECT: EXPANSION OF THE CITY'S CENTRAL COMMERCIAL ZONING
DISTRICT AND DOWNTOWN IN-LIEU PARKING FEE BOUNDARY
PUBIC WORKS RECOMMENDATION
Not move forward with the C-D expansion area at this time and request that Council consider
funding a specific study regarding related issues to identify the actual impacts and long-term
strategies for effectively implementing the revised C-D zoning and potential parking in-lieu
program.
DISCUSSION
As part of the goal setting session of the City's 2001-03 budget, the Council asked staff to
explore an expansion of the City's Central Commercial (C-C) Zoning District as an "Other
Council Objective." The specific narrative on the objective calls for expansion of the C-C and
in-lieu parking district northeast to the railroad tracks and southwest to the Marsh and Higuera
Street intersection. This community objective was included in the workscope for the update of
the Commercial Zoning Regulations, which the firm of Crawford, Multari, and Clark are
drafting. Before staff initiates a community/property owner outreach program and starts the
public hearing process, some clarification and direction from the Council is needed.
Program Purpose
As discussed above, expansion of the Central Commercial (C-C) zoning district boundary and
downtown in-lieu parking fee boundary was identified as a Community Development
Department work program with adoption of the 2001-03 City budget. The concept originally
grew out of a desire by the Planning Commission to explore an expansion of the "downtown" as
part of their community workshops on commercial zoning. The motivation for the change was
the desire to expand what many feel is one of our City's best urban design features. The
downtown is a destination for citizens and visitors of our community where they can shop and
interact with their fellow citizens in a pedestrian oriented setting.
Attachment 7
Page 2
A quick walk or drive northeast down Marsh or Higuera Streets from where they intersect, gives
the traveler a full range of commercial development styles. Commercial buildings at the fringes
are primarily detached from one another and often set back several feet from the public right of
way. The areas are dotted with private driveways and parking lots that serve the needs of the
commercial tenants. The uses tend to be more office related with a mixture of retail services that
tend to be one-stop destinations rather than drawing pedestrians off the street as they stroll from
shop to shop.
As the traveler moves closer to the downtown core, the buildings are developed closer to one
another and to the sidewalk. Driveways serving private parking lots are rare. Office uses exist,
but are generally located above more active retail, dining, or entertainment space. Although the
buildings have a wide variety of architectural styles, they work well together and provide the
customer with multiple opportunities with one trip to the downtown core.
It was the Planning Commission's hope that with an outward expansion on the City's C-C
zoning district that we could start to revitalize the fringes of our downtown with new commercial
and mixed-use opportunities that could take advantage of pedestrian linkages. In addition, it has
been discussed by many advocates of the downtown, that providing a pedestrian link between the
tourist commercial areas of upper Monterey and the downtown, would be a wonderful new asset
for the traveling public.
In October 2002, the consultant hired in to review all commercial zoning issues for the City of
San Luis Obispo submitted their recommendations for modifications to commercial zoning
regulations. As part of those recommendations, analysis for the extension on the current C-C
zone east of Santa Rosa Street along the Monterey Street corridor was included. To avoid
confusion, the consultant report has recommended that the current C-C zoning designation be
titled as C-D (Commercial Downtown) and all comments below reflect that revised zoning
designation.
C-D Zoning Expansion Issues
First, I must submit that Public Works fully agrees with the Community Development
Department, Planning Commission and City Council in the belief that a strategic implementation
of increased commercial densities in combination with focused parking space requirement
reductions for the area east of Santa Rosa Street is an appropriate goal of zoning regulations and
long-term land use planning for the City. Our model for the current Downtown (and it's C-C
designation and requirements) are often used by other cities wanting to duplicate our successes in
creating a vibrant downtown and compact urban form. However, this result has not been without
difficulty. The pain of implementation of this program to the City, Downtown businesses,
patrons, residential neighborhoods and parking rate payers alike has been very significant in past
years and will continue to be so. Therefore, as part of reviewing any potential modification to the
proposed C-D zoning we are incumbent as an organization to take a proactive role in identifying
potential negative results of an expansion of the C-D zoning at this time. I hope to do this in the .
following section of this report.
Attachment 7
Page-3 .�
Existing Conditions for the Proposed C-D Expansion Area East of Santa Rosa Street
1. Parking meters exist on Monterey Street and Toro Street east of Santa Rosa of which
their revenue is currently accounted for in the Parking Enterprise Fund.
2. Time restriction parking fines .and forfeitures for this expansion area are currently
accounted for in the Parking Enterprise Fund.
3. While the vast majority of properties located in the proposed C-D expansion area rely on
at-grade parking on their properties or street parking, some examples exist such as the
Mon-Toro building and the property on the corner of Santa Rosa and Monterey that have
incorporated parking inside of their existing building structures to meet their parking
space requirements.
4. There are no Council approved public parking locations east of Santa Rosa Street except
the two blocks currently being considered for the North Area Regional Facility (NARF)
that encompasses the Shell station block and the Bank of America block that could be
used to satisfy long-term parking space needs.
5. The Council has made no commitment to public parking acquisition east of Santa Rosa
Street.
6. Current Council policy has established a 40% recovery rate for Parking in-lieu fees for
properties located in the current Parking In-lieu Zone.
What's It All About?
Parking demand and supply numbers are dynamic in definition. In essence, development factors
such as: property value, potential worth, construction cost and potential lease costs all dictate
what amount of land will be allocated to parking or to building usage. Attachment 1 shows three
models (Low-medium-high) for development of the current C-R and the proposed expansion of
the C-D zone of downtown as it relates to parking supply and the possibility of paying in-lieu fee
for parking.
Because the existing C-R zone allows for a maximum of 100% lot coverage, the comparison to
C-D and in-lieu fees is simplified. In the past, and if C-R zoning is maintained in this area, most
developers will satisfy their parking requirements with at grade parking lots. Under C-R zoning
there is an ability to construct buildings to three stories. The net result is that most lot footprints
will be devoted 67% to parking and landscaping, 33% to building. For the proposed expansion
area (potential 243,770 square feet in redevelopable area) this would yield approximately
182,828 new commercial and office square footage under full buildout of the area. Figure B I of
Attachment 1 details the development model.
A second model for development is to have parking requirements satisfied by new development
with structured parking spaces included within the building proposals. This Parking Inclusive
model for the C-R zone results in a significant increase in potential commercial and office square
footage (153,575 more) up to a maximum of 336,400 square feet of development. The ratio of
buildable area to parking space area would be 46% to 54%. The down side to this model is that
the structured parking cost is significant because the required parking spaces increase to
Attachment 7
Page 4 (
approximately 1121 spaces, and the cost of providing these spaces will be borne by the
developers. At current City estimates ($29,000 per space) this cost would be approximately
$32,500,000. Even assuming that private development could construct these spaces at half the
cost of the City, this would still be approximately $16,000,000 in expenses needed to realize the
additional yeild in building square footage. Figure B2 details this development model.
Finally, converting the C-R zoning of the expansion area to C-d allows for the significant
conversion of parking space requirements form 1/300 square feet to 1/500 square feet. This
change in ratio results in the ability of the area to develop more commercial square footage with
less area devoted to parking. The ratio of buildable area to parking space area would be 59% to
41%. There potentially is an available increase up to 431,400 square feet of commercial. This is
95,070 sq. ft. increase over the parking inclusive model, and 248,650 above the current C-R
buildout likelihood. This square footage would require 863 parking spaces to meet the
requirement of the proposed C-D zoning. Again using $29,000 per space, the overall cost for
parking could be $25,027,000 ($12,513;500 if 50% for private development costs is used).
Figure B-3 of Attachment 1 depicts this model..
It is important to state that staff has assumed that all parking space supply will need to be
provided within the proposed expansion area. This assumption is critical because the adjacent
neighboring areas are not conducive to the development of parking structures. Although the two
blocks identified as part of the NARF concept are adjacent to the expansion area, that parking
targets associated supply needs that have been established to serve existing deficiencies and
potential deficiencies associated with current development such as the County Government
Center.
In Lieu or not to In-lieu,that is-the question.
The analysis shows that the parking requirements for realistic build out under the C-D zoning
district would be substantially less than under the current C-R zoning designation. However,the
relationship between the amount of parking required by the C-D zone and the actual parking
demand needs to be f irther evaluated over time.
If full development of the area results in a commercial center that functions like the current
commercial core, then motorists will access multiple destinations within the area from individual
parking spaces. These types of areas can justify the lower parking requirement of the C-D zone.
However, if this area continues to accommodate single destinations, which provide their own
off-street parking, then actual parking demand could be somewhere between what is required by
the C-D zone and the requirements of the C-R zone. Given the current mixture of uses in the
area, this hybrid situation would likely operate for some time. Furthermore, given this mixed use
nature, the City should expect to experience some employee parking spillover into adjoining
residential areas along adjoining segments of Palm and Higuera Streets — where there would
likely be competition for curb spaces between area residents, County employees, and C-D area
employees. The result of this competition would likely expand the "plume" of daytime parking
Attachment 7
Page 5 �"
northeastward into the Mill Street residential district. See Attachment 3 for potential parking
impact area of the C-D expansion area.
While physically accommodating parking either on-site or within structures would be no more
problematic under the C-D zone than under the C-R zone, the fiscal implications to the City may
be substantially different. Under the C-R zoning designation, individual property owners are
responsible for providing off-street parking for their patrons and employees. Under the C-D
zoning designation, developers would likely choose to pay in-lieu parking fees. If in-lieu fees
for this area were similar to those employed within the existing parking district (set at 40% of the
actual cost of providing parking), the developers would have a distinct fiscal incentive to choose
this option. As a result, it will then become the City's responsibility to plan for and develop
centralized parking structures. There is no evidence at this point to detennine if parking
revenues from parking meters and fines would be sufficient to provide the 60%funding match, if
some subsidy from the general fund might be needed, or whether differential in-lieu fee rates
should be established for this area.
Using the parking space requirements associated with the models discussed above, if a public in-
lieu fee program was established for the area and maximum buildout of the C-D expansion area
occured, the 60% deficiency would amount to an additional $15,000,000 (above parking in-lieu
fees that may be collected from the expansion area) that would need to come from an as yet
unidentified funding source. This amount could be from parking rate payers, assessment districts
or some other viable source not currently available to construct parking supply.
While it may be desirable for the City to expand its fiscal management and parking development
responsibilities to include the C-D. expansion area, it is critical that a sufficient analysis be
performed of the area's ability to fiscally support new centralized parking and its relationship to
the existing in-lieu fee area and parking fund. Some critical questions that report should focus on
is:
o Should this be a separate in-lieu fee area with a.different rate from the current In-Lieu
Fee Area?
o Will parking revenues from area development support parking structure construction?
o Is the additional commercial squarefootage and associated private sales and sales tax
sufficient to drive the need for a public parking program that will be at least $25,000,000
in cost, and will likely be more.
o Is alternative funding sources such as property assessments viable from the community or
City?
o What properties are available in the expansion area that should be targeted as potential
parking supply location?
O
Given the City's experience with developing parking structures in the current C-C zone district
and in-lieu fee area, the Public Works staff believes that this analysis should be undertaken prior
to rezoning this area.
Therefore, our recommendation on this issue is to not move forward with the C-D expansion area
at this time and request that Council consider funding.a specific study regarding these issues to
C Attachment 7
Page 6
identify the actual impacts and long-term strategies for effectively implementing the revised
zoning and potential parking in-lieu program.
ALTERNATIVES
Because the C-D expansion issue is purely a discretionary action by the Council, the Council has
flexibility in creating alternatives to the currently proposed C-D expansion area. Some
alternatives the Council may wish to consider:
1. Delay the C-D expansion until issues associated with the NARF Transit and NARF
Parking projects are resolved..
2. Postpone the C-D expansion until some other time and incorporate it into another
planning process such as an update to the Land Use Element of the General Plan.
3. Revise the planning process of the C-D expansion from a rezoning project to a Specific
Plan or Planned Development. This would afford an opportunity to review the zoning
issues along with other hot button issues such as public facilities and parking placement,
service programs and fiscal impact.
4. Discontinue the C-D expansion issue at this time.
ATTACHMENTS
Attachment 1 —Development Scenarios
Attachment 2—C-D Expansion Area
Attachment 3 —C-D Expansion Area—Area of Potential Impact
L:\Transportation Projects\Transportation Planning\Current Projects\CD Expansion
2003\CCexpansionmemotoMCodronv2.doc
ac'�
Attachment 7
Attachment 1
C-R and C-C/Development Potential Spreadsheet
Baseline Model—Area Shared
3 Story Even though zone allows 100%max
C-R coverage, most of surface property
taken up by Parking and
Surface Parking(609) & Landsc' (182,828) Landscaping(67%),(33%)Bldg.
Total Land Area C-R Parking Req'd: 609
243,770 C-R Sq. Ft. : 182,828(60,943 X3)
Parking Sq. Ft.: 182,828
Note'Assumes Parking requirement of 1/300 sq.feet and a parking efficiency of 1 space=300 sq.feet.
Figure Bl
Current development potential(surface parking only)of C-R zoned property that may be included in the C-C
expansion area.
3 Story Mod. Baseline—Integrated
Parking & C-RTotal Zone allows 100%max coverage,
(1121 SPACES) (731,310 SQ.FT.) Parking is integrated within structure
(100% Coverage) or separate garage(54%),(46%)Bldg.
Total Land Area Parking Req'd: 1121
243,770 Bld Sq. Ft. :336,403(112,134 X 3)
Parking Sq.Ft.:392,472(130,823 X 3)
Note*Assumes Parking requirement of 1/300 sq.feet and a parking efficiency of 1 space=350 sq.feet.
Figure B2
Current development potential(integrated structured parking)of C-R zoned property that may be included in
the C-C expansion area.
3 Story In Lieu Fee—Off Site Parking
Parking& C-D Total Zone allows 100%max coverage for
(863 SPACES) (731,310 SQ.FT.) C-D,Parking is located inside the exp-
(100%Coverage) ansion area(41%),(59%)Bldg.
otal Land Area Parking Req'd:863
243,770 Bld. Sq.Ft. :431,473(143,824 X 3)
Parking Sq. Ft.:302,031 (100,677 X 3)
Note'Assumes Parking requirement of 1/500 sq.feet and a parking efficiency of 1 space=350 sq.feet.
Figure C1
Development potential current of C-R zoned property if Council implemented the proposed C-D expansion
and parking in-lieu fee program with parking demand being satisfied within the expansion area.
a��a3
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C O M M E R C I A L R E A L E S T A T E
May 26, 1999
City of San Luis Obispo Planning Commission
990 Palm Street
San Luis Obispo, CA 93401
RE: Zoning Workshop
Commissioners:
Once again I apologize for not being able to attend your workshop, however I have had
an opportunity, since my earlier letter, to review the staff report. I would like to make the
following comments.
There is a lot of very good work in this report. I will limit any comments to those items I
feel need further thought. Basically there are five items I would like to bring to your
attention:
1. If the uses currently allowed in the CN and CS zones are reduced, you will have
projects that were designed and built to accommodate the old list of uses that are
now functionally and economically obsolete (this has already occurred with
properties that are now suffering as a result of the most recent changes to the CS
zone and will be doomed even further). Examples are such projects as Ferrini
Center, Bear Valley Center, Cypress Plaza and many of the properties along lower
Higuera, South Higuera and Foothill.
2. It is probably not possible to create a comprehensive solution to the problems that
now exist with our zoning ordinances by simply rewriting the various ordinances. In
conjunction with this you need to review the revised zone that is placed on
properties and certain areas, to consider whether they should be rezoned, into a
more appropriate zone. The revised zone may no longer be appropriate.
3. We must not be short sighted and fall into the same trap we are now trying to
correct, by creating a list of allowed uses, in the various zones, that soon become
outdated. As an example, skating rinks or theatres which are now proposed as a
non-allowed use in the new CC zone may be appropriate in a few years, as methods
of conducting our lives change. We need to err on the "broad list of uses" side and
let the market dictate a little more. This will allow this current revision we are now
undertaking a longer life. It will remain fresh and current and more applicable to the
forces of the market.
Member o1
1065 HIGUERA•SUITE 301 tra=flonal
SAN LUIS OBISPO•CALIFORNIA•93401 CO ncif
805.544.3900 FAX•805.544•3922 Cene9
a-11�
Attachment 8
4. There is enough land available now for certain uses. If the few properly zoned
properties are full, it leaves few if any choices for some businesses or forces them
into areas that are unaffordable for their type of business. Since none of us envision
adding acres and acres of commercially zoned land to our city, we need to use what
we have as best we can. To over restrict zones only fosters this problem.
5. As somewhat of an aside, the Commission needs to seriously consider where it
wants it's offices to locate. There is an exodus of offices from the downtown to the
south of town, as the downtown becomes less and less able to accommodate the
bigger tenants. Others are leaving as the south end of town offers lower rents and
more parking.
I do not have a solution but one item to consider, is the current prohibition on
converting houses zoned office into offices. It seems we have a greater supply of
housing stock than we do office, making this prohibition counter productive.
Lastly, I have included the proposed zoning matrix with some additions or changes that
I feel would be appropriate.
Thank you for your time.
Sincerely,
.,Jc)rV1
John Rossetti
C; 1
C Attachment 8
MAY-26-99 09: 14 FROM: - ID: PACE 4/7
Review of Comnierwl Zoning DistriCts-Part 2
NEW C-c DISTRICT WITH ADJUSTMENTS TO C-N AND CS ZONING DISTRtgM
.: . . I a?vefnrit'RegmrertretltltryZotdngOiStrtCi `. '..
Land.Use
INDUSTRY,MANUFACTURING,PROCESSING&WHOLESALING
Auto dismantling,scrap dealers,recycling centers A
Cabinet and carpentry shops D A
Computer services A A A/D A A D
Contractors yards A A
Gas distnbutors-oontainerized(propane,etC-) D A
Laboratories-Medical,analytical,research PC A A A
Manufacturing-'Heavy' PC
Manufacturing-'Light' D A
Photo and filen prooesshig D A A
Printing and pubrtshing D D A A
Tallow works PC
Warehousing.mini-storage.moving company A A
Wholesale and mail order houses PC A A
LODGING
Bed and breakfast inns A A A
Hostels I A A A
Motels and hotels I j A I A A
RECREATION,EDUCATION,&PUBLIC ASSEMBLY USES
Amusement arcades -, ]?`: D D A A A:
Amusement parks,fairgrounds PC
Athletic and health clubs !VDA D D PC A A
Bars,taverns,etc_ D...• D D D D D
Bowling alleys D D Bi D
Churches.gmq2gues,temples,etc. A ; z D- . D D A D(1) ll(1) D(1)
Circus,carnival,fair,festival,parades.etc. D D D D D D D D
Hot tubs rr :' PC PC D PC PC
Night Dubs,etc. D D D D PC
Pool halls,billiard parlors,etc. PC D D D
Skating rinks PC I 0 PC:A PC
Theaters .;rt?C: > D D
A=Allowed D=Directors approval required PC=Planning Commission approval required
A/D=Directors approval on ground floor,allowed above
Notes:
(1) Use allowed and/or permit requirement subject to special standards applicable to the specific use
Indicates a land use alai is curnenUy allowed,but may be deleted if intent of zoning cF*4 ct is changed-
Crawford Nu taxi Clark&PioLr pwraing • eowww'WS • Mabe porley
6
4 ari2�
Attachment 8
MAY-26-99 OS: 14 FROM• i�� ID: FACE 5/7
Review of Commert;iaf Zoning Districts-Part 2
NEW C-C DISTRICT WITH ADJUSTILIENTS TO C-N AND CS ZONING DISTRICTS
Petpuc Regions t by,Zoning District
LBnd.ilse:, 0 . "..0 N: .:CrC trD• C-R GT: CS ;..6d'
RESIDENTIAL USES
Boardingtrooming houses,dorrnatories D D 1 0
Dwellings 1) A/D AID A/D AID D
Residential care facilities-6 or fewer residents A A/D AID A/D D
Residential care facilities-7 or more residents PC D
RETAIL SALES
[lances,furniture&furnishings A A A A
Auto parts and aCOeSSOrieS A I D A A PC
Autos,tr=ks,motorcycles,RVs D A PC
Boats,aircraft,mobile homes A PC
&jadng and landscape materials sales,indoor A A A A A
Building and landscape materials sales,outdoor D D A A A
Concurrent sales of alcoholic beverages&motor fuel D D D D D
Convenience stores A D A A A D I D
Feed stores and farm supply sales PC A A
Roristo A D A A
General merchandise (2)1 (2)'z (2) I (2
Groceries,liquor,specia ly foods A A A A PC
Groceries,neighborhood grocery store D A A A D
Photo stops and retail photofinishing ' :w' A A A PC
Produce stand k A A I A
Restaurants A A A A A D D
Specialty shops EKES' A A A
Temporary sales D D D D D D D
Tires and batteries A A PC
Warehouse stores (2) (2)
A=Allowed D=Directors approval required PC=Planning Commission approval repaired
AID=Director's approval on ground floor,allowed above
Notes-
(1) Use allowed and/or permit requirement subject to special standards apprrcable to the specific use
(2) Permit requirement based on floor area of use
_J Indicates a land use that is currently allowed,but may be deleted if intent of zoning district is changed.
Crawford M-hari pari/&Mohr planning • ecommics • public pdicy
7
5 a—��
Attachment 8
� J
MAY-26-99 OS: 14 FROM: ID: PACE 6/7
Review of Commercial Zoning Districts-Part 2
r
LF.
i
NEW C-C DISTRICT WITH ADJUSTMENTS TO C-N AND CS ZONING DISTRICTS
'Pem14.Regwmmerdby Zoning District
Land Use : :;O . C=N `Cq 'rC-D `Cit > GT CS M
SERVICES-BUSINESS,FINANCIAL&PROFESSIONAL
Advertising and related services A A/D A A D
Banks and MuInM and loans A ^Ji .: A A A D D
Computer services A A A/D A A D
Credit reporting and collection A A/D A
Credit uniorts and finance companies A t S A A A
Delivery services D A A A
Detective and se=ity services A AM A A D
EffpVmwnt agendes A A A
Insurance services-Local A A A/D A vD
Insurance services-Regional office AID A A-
Offices-Connanfor A AID A A A
Offices-Engineering A /VD AID A A 1)
Offices-Professional A AID AID A 1 7
Photocopy services quick printers A A A AID A A A
Photographic studios bra, AID A A PC A
Research and developmentP- D
Secreteria!services A AID A ' .D'.',
Tlcket/travel agencies A =!: A A A D D
Title coon es A AID A I A
A=Allowed D=Director's approval required PC=Planning Commission approval regwred
AID=Director's approval on ground itoor.allowed above
Notes.
(1) Use allowed and/or pemrit requirement subject to special standards applicable to the specific use
(2) Pemlit requirement based on floor area of use
QIndicates a land use that is currently allowed,but may be deleted If intent of zoning district is changed.
- yfx >
KO - (,�[Z {tom f�G'1�lG6CZ USES yUc t 7C47
L7 'Tt�t'tEtZ► l � VtL. CtazomfcGTc�T?J�7
Crawford m,vl C1rrk&Mo6r plerr�eg ae000mirs - yublk Do�Y
8
6 a ^1aC
/1 Attachment 8
• M.:4h-26-99 09: 15 FROM: �' ID: J PAGE 7/7
Review of Cornmercial Zoning Districts-Part 2
NEW C-0 DISTRICT WITH ADJUSTMENTS TO C-N AND CS ZONING DISTRICTS
_ .. _,.., �CATp!-Requu+emeRtflyZbtting�Iect
Land Use O. ..O-N C-C .GD. C-R !CT: "
SERVICES-GENERAL
Ambulance services PC I PC A D
Animal hospitals,large and small 1 (1) (1) (� (�)
Auto repair and related services D A A
Auto sound installation D D D A A
Barbers,hairstylists,manicurists,tannin centers A A A A D i7
Building and landscape maintenance services AID A A A
Carwash-mechanical ;��; PC D D
Carwash-self-service :R-% D PC A A
Catering services D fs;;; D A D A A
Cemeteries,mausoleums,columbarirmis PC PC PC PC PC
Equipment rental A A
Exterminators and fumigators A A
Hospitals PC
Laundry,dry cleaners (1 (7 (1) (1} (1) 1 (1
Mortuaries D A
Repair services 1-'WA (f) (t) (1) t (t)
Service stations D D D A A
Social services and charitable agencies A 1?''*''. A A i
Tattoo parlors D I I D
Tire recapping A A
Trailer rental D A A
Veterinarians A {r A AID A D
TRANSPORTATION&COMMUNICATIONS
Broadcast studios A , AJD A I ' A A
Bus stations D A
Trucki service A A
A=Allowed D=Director's approval required PC=Planning Commission approval required
AID=DirecWrs approval on ground floor,allowed above
Notes:
(1) Use allowed and/or permit requirement subject to special standards applicable to the$Pecffic Use
(2) Permit requirement based on floor area of use
Indicates a land use that is currently allowed,but may be deleted if it of zoning district is changed.
Crawford Mnkad'Clark&Mohr OWUMp • 00mvn iw • pud[o policy
10
7 ��1
Attachment 8
Senn
COMMERCIAL&INVESTMENT REAL ESTATE
MEMORANDUM
TO: Paul Crawford DATE: 8/1/02
City of San Luis Obispo Planning Staff
Planning Commission
City Council
FROM: Charles L. Senn
RE: Review of Proposed Commercial Zoning Regulations for the City of
San Luis Obispo.
I applaud the City Planning Staff, Planning Commission and Council for their efforts in
modernizing the zoning matrix. Paul Crawford's work in updating terminology is
excellent and provides current and more realistic definitions.
My comments of the proposed modifications follow. It is unlikely I will be able to attend
hearings in the month of August because I am scheduled to be out of town.
Use permits are a major problem for tenants and property owners because they create
uncertainty and abnormal time delays. As many uses designated "A" as possible should
be in the new zoning matrix.
The following comments are intended as constructive suggestions,addressing"real
world" considerations of businesses and other occupants locating in the City along with
practical considerations of property owners. As few non-conforming uses as possible
should be incorporated into the new matrix.
■ Page 9- Bars and Taverns should be permitted in the CS zone with a Director's Use
Permit.
The Graduate is a nightclub, restaurant,and bar and tavem. If it were classified as a
nightclub,or bar and tavern it will immediately be a'non-conforming' use. The Z-
Club,at the corner of High and Parker Streets is another example.
■ Page 9 -Second line from bottom-Nightclubs should not be deleted from the CS
zone. They should be permitted with appropriate use permits. Itis impossible to
find a"relatively large" facility in areas other than those zoned CS.
860 OSOS STREET • SAN LUIS OBISPO,CA 93401 • TEL(805)781-6116 • FAX(805)781-6099 •WWW.SENNFIEALTY.COM
Member of the Society of Industrial rr Office Realtors
C)
Attachment 8
• Page 10-Service stations are deleted from the CN zone. This will result in stations on
the south side of Foothill,the Unocal station on California near the Hwy 101 exit,and
the new station at South and Broad becoming"non-conforming". Once they become
non conforming their ability to expand,or make necessary modifications will be
limited.
■ Page 12-Top of Page- Bars and taverns were previously permitted with a Director's
Use Permit in CS and M zoning. This should continue.
■ Commercial Recreation Facility-Indoor. This use should be permitted in the CS
zone. These uses generally require large rooms..
■ Page 12-Library,Museum-Shouldn't museums be permitted in CS zoning to
accommodate the new railroad museum?
• Page 12-Nightclub- Nightclubs should be permitted in CS zoning,with an
appropriate use permit, for reasons stated above.
■ Sports and Entertainment Assembly Facility-Should there be the ability to have
outdoor concerts in the City? If so,I what is the appropriate zoning? It would seem
appropriate that as the City acquires more open space these areas may be used
infrequently as outdoor concert venues.
■ Page 12-Theatre-Shouldn't theatres continue to be allowed in the CS and CT
zoning? Centrepoint Theatre has functioned in the bus station for years and would no
longer be permitted. There is a shortage of locations for this type of use as was
evidenced when The Little Theatre had to turn to the City of San Luis Obispo for use
of the old library building.
■ Page 14-General Retail-General retail should be permitted in CS zoning. This is
the only zoning with substantial acreage to accommodate these uses.
■ Page 15 -Retail Sales of Groceries,Liquor,etc. The existing Trader Joe's and the
new Trader Joe's are both in CS zoning. The proposed zoning change would appear
to make them"non-conforming."
■ Page 16-Office,Business and Service-Uses such as insurance services,title
companies,and employment agencies should be permitted in CS zoning. These uses
have already been approved by City Council in certain CS locations. In addition,
Cuesta Title at 3450 Broad Street,would become"non-conforming'.
a-�3)3
Attachment 8
■ Page 16-Office/Government-The City must deal with realities in this area. All
superior government agencies, (federal, state,and county) disregard the City's zoning
regulations to meet their own needs. There have been occasions where property
owners have obtained necessary City approvals for specific government uses and the
superior agency simply went where it wanted. The existing tri-polar concept in the
City's General Plan is outmoded. It creates unnecessary problems for property
owners, governmental agencies,and the City Planning Staff.
Government offices should be permitted in the CS and M zones. Historically,new
government office locations have moved into larger expansion facilities which do not
exist in conventional office and related zoning. Recent examples include Caltrans'
relocation to the Atoll Business Park on Laurel Lane,which is zoned M-PD and
RWQCB's pending relocation near the airport,which is zoned CS-PD.
■ Page 16-Office/Process-Insurance services should be permitted in CS zoning. This
use has already been approved in a number of PD's approved by the City in
underlying CS zoning.
■ Banks and Financial Services -These uses should be permitted in CS zoning. There
have been a number of PD's which have allowed these uses with appropriate use
permits. In addition,the existing zoning matrix allows them in CS zoning with a
Director's Use Permit. There is a need for these services around businesses. An
example is the First Bank branch at Marigold Center which is currently zoned CS. To
not allow any further banks,with the exception of office,commercial center,
commercial downtown or CR zoning would effectively create a suburban monopoly
for the existing banks.
■ Non-Profit Organizations-These uses should be permitted in CS zoning with an
appropriate use permit. There are numerous low budget organizations located in CS
zoning now. These organizations are often driven by low budgets and CS zoned
offices historically have rental rates lower than other zoning such as O,or CR.
■ Page 41 -Offices in Planned Developments- Planned developments generally work
well for businesses and property owners. Allowed uses in a PD ensure there is no
uncertainty or time delay in obtaining additional government approvals.
■ What will be the effect of this modification on existing planned developments? Will
they be required to go back to City Council for modification of the uses approved on
the property? Will those uses which were permitted but not implemented by the
planned development continue to be permitted?
�"�aT
-�
Attachment 8
Property owners design buildings to attract specific types of tenant. It would be
unfair to have these efforts restricted. There needs to be a defined and fair approach
that does not penalize property owners in the event the new zoning regulations are
implemented.
■_ Page 47-3.22.-A quick review of the City Zoning Map will establish there is very
little property remaining to be developed with a CN designation. The existing CN
matrix is limited. The City needs to do one of two things if it intends to expand the
impact of CN zoning:
1) Designate other large pieces of property as CN to encourage development of
economically viable centers, or
2) Expand the uses permitted under CN to justify the improvements necessary to
enhance these properties.
The City needs to have a clear understanding of where the existing CN areas are
located in the City, and those areas should be visited by each Commissioner and City
Council person to understand the dynamics of this zoning classification.
a:-ice
Attachment 8.
E
N LUIS OBISPO '
6 2GQ?
Sall Leis Obispo Chamber of Commerce
.039 Cher. Street • S r: Luis OGs�o. Caliiowia 93401-327/8 TY DEVELOPMENT
(805) 787/ 2777 • iAX ;805, 543 TDD (805) 5-11-8416
Eres,.derniCEO
August 5, 2002
City of San Luis Obispo Planning Commission
990 Palm Street
San Luis Obispo, CA 93401
Subject: Commercial Zoning Update, Special Meeting,August 7
Dear Chairwoman Loh and Members of the Planning Commission,
Our Chamber's Economic Development Committee recently completed a study of the
proposed commercial zoning revisions-which you will have before you in a special
meeting, August 7. We would like to offer the following by way of commentary on the
proposal.
First, we compliment the commission and staff for undertaking this much needed
revision. The new land use definitions provide clarity while the simplification and
modernization of the language used in designations provides a more understandable
and consistent framework for both staff and applicants-a very positive step forward.
We also concur that extension of the current Central-Commercial zone (to be
renamed CD) is a good idea and hope that it could be further expanded from the south
at Higuera and Marsh and to the north further up Monterey Street, as soon as possible.
We believe that the revisions would prove even more effective with the following
adaptations:
• Maximize the number of uses allowed (designated "A") in each zone. Such
flexibility will bring about the greatest likelihood of mixed use development,
one of the stated goals of the revision document and will also streamline the
occupancy of vacant commercial spaces. Use permits are a major problem for
tenants and property owners because they create uncertainty. It would also
help avoid non-conforming uses, a real loggerhead in property improvements.
• In Table 9-Uses Allowed by Zone, Research and Development should be
allowed in a zone by right and not subject to Planning Commission or Director's
approval.
e-mail: slochamber@slochamber.org • websites: www.slochamber.org www.visitsio.com
J Attachment 8
• While not part of the commercial revisions, consider simplifying the zoning
maps by deleting or drastically reducing the "S" overlay. The City has sufficient
ordinances to protect our creeks, etc. without burdening the process further
with the "Sensitive" designation.
Additionally, in providing planning guidelines for the Commercial Zone, ambiguity
should be removed whenever possible. We look forward to emerging from the
existing morass where, for example, six different use permits were required for the
renovation of University" Square.
Finally, the intensification of uses provided for in the revisions and expansion areas are
desirable and we strongly suggest that variable zoning heights of 50-60 feet be allowed
in designated areas to further incentivize compact urban form. We may be able to
learn from the City of Santa Barbara where desirable infill projects and downtown
housing have "hit the wall," so to speak, because of constraints developed years ago. It
will be beneficial for our community to have commercial zoning regulations that don't
force the waiving of requirements in order to get things done. This would
accommodate projects on the horizon and encourage our court system, county
government, and other office uses to stay in the expanded CD zone and hopefully
produce more housing in this zone as well.
We appreciate being part of the dialogue and look forward to revised commercial
zoning that reflects today's land use lexicon and realities as well as the values we
share as a community.
Sincerely,
J anne Potter
Chairperson of the Board
CC: Ron Whisenand, Deputy Director of Community Development
John Mandeville, Director of Community Development
Diane$tJarc Proposed Commercial ter' .Changes _ _.._. ._ _ ._ ._ Page 1
Attachment 8
From: Charles Senn<csenn@sennrealty.com>
To: Carlyn Christianson <carlyn @charter.net>
Date: 2/11/03 1:23PM
Subject: Proposed Commercial Zoning Changes
Dear Carlyn,
I have had the opportunity to briefly review the proposed zoning
changes, and have had the opportunity to deal with this previously when
Paul Crawford started the process. I believe that most of the suggested
improvements are productive suggestions and will facilitate efficiency.
Hopefully my comments are not disjointed and will attempt to follow the
Staff Report. Comments on the Staff Report are as follows:
Page 4:
Does the referral to the ALUC and subsequent overlay create the
possibility that a substantial portion of existing businesses would be
inconsistent with the Airport Land Use Plan? If so, this could make
numerous business nonconforming, and limit their ability to expand in
their existing locations. This would be a disaster if this is the
intent of the condition.
Page 31 - Medical Services:
Does this mean that when a practice increases from 3 to 4 practitioners,
they change from a doctor's office to a medical clinic? I don't believe
the medical profession wants to be limited by a definition if the
practice requires additional physicians.
Page 45:
Paragraph 17.50.020D is confusing. This appears to indicate that the
underlying land use will dictate the potential use and no expansion of
right can be established. This seems in conflict with what was the
original intention of PDs. The original intention of PDs was to
accommodate certain uses which were deemed appropriate at certain
locations. The original intention resulted from the inability of Morris
&Garritano Insurance to find a large enough facility in the areas zoned
for insurance brokers. The PD effectively allowed certain large
businesses to find a suitable location that could accommodate the size
of their business. The new proposed language does not seem to
accomplish this, but I may be incorrect in my reading of it.
My major concern is with the shortage of medical facilities in San Luis
Obispo. Medical specialists are relocating to the Templeton area and
South County because of a lack of larger medical space to accommodate
their practice in San Luis Obispo. The zoning matrix and revised PD
language appears to further add to this problem.
Page 64:
Light manufacturing should not require a Directors Use Permit and should
be an allowed use. The Directors Permit can take anywhere from 8 to 10
weeks and is an exceptional burden on small businesses.
Page 65(New Zoning Matrix):
Colleges and Universities are prohibited in the CS and M zone, but
specialized education and training is permitted. This has caused past
confusion. This should be modified to provide the campuses of
a^Inn
Diane Stuart Proposed Commercial Zo ,Changes Page_2
Attachment B
Universities are not permitted in the CS and M zone, and the specialized
education/training category would also include satellite adult training
facilities, such as an off campus classroom for Cal Poly or Cuesta, or
classes conducted by such schools as LaVeme University.
Page 66:
General retail should be permitted in the CS zone with a Planning
Commission Use Permit simply because there is no available land in the
zone which allows these uses.
Page 67:
Medical clinics, laboratories, doctors offices, etc. should be permitted
in the CS and DP zone with a Planning Commission Use Permit. You will
receive the argument that this is in conflict with the City's tri-polar
plan,which is outdated. The City needs to accommodate medical
practitioners promptly, or they will continue to relocate out of this
City to North and South County.
Government offices should be allowed in the CS zone with a Directors Use
Permit. Superior governmental agencies (County, State, Federal
Government) elect where they want to go without any regard to the City's
zoning because they are superior agencies, and there are numerous
governmental offices around town that do not comply with the City's
regulations. Why not address this in a cooperative fashion and allow
government offices with a Directors Use Permit.
Social services organizations should be allowed in CS zones because CS
rental rates are generally less expensive than the permitted areas and
social service organizations often times have very limited funds.
If you would like to discuss my comments, call me at 781-6116. 1
attempted to e-mail this to the other Planning Commissioners but was
unable to obtain their e-mail addresses. This is being forwarded to
Diane Stuart so she will print this and give a copy to the other
Commissioners. Please feel free to forward this to the other
Commissioners if you have their e-mail addresses.
Charley Senn
CC: Patricia Wilmore<pwilmore@slochamber.org>,John French <jdfrench@charter.net>,
Andrew Merriam <andrewm@cannonassoc.com>
° Attachment 8
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Attachment
City*of San lAds Obispo-Commercial Zoning Revisions Revisions to Table 9
TABLE 9-CHANGES TO USES ALLOWED BY ZONE
pg,
5W V.,111H
F
rl LUSO� -AR.
Y Lend *R
T
W F C=C CrD
AGRICULTURE CIL
Crop production TW grazirig D D
INDUSTRY,MANUFACTURING&PROCESSING,WHOLESALING
Fumfture and futures manufacturing,cabinet shop D A
77 7—
ILL
Industrial research and development PC D. 1)(3)
V ,.
*ie6n�'
WUv!!E
Laboratory-Medical,analytical,research,testing PC A A A A
Ix!
1&�ILI
Laundry,dry cleaning plant A A.
Petroleum product storage and distribution D
Manufacturing-Heavy. PC. PC
J'U:
Manufacturing-Light D. A A
D.
1604&V"ges.'ke,' INI,'"'
Photo and film processing lab A A
W
Printing and publishing A A A(3)
L92 L2 AL LAI
Recycling facilities-Collection and processing facility A
Recycling facilities-Scrap and dismantling yard A
7
Recycling faclitties-Small collection facility D D D A
Storage Yard Q A
E777MOS'
Warehousing,Indoor Storage A PC(3) Advi./,4"
Wholesaling and distribution A PC(3)
�Yi
NIL. E0 .1
LODGING No than' s to existing Table 9 land use s other than the addition of Recreational Vehicle Park)
Bed and breakfast Inh A A A
Homeless shelter PC PC PC PC PC PC PC PC
Hostel A A A
Hotel,motel A A A PC(3)
Recreational vehicle( rk accessory to hotel or natal PC
Key- A=Allowed D=Director's approval required PC=Planning Commission approval required
AA)=Diniator's approval on ground floor,allowed on second floor or above
Notes: (1) Commission approval is required for new non-rosldential structures or residential conversions.
(2) Current code has a footnote applying to the use.
(3) Airport Area Specific Plan has a footnote applying to the use.
November 2002 Page 11
.z9"-I
Attachments
City of Sim Lads Obispo-Commer vial Zoning Revisions Revisions to Table 9
TABLE 9-CHANGES TO USES ALLOWED BY ZONE-Continued
GI ri'SY7P4
5
RESIDENTIAL USES
Boardingfrooming house,domAjory D D Chapter 1720
Caretaker quarters A A A A A A A A D
:,'A X`,
Convents and rriormwierles D
g
Iz -,LM
Horne o=;patlon A A A A A A A- A 17.08.09D
114bhobijs
Livetwork units A A Z 17.08.120
Mixed-use project A A --A A A A PC PF 17.08.072
A�2), 1
Mobile home as temporary residence at building site,,- A A i
17.08.010.E
Multi-farnfly dwellings
ZF
X
Residential care facilities-6 or fewer residents ce ow n__LIM,IMA-1 4-e-n
Residential care facilities-7 or more residents py"
asicare
ttentlat (8
Single-family dwellings D 0
Y
Ti'..... Y2,
III . ii
D D 17.08.120
Work/live units
Key- A-=Allowed D=Director's approval required PC=Planning Commission approval required
AID=,Director's approval an ground floor,allowed on second floor or above
Notes: (1) Commission approval is required for new non-residential structures or residential conversions.
(2) Current code has a footnote'applying to the use.
(3) Airport Area Specililc Plan has a footnote applying to the use.
November 2002 Page 13
Attachment:'t
CSty of San I=Obispo-Commercial Zomng Revisions Revisions to Table 9
TABLE 9-CHANGES TO USES ALLOWED BY ZONE-Continued
yyr] i It IQFirl c /JI�'�I y.{ I•/ ,ii r {J�� Y�.1 n� . t I
4_„".�'..,� ���Sh.�"y'#i^F ii"r, �l"r+',•'i Fr"'r* i,kri l H.'}j''rt Gh4[1'II �,I I!�l111 "�l�ci 'V:��,:�e���l Ya�.B�„ '{� I ID.w'a�...... I i
Fw,Viand Use.`=�
RETAIL SALES-Continued
Groceries,liquor,specialty foods A A A PC
I
ReigU'sakis gtocarfes liquor++ 'dvods ,* �"s I '',� e.Ai xi r �4:`,• A . A .E'1 ;�'' i' x II U•
Mobile home,RV,and boat sales A PC
f . y r:. ! .:1 1Il Kiri a 171111 ::. +YI 1 i,r AL,•1 Gr4
• ,i9aaf SY alrr�aR,nro�blfearolne3, .,:• .... -:,.., 11 ....:i. .u r ,'':. n+ �..,,�5. n tt..iii.„1 I ria. .. : I; I.i:�,n.LE
Office-supporting retail,2,000 at or less A A A A A D(3)
Office-supporting retail,More than 2,000,up to 5,000 sf D D rA A D(3)
Outdoor temporary and/or seasonal sales See Section 17.08.020
. :'L'/lllStlna3•flBB1—SaIBB;
PD
0Produce stand A A A
-y 3 �RufaureM / A A A A D D'
. sh0P4 V' 'I{l{JYY SI3�;f !t }i. A�l:..`iService station(see also'vehicle services' D D D A.: 17.08.030
Vending machine Section 17.08.020
1 Ver>dkup mad lisai SeerSectlon#70tl it20i �.s”
Warehouse stores-45,000 sf or less gfaJD/� D D
'":a l M.'.
I i I
Warehouse stores-more than 45,000 sf gfa PC PC
Rete)Isaf9s...werefiousBstow,morelhen45,D0081,•:,, .
Key: A=Allowed -13=Director's approval required PC=Planning Commission approval required
AID=Directors approval on ground floor,allowed on second floor or above
Notes; (1) Commission approval is required for new non-residential structures or residential conversions. See 17_ac.00c.
(2) Current code has a footnote applying to the use.
(3) Airport Area Specific Plan has a footnote applying to the use.
November 2002 Page 15
Affachm.ent
City of San Luis Obispo-Commercial Zoning Revisions Revisions to Table 9
TABLE 9-CHANGES TO USES ALLOWED.BY ZONE-Continued
6qu g;
z
U
C-1T-
C;4J:CQj
SERVICES- BUSINESS, FINANCIAL&PROFESSIONAL-Continued
Office-Professional A AID AM A D(3)
� Z1. w.i". I F
77 llK
i 'A 11 X. ,417,
�11� I 1i12E iLL 2A]
Oiix;
t
T;
6RR
Office-Temporary See Section 17.08.010.0
p,,
Photographer,photographic shift A AID A PC
M
SERVICES-GENERAL
Catering service D D r. A D A A
7-27,T- ,T,57 77
As,;
Cemetery,mausoleum.columbarlum:
PC PC PC
7
lip
Day care-Day cafe center A A A AID A D D D D(3) 17.08.100
12
"A bW:1P,, ITRr��xllj.ill{:I1111 Lia
Day cam-Family day care home A A A A A A 17.08.100
7=
'A
Equipment rental A A D(3)
& `04
Food bank43ackaged food*dlsftuWn center D
M'J ,
Homeless shelter PC PC PC PC. PC PC PC PC 17.01.110
'14
Ir 1,1',1P.0 pe 1 pc'l��"
'MU, .�::r .1.1 : 'l- F.Milp,�,,,�45'11b-gii;i 17.01.110
1 M, kl:;li
Maintenance service,client site services
A - A: PC
72M fli ME 5�i�W.
Mortuary,funeral home D A: D
[Moi �7' jD,a
Seirivices conti on the next page
Ker. A=Allowed D=Director's approval required PC=Planning Commission approval required
AID=Director's approval on ground floor,allowed on second floor or above
Notes: (1) Commission approval is required for now non-residential structures or residential conversions.
(2) Current code has a footnote applying to the use.
(3) Airport Area Specific Plan has a footnote applying to the use.
November 2002 Page 17
Anamment g
i
City of San Lois Obispo-Commercial Zoning Revisions Revisions to Table 9
TABLE 9-CHANGES TO USES ALLOWED BY ZONE-Continued
'�i� ;
p , k" i"'xi J IY4 „i"y F2 ti e r " -I, z
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_;•.,. ._Land Usa� :': _ _ ;. 1 •r• O C•N rr-G CsD: C•� =T C-S,. ,pMI '.BP
TRANSPORTATION&COMMUNICATIONS `
AlMort PC 1,.PlC O
J
'141J�WttSWIY.,6MlOV:!P�rww�:..'.: Y I: v :i •.5.: N*i.
Ambulance,taxi,andlor Pmroustne dispatch cuity A k p(3)
AmbufanoeffiIYJLTJ7 • rMk L'INI'1 4,+
`:>.. C$Fx..
,
Antennas and telecommunkretions'facilitles PC PC PC6 Y PC PC.• D D D 17.1&120
n p II il:'.. 4 1 67 + I I a
\ •.;,'.` } .aYl'.....,.. 5F %J
'NIl6YNlcl 1.... .h
Broadcast studio A AID A A A
(a/W_uwSt'9t{tu/W�. '"�'^�,.} x..N ati�l� ��; $r N-�JI VIth i /tJ�-. 7°r h� ' ,t�e..l. n14•�/',ji^I � :.�i•,t• A.;I�� ..5�,•w1.61;
Heliport PC PC PC
Parking facility
c PC PC D D D
Parftfrrg'(as v: 'j: Y S''SI x j l 'I ICwSa
is pr> f U96�,. r r..:"... >..Ob$p..,.'• '
Parking facility-Muldaevel PC PC PC PC PC
Parking facility-Temporary D D D D D D D D 17.08.010
' - ....�. :..,
:Tem1rY
�"`
Railroad facilities D A
r c - 1 f)I yr a i IIS 11 IN�,"41 3p II
■
�� 1� 'i.� ql ( ,.I TC A
L;'
11
f3affro;ed ,statlarls,r�awYacyiNfea_ I•a. k� I 1 r I, ;.I I . k
Transit station or terminal PC PC D A
:Alta$fetlLat$ 1 � ..G1 � ' ,i $ ',.�I� 1 IIII Ij�'a I 1", •.,�•�. �' �.:I' °.ii cI:.III (. DI ` 1.1p
Transit stop A A A A A A A A
Truk or freight terminal Al A D
•YYnYI��Yw.���p�,°t'; I t �-..Iww 1>] � ..jrfPl'�II I - 'l 'AI CII ILJ,Y�0.[r,lyl (,.'IG� ��..?hid'.I�j�rvSrl .1r. y i'1 �: ILI}�•L:A 1148. �-Ll
Water and wastewatertreatment services PC
r { yti.l G 1 4,f h 4�?-.xL•
Key: A=Allowed . D=Director's approval required PC=Planning Commission approval required
AID=Director's approval on ground floor,allowed on second floor or above
Notes: (1) Commission approval is required for new non-residential structures or residential conversions.
(2) Current code has a footnoteapplying to the use.
(3) Airport Area Specific Plan has a footnote applying to the use.
November 2002 Page 19
Attachment 8
Central toast Institute for Tlastic'Suryoy
A MEDICAL CORPORATION
Gare R. Donath,M.D. CALIFORNIA MEDICAL CENTER
• 628 CALIFORNIA BOULEVARD, SUITE E AESTHETIC AND RECONSTRUCTIVE
DIPLOMATE,AMERICAN BOARD OF SAN LUIS OBISPO,CALIFORNIA 93401 PLASTIC SURGERY
PLASTIC SURGERY, INC. 805-544-6000 HAND AND MICROSURGERY
FELLOW,AMERICAN SOCIETY FOR LASER FAX 805-544-5460
MEDICINE AND SURGERY, INC.
March 20, 2003
Mr. Michael Codron
Community Development Department
City Planning Commission
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
Dear Mr. Codron:
I have recently become aware regarding a scheduled meeting of the Planning Commission on
March 26. This information has been relayed to me from some professional colleagues in the
community. We all share a great deal of concern regarding restrictive zoning requirements
which, in concert with the commercial real estate market in our city, have created hardships for
physicians, dentists, chiropractors, and other health professionals to obtain reasonably priced,
centrally located office space for the past five to six years.
Please accept this letter as notification from yet another health care professional who is
intimately aware of the problem at hand. I had worked for nearly two to three years with Charles
Senn, who is, in my opinion, a very well-informed and responsible commercial real estate
consultant in our area. Mr. Senn provided me with a thorough education regarding the
challenges and issues at hand. I am quite happy that this meeting will be taking place, as I
believe it will provide an open forum for discussion of the challenges that face health
professionals and certainly our patients. Please understand that this does have protean effects on
the community at large, as our patients are, indeed, the same people that live here and are
consumers in the downtown district.
Thank you for your time and attention in this matter. I look forward to seeing you at the
upcoming Planning Commission meeting.
L
, M.D.
GRD:tja
Member r�l(
AMERICAN SOCIETY OF PLASTIC SURGEONS.INC. a
NTRAL COAST CHIROPRACTIC
KAREN KRAHL, DC,
CITY OF SAN WIS 0Bl'P0
Mr, Michael�Codron
Community Development Department . W 2 4
City Planning Commission.
City,of San Luis
990 Palm Street 'COMMUNITY DEVELOPMENT
San Luis Obispo, CA 93409
Planning Commissioner,
3/99/03
Dear Mr.•Codron;
fi or over 20 years and 'more intensely even in the last two, i hii a tried to find
appropriate office space for my chiropractic clinic, and I continue to meet with
significant obstacles. The City of SLO's ,zoning for professional office, which lumps
chiropractors, medical physicians, dentists, psychologists and attomeys together, in
a sense, discriminates against a•Pop,ulation of service providers . We are small
business owners, much like those businesses that vend products., ft'have.an
overhead, employees; need access, parking and visibility. leaf
we are being
constrained to the downtown cone in essence to'enhance the use of other
businesses and services.
The problems with zoning in this town have negatively affected my practice since it's
inceptionAn'2980. inadequate sign exposure, inadequate barking, and the high cost
of renting professionally zoned office space, alf present.not only capacity blockages to
success.,but. compromise profitability. '
Colleague's of mine who are in other cities, don't face the same restrictions that we
do in•San Luis Obispo,. Its everything from-color choices on buildings, signs,the
architectural review board eta-'but I only want to addross zoning for now.
One of my colloagues recently rnov to Arroyo Grande, as she could not find ls+t floor
access, reasonably priced office,space to rent, in areas that ata approved of Tor
profeWonal'offirp. You've lost her busines'S taxes forever, and also.. whatmier money
she might have spent an the °downtownf core. A refrain ofen heard 'ire in Slim; Is
that,,people are not only stropping elsewhere, they are mowng Els on and aswng
up professional practices in other areas of the county, bec cuss of the reWaftnsand
metriaons doing businoss an SLO rpres ft.
i
2 P0. Zonkngiftahl
?personatiy, since I live hens and have estabiishW,a patient base hens, I would Hike to
stay in San Luis, but not in the downtown cone. As per our recent conversation , it
was interesting to find out that part.of the planning commission's past reasoning had
to.do with v tatization of Me dow nto"•core.:.ie. doctor's office visits, might enootD1We =
visiting patients to stay downtown and.shop,-or dine. 3'hats.all well and good, but why
shoutd my concerns about running my business-and hsving my services utilized be
compromised by helping some other business ( say a bard shop, or a movie theater)
make a profit? t believe people will aMrays come into town to enjoy a gentrified,
historic district..but should still be able.to visit healh,profes'sionals where they. Ince,
where they work, or Odra they do.ma)pr shopping/run errands.
As painful as it is for patients to think of it this Wray,doctors; (even hospitals)are 1w
d entities, so are attorneys..counselors, etc. Running an office costs money,and
a major overhead cost is whats-knowin.as total occupancy. `,My accountant tells the `
this should come to about 25% of total overhead'ooswi Occupancy as such-is not just
the rent, but-electricity, water, heat etc. h was kootcing at* I professional office spade
being buil; and the cost with triple`net was over$3.00Jsquane foo4.r Compared to
renting in.commercial/service areas Ts.about 45% higher. With this kind of rent, rent
alone would become 50% of overhead costs. Buying a building v M the right zoning
downtown, simply does not pencil out: Not only are appropriate-sites difficult to find,
and overpriced if you do find one, but the'burderis and delays that are part of the
penrtiit process, architectural reviews, etc,'or remodels of buildings that,might be
historic landmarks, make It an unlikely-proposition. Much of what is for rent in the right
zoning in the city core now ls.either-outdated or residential buildings that'convert'
poorly to clinical use.
Not having the parking means you cannot see enough patients during.the hours they '
must get anti, in.order to keep the-healh careservices'we,render.affordable.� I=ewer-
pat�nts sasses the higher the per patient post must be:but tltien we.ar a limited'kn
What can charge by the insurance i tdustry. In effect many docrtmrs In otir have,
thusly been priced out of'btrslnes aftcg®ther.
Wien patients see the parking.tot$.share with,another dboW. filled up.they assume.
I'm busy, so drive by,instead of keeping an appointment.Ironically, despite he fad we
have'some of the highest real estate prices, and rentals around herein SLO town, the
i simburserrieht rates set by the Stats and'Federal autri dW*Oey doctors dere at the
k1west rat8 o lie state of Califonge.
r '
3 PO Zoning/Krehl
Here are some things I thank I would be Able to obtain in a Issas on the south end of
W"that I cannot really do.in town.
*ease of access
visibility
mgetting out of the traffic congestion/chronic construction blockades of downtown
asuffiaent parking
*first floor access
•modern structures, contemporary materials
• high tech/cutting edge/DSL hook=ups
eaffordabfe larger square footage
•lighttventilatiom "insulation
In general the medical office structures I've looked it are after°over plumbed°, in that
I don't need all the sinks,. restrooms, and proximity to hospitals and labs that these
others do, or they are over improved with expensive cabinetry etc.
Like any business, image and impressions are,important, I'd like to be in a well
located, nicely appointed, new building with a landlord willing to share the cost of
tenant Improvements
The reasonableness of the rents cannot be over stressed. These new buildings ;
exist, and are on the outskirts of town. Many are CS zoned.
My requests are simple:
Give-Me a nonconforming use permit, a plan development amendment,or a parking
variance sol tAdll have the pick,of some excellent,accessible, first floor office space
soon, or open up other areas for.small professorial office, zoning Inside and outside
of the core.
The added-benefit would be to cut down on-traffic congestion.and air pollution. The tip .
I make in daily from out in Edna Wiley no longer takes 8 minutes, it takes.15 to-20 .
minutes. Each"artery'if you will., is choked. South Higgpra, Bucldey,Tank Fanvi,
Broad Street,-Chorro, Marsh, Santa Barbara Street,;South Street,. etc. .and the
freeways are bumper to bumper during peak commute time. l am contributing to the
same problem we all are, which Is that we see commuting from where we leve to
where we work, Instead of keeping those W things in the same neighbodmod. I'm
saddened too to see She congesft-ore 100 North and:South at 7:019-8:00 AM and 4-
13PM. Apparently the arousing prices to SLO are-making It more likely people will
commute outside the city, onbo again oontributirg to polk*on, and destruction.of the
envlronmierht
i
I •
4 PO ZoningdKe l
It arauld seam that If the ordinances regarding zoning.were gated in-the interest
of stimulating the.use of do�rntoft ousainesses, we might need to mthink Rh!s..
The City planning Commission must take a took at the nebds,of some®ftheir other
citizens that prornae.services far them ss part of�the private sector'(and] mightadd,
pay taxes here still unless foroed to move away). llfh.tt thousands of people
=rking in the Area around the airport, Tank Farm Road, and the new developments
going in, I would like to be i park of it. I've talked to the Edna Valley Office,-and Rosetti
Company, as well as Senn Realty in regard to the Higuera Center, and tion Waiters,
and p got the same answer.,-We can't rent to you:
°Talk to the Ck.°
So. pleas® consider this a foem of°talking d the Cit I and I vuould like to covor th6W.' *
points at the next Planning Commission meetin_g on.the 26th of March. I look forward .
to Meeting you there..
Igen Krahl,ZC. ,
- r
Attachment 8
March 26, 2003
CITY OF SAN LUIS OBISPO
PLANNING COMMISSION
Alice Loh, Chair CITY OF SAN LUIS OU!SFO
Carlyn Christianson
Jim Aiken WR 2 6 2001 I
Allan Cooper I
James Caruso COMMUNITY DEVELOPMENT I
Michael Boswell
Orval Osborne
990 Palm Street
San Luis Obispo, CA 93408
Re: Proposed Changes to Commercial Zoning Regulations
Dear Commissioners:
I have reviewed the proposed changes to the Commercial Zoning
Regulations, and make the following suggestions specifically related to
Table 9:
Pa-ge 60
The heading "School/Specialized Education/Training" should be modified
to read "School/Specialized Education/Satellite College
Classroom/Training". This will provide the ability for schools such as
Cuesta, Cal Poly, Laverne University, to conduct classes in appropriate
off-campus locations.
Pa-ge 62
Definition of "Medical Service/Clinic, Laboratory, Urgent Care" -suggest
laboratory be deleted from here as it creates confusion. Laboratories are
adequately addressed on Page 59 under the heading "Industry,
Manufacturing and Processing, Wholesaling".
Page 62
Suggest the differentiation between Office/Business and Service,
Office/Government, Office/Processing, Office/Production and
Administrative, and Office/Professional are creating meaningless
distinctions and should be permitted as allowed uses in the CS and M
zones.
The Staff Report on Page 3 states that professional offices typically involve
substantial customer visitation, whereas customer visitation to
a -�s�
Attachment 8
Production/Administrative offices usually is very limited. A visit to various
types of offices and businesses in San Luis Obispo would disclose that
these uses look, feel and function very similarly. The typical nature of
virtually all offices of this type are people working at computers,
conducting business via the Internet, telephone, mail, FAX and wireless
communication. The day of visiting businesses by consumers is over.
Look at the practical way today's businesses are conducted:
Office/Business and Service
• Employment Agencies- people today are informed by
telephone where to report for today's job.
• Insurance Agencies-do you visit your insurance agent each
time you have a question, or do you deal with telephone, mail
and e-mail?
• Real Estate Offices - do you not meet your Realtor at their office
or at the property you are investigating?
• Travel Agencies- do you communicate by telephone and
receive tickets the mail, or do you go see the agent personally
each time you want to take a trip, and spend substantial time
picking up tickets?
Office/Processing
• Computer Software Firm - I am personally familiar with at least 10
local businesses that were permitted under the heading
"Computer Services" as an allowed use. To delete these uses as
an allowed use is bad planning and sets aside at least 20 years
of uses permitted under the existing zoning regulations.
Office/Production and Administration
• Advertising agencies, commercial design services, offices for
contractors, design services, architectural, engineering and
landscape services, research organizations, media services,
news services, photography studios, utility administrative offices,
and writers and artists offices would all be permitted under the
current CS zoning. Why does the City want a Director's Use
Permit when no justification has been established? It adds a
level of bureaucracy, unnecessary costs, uncertainty for a
a ��s�
Attachment 8
business, and 3 to 8 weeks of unnecessary delay. This entire
group should be an allowed use.
Services/General
• Social Service Organizations -these should be permitted in the
CS and M zones. Rental rates are less in these zones and social
service organizations typically have very limited budgets.
By failing to allow the uses as allowable(A) under Table 9 of the Zoning
Regulations, the regulations are instantly creating numerous non-
conforming uses throughout the City.
I spent time with two member of the Planning Commission demonstrating
the future problem. Under current regulations, a non-conforming use can
only expand up to 10% without being in violation of City regulations.
Over the last several years, the City has made a serious attempt to
become more practical in assisting applicants and accommodating local
businesses. The effect of deleting numerous allowed uses in the CS and M
zones will send a reverse message, and create instant conflict between
property owners, the City, and businesses.
I also strongly recommend the Planning Commission recommend that the
General Plan be revised to permit medical uses in the CS and M zone. This
may currently be in conflict with the General Plan, but there are
inadequate medical facilities in San Luis Obispo. This needs to be rectified.
quickly. A General Plan Amendment could permit medical uses in the CS
and M zones.
I appreciate your consideration of my comments.
Respectfully submitted,
Charles7nh
I
xc: -Mdron
Rand
a�i�3
` Attachment 9
Resolution"A"
RESOLUTION NO. (2003 Series)
A RESOLUTION OF THE COUNCIL
OF THE CITY OF SAN LUIS OBISPO
APPROVING THE PROPOSED COMMERCIAL
ZONING REVISIONS PROJECT
R/TA/GPR/GPA/ER 32-02 (Citywide)
WHEREAS, the Council 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 May 6,
2003, for the purpose of considering Application R/TA/GPR/GPA/ER 32-02, a series of changes
proposed to the City's Zoning Regulations and General Plan to modernize and enhance standards
for commercial development; and
WHEREAS, the Planning Commission of the City of San Luis Obispo reviewed the
proposed revisions on February 12, 2003, and on March 26, 2003 for the purpose of formulating
and forwarding recommendations to the City Council of the City of San Luis Obispo regarding
the project; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
WHEREAS, the Council has considered the Negative Declaration for the project and
believes that the environmental document adequately addresses the potential environmental
impacts of the project; and
WHEREAS, the Council has duly considered all evidence, including the recommendation
of the Planning Commission, testimony of interested parties, and the evaluation and
recommendations by staff, presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo
as follows:
Section 1. Findings. Based upon all the evidence, the Council makes the following
findings:
1. The Proposed Commercial Zoning Revisions will not harm the general health, safety or
welfare of people living or working in San Luis Obispo because the changes are intended
to implement existing policies of the General Plan by promoting a compact urban form,
reducing vehicle trips, and conserving land area and resources.
2. The Proposed Commercial Zoning Revisions will not become effective until companion
General Plan amendments are adopted to insure consistency between the Zoning
Regulations and the General Plan.
a � l�
Attachment 9
City Council Resolution No. (2003 Series)
Page 2
3. The Initial Study of Environmental Impact adequately evaluates all of the potential
impacts of the project and concludes that a Negative Declaration is appropriate because
there are no significant effects associated with the project.
Section 2. Action. The Council does hereby approve the Proposed Commercial Zoning
Revisions, including Exhibit 1 of this Council Resolution, and directs staff to return to Council
on a date uncertain with resolutions approving the proposed General Plan Text Amendments and
General Plan Map Amendments and ordinances adopting the proposed Municipal Code Text
Amendments and Zoning Map Amendments.
On motion of , seconded by and on
the following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was passed and adopted this day of , 2003.
Mayor David F. Romero
ATTEST:
Lee Price, City Clerk
APPROVED:
Gil Trujillo, Acting City Attorney
a-cam
• EXHIBIT 1 Attachment 9
Zoning Regulations Amendment for Consistency with
Airport land Use Plan
17.22.010 Uses allowed by zones.
Status of Uses Uses within zones shall be as provided in the fellewiag-s . able 9'
�ubiect to parts B through FG—below In Table 9 symbols shall have these meanings:
A— The use is allowed;
D— If the director approves an administrative use permit as provided in Sections 17.58.020
through 17.58.080, the use may be established;
PC—if the planning commission approves a use permit as provided in Sections 17.58.020
through 17.58.080, the use may be established;
A/D— The use is allowed above the ground floor. If the director approves an administrative
use permit, it may be established on the ground floor.
Special notes ffectin the status of uses, indicated by number in the-feNewiag skta# abl
may be found at the end of the sbakhe tabl .
Interpretation of Use Listing These regulations are intended to permit similar types of uses
within each zone. The director, subject to the appeal procedures of Chapter 17.66, shall
determine whether uses which are not listed shall be deemed allowed or allowed subject to
use permit approval in a certain zone. This interpretation procedure shall not be used as a
substitute for the amendment procedure as a means of adding new types of uses to a zone.
Principal and Accessory Uses Listed uses are principal uses. Accessory uses are allowed
with principal uses.
Production and Salesl Where manufacturing is allowed, incidental sale of items made on
the premises is allowed. When sale of a particular type of item is allowed, craftsman-type
production of such an item for sale on the premises is allowed.
Public School Useil See alse Section 17.36.030 concerning uses which may be
established within public schools.
Prohibition of Drive-through Facilities Drive-through facilities are not allowed in any zone.
Airport Land Use Plan Consistency. Some land subject to City zoning is also subject to th'
Lbispo
nd Use Plan, which is adopted and amended from time to time by the San Luii
ounty Airport Land Use Commission (Figure _J. The Airport Land Use Pla
s additional limitations on uses, which do not apply to City-adopted zones outsidubject to the Airport Land Use Plan. Table 9 is to be applied consistently with the
nd Use Plan on land subject to that Ian. S ecificall the followin rovisions shat
h. Prohibited Uses. No use shall be established which
Entails installation, cons#ruction, or enlargement of a structure that would constitut
n obstruction to air navigation, as defined in the Airport Land Use Plan,'except
ay be approved b the Ai ort Land Use Commission and the Federal Aviati0
dministration
Commercial Zoning Update Attachment 9
Airport Land Use Plan Consistency Language
Page 2
. Entails a risk of ph sical in'u to o rators or occu ants of aircraft rsuch as outdoo
aser li ht shows
c. Causes smoke or vapors, lighting, illumination, or reflective glare, or a
lectromagnetic disturbance that would interfere with aircraft navigation o
mmunication
LJ Attracts birds to the extent of creating a significant hazard of bird strikes (exampl
re outdoor storage or disposal of food or grain, or large, artificial water features
his provision is not intended to prevent enhancement or protection of existin
etlands or the miti ation of wetlands im cts
Is not allowed by the noise policies of the Airport Land Use Plan sub'ec to mods
rovisions for the Ma arita Specific Plan Area
Is not allowed by the Airport Land Use Zones (numbered 1 through 6) and th
ssociated Land Use Matrix sUb'ect to modified provisions for the Mar a '
Specific Plan Area
Is not allowed by the Airport Safety Areas and associated safety policies, subject t
odified rovisions for the Mar arita S eciflc_Plan
Conditionally Approvable Uses. No use listed as "conditionally approvable" by th
irport Land Use Plan's Land Use Matrix shall be established until the City has referr
he proposed use to the Airport Land Use Commission and that commission ha
ndered a written determination that the use will be consistent with the Airport Land Us
Ian. If a use permit is required by Table 9 of the City's Zoning Regulations, the Airpo
and Use Commission's determination must be received by the City before the City acts
n the use permit. If a use listed as 'conditionally approvable" by the Airport Land Use
Ian is shown as allowed by Table 9, that use shall be subject to City approval of a
dministrative use permit following a referral to, and determination by, the Airport Lan
se Commission. City approval of the use permit shall incorporate conditions or relevan
roject description identified by the Airport Land Use Commission in makingg its
etermination
rv
e Airport Land Use Commission may determine that a use listed as "conditional)
provable" cannot be made consistent through the incorporation of reasonabl
ailable conditions in which case the use permit shall be denied
Uses not listed in the Airport Land Use Plan. For uses listed in Table 9 but not in th
irport Land Use Plan, the director shall determine which use listed in the Airport Lan
se Plan is most similar and the resultant status of the use. The director may consul
ith the Ai ort Land Use Commission in makina such determinations
4. Notwithstanding section 17.22.010G. above, the provisions of this section are no
Mended to supercede the provisions of Article 3.5 of the Public Utilities Cod -
mmencino with section 21670
�-ISS
Commercial Zoning Update Attachment 9
Airport band Use Plan Consistency Language
Page 3
Area Not Subject to
Airport Land Use Plan
South St 90
lista Johnson Ave
Qa Southwood Dr
cs
�0�c s � Orcutl Rd
D
<1oU, Aia
do g
Din
0
G
°m Area Subject to
rAirport Land Use Plan
Tank Farm Rd
�a
GA
�Ap
Air ort
�0 4
Buckley Rd �
Airport Land Use Planning Area Boundary
Gmatteso/airporta/comzone.doc
Attachment 10
Resolution `B"
RESOLUTION NO. (2003 Series)
A RESOLUTION OF THE COUNCIL
OF THE CITY OF SAN LUIS OBISPO
DENYING THE PROPOSED COMMERCIAL
ZONING REVISIONS PROJECT
R/TA/GPR/GPA/ER 32-02 (Citywide)
WHEREAS, the Council 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 May 6,
2003, for the purpose of considering Application R/TA/GPR/GPA/ER 32-02, a.series of changes
proposed to the City's Zoning Regulations and General Plan to modernize and enhance standards
for commercial development; and
WHEREAS, the Planning Commission of the City of San Luis Obispo reviewed the
proposed revisions on February 12, 2003, and on March 26, 2003 for the purpose of formulating
and forwarding recommendations to the Council regarding the project; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
WHEREAS, the Council has considered the Negative Declaration for the project and
believes that the environmental document adequately addresses the potential environmental
impacts of the project; and
WHEREAS, the Council has duly considered all evidence, including the recommendation
of the Planning Commission, testimony of interested parties, and the evaluation and
recommendations of City staff, presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo
as follows:
Section 1. Findings. Based upon all the evidence, the Council makes the following
findings:
1. The Proposed Commercial Zoning Revisions are not consistent with the General Plan or
do not satisfy the original goals of the project. (Council to elaborate on reasons for
denial.)
Section 2. Action. The Council does hereby deny the Proposed Commercial Zoning
Revisions.
���r-A
Attachment 10
C
City Council Resolution No. (2003 Series)
Page 2
On motion of , seconded by , and on
the following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was passed and adopted this day of , 2003.
Mayor David F. Romero
ATTEST:
Lee Price, City Clerk
APPROVED:
Gil Trujillo, Acting City Attorney
a—�c�u
�..' MEETING AGENDA,
DATE 5' D ITEM # RECEIVED
APR 2 3.2003
San Luis Obispo Chamber of Commerce SLO CITY CLERK
April 23, 2003 1039 Chorro Street • San Luis Obispo, California 93401-3278
(805) 781-2777 9 FAX (805) 543-1255 • TDD (805) 541-8416_
David E. Garth, President/CEOik COUNCILu A_5CDD DIR
YCAO ;:/F.IN DIR
Mayor Dave Romero MACAO �!FIRE CHIEF
Members of the City Council VATi0RNEY (Z PW DIR
E�CLERK/ORIG Q POLICE CHF
City of San Luis Obispo ❑ DEPT HEADS 2 REC DIR
990 Palm Street I J� Z UTIL DIR
San Luis Obispo, CA 93401 2(HR DIR
Re: Proposed.Commercial Zoning Revisions, Council Meeting of May 6
Dear Mayor Romero and Council Members:
Since the Commercial Zoning Update became available for review last August, our Chamber
has undertaken a detailed study of the proposed revisions which will now come to Council on
May 6. We offer our full support for moving forward with this much needed revision, with
minor exceptions. We also have several suggestions regarding office uses which we believe
will make the changes more practical and reasonable from the point of view of those who
work in the field as architects, planners, designers and commercial real estate consultants.
There is much that is positive in the revisions. The new land use definitions provide clarity
while the simplification and modernization of the language used in designations provides a
more understandable and consistent framework for both staff and applicant. The extension of
the current Central-Commercial zone (to be renamed Downtown Commercial, CD) is an
excellent idea. The addition of a Community Commercial zoning district more accurately
describes shopping areas that draw from the entire community and also provides opportunity
for additional uses. Expanding opportunities for mixed use development by streamlining the
approval process in the commercial zoning districts and making"mixed use" a new land use
category will, in fact, provide assurance to developers and increase the likelihood of more
such projects coming forward.
In the revisions proposed for office uses in the C-S and M zones, our study and discussions
have led us to forward the following recommendations:
1. Retain the "A" (allowed) category for office type uses in the Processing and Production
and Administration categories which currently have this designation. Changing these to
*D(4) (Director's approval with findings)unnecessarily adds time and uncertainty to the
approval process. We would also be adding restrictions to uses that are currently allowed
and have not been demonstrated to be problems.
2. Some of the office types in the above named categories, such as data processing services
and telemarketing, represent uses for which there is no current definition in the zoning
e-mail: slochamber@slochamber.org • websites: www.slochamber.org www:visitslo.com
code. In the revisions, these become*D(4)and we concur with this designation in these
instances.
3. We propose that a single tenant space of 2,500 sq. ft. or less in an existing or new building
shall be approved for all allowed office uses by right without Director's approval. This
expedites timely use of available space and reduces costly delays which adversely impact
small businesses in particular.
4. In the category of professional offices, it is our experience that the Planned Development
Zoning application works for larger projects and that it should continue to be allowed
where special conditions or circumstances dictate.
As a fmal point, we welcome the intensification of uses provided for in the revisions and
expansion areas and strongly suggest that a General Plan Amendment be initiated which will
allow for variable zoning heights of 50-60 feet in designated areas to further promote compact
urban form.
We offer our sincere congratulations to the city's development review planning staff and the
consulting firm of Crawford Multari& Clark for their outstanding work in producing the
commercial zoning revisions. Deputy Director Ron Whisenand, along with Associate Planner
Michael Codron and Paul Crawford, consultant, have been especially responsive in
illuminating the document and discussing our concerns.
We respectfully request that the suggestions listed above be incorporated into the revisions
and look forward to using the new commercial zoning which reflects today's land use lexicon
and realities as well as the values we share as a community.
Sincerely,
(Z;���
Lee errero
Chairperson of the Board
cc: Ken Hampian, CAO
John Mandeville, Director of Community Development
Ron Whisenand, Deputy Director of Community Development
Michael Codron, Associate Planner
council memoizanbum
crty_of san luis oaispo. community development c epautment
DATE: May 1,2003 ERECEIVIED
TO: City Council
003
VIA: Ken Hampian, CAO LERK
FROM: John Mandeville, Community Development Direw=?/,
BY: Michael Codron, Associate Planner
SUBJECT: Commercial Zoning Revisions Input from the .Chamber and Charley Senn
The San Luis Obispo Chamber of Commerce and Charley Senn have provided letters to the
Council regarding the upcoming Commercial Zoning Revisions. Both letters express support for
the overall project, but include recommendations for changes to the CAO recommendation
regarding specific issue areas. The central issues relate to permitting requirements for office
uses in the C-S zoning district and the proposal to eliminate the Planned Development (PD)
zoning process for large professional offices. Both the Chamber of Commerce and Mr. Senn
believe that the PD process for large offices has been effective and they are concerned because
under the revised regulations, professional offices would be prohibited in areas designated
"Services and Manufacturing" on General Plan Land Use Map. Mr. Senn also raises concerns
that the revisions will create non-conforming uses.
One of the objectives of the Commercial Zoning Revisions is to refine the Service-Commercial
zoning district to reflect service, light industrial, and research and development type uses,
distinguishable from Business Park (a designation proposed in the draft Airport Area Specific
Plan) and Office zones. The revisions accomplish the objective by eliminating the PD zoning
process that allows large professional offices to be located in the C-S and M zones, while at the
same time allowing a large range of non-professional offices to locate in these zones with the
approval of an Administrative Use Permit. The use permit process is necessary to insure
consistency with the General Plan,which includes specific direction regarding office locations.
Even though the PD process would be eliminated, most types of offices that were allowed before
will still be allowed in the C-S and M zones with an Administrative Use Permit, which is a much
simpler and more predictable process. Even with a PD, offices for lawyers, doctors, real estate
offices, and financial institutions are currently prohibited. Thus, the proposed elimination of the
PD process effects a limited number of professional uses, such as accounting offices, counseling
services, financial managers, court reporters and detective agencies. The proposed revisions
include definitions for many different types of offices that were previously undefined and subject
to the PD process. With the proposed changes all types of "Production and Administrative"
offices and "Processing" offices will be allowed in the C-S and M zones with the approval of an
Administrative Use Permit.
Certain offices, such as architects offices and advertising offices, which are currently allowed by
right, would be conditionally allowed subject to the approval of an Administrative Use Permit.
The Chamber and Mr. Senn are requesting that the City keep the "A" (allowed) designation for
those office types that are presently allowed in the C-S and M zones. The purpose for the
r
Council Memorandum
May 1, 2003
i' Page 2
Administrative Use Permit being recommended by staff is to insure land use compatibility. This
is a basic purpose of discretionary review. For example, an architecture or advertising office
proposed next to a tire shop or other C-S use that produces noise, odors or activities that might
disturb the office functions may require special site planning or buffering to insure compatibility.
The Chamber is also proposing that all office uses under 2,500 square feet be allowed by right in
the C-S and M zones. This is a change that would require major amendments to existing General
Plan policies that control where certain types of offices are allowed in the City. Such a change
would be outside of the scope of this project. While minor General Plan consistency changes are
being recommended,major policy issues are not a part of this effort.
The Commercial Zoning Revisions will create few, if any, non-conforming uses.. The existing
professional offices in PD zones, such as at Acacia Creek and the Weyrich Building, would not
be changed by the proposed revisions. Those development projects are governed by their own
separate ordinances with a list of allowable and conditionally allowable uses.
The letters submitted to the Council on this item will be reviewed as part of the staff presentation
during the May 6, 2003 Council meeting.
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April 24, 2003 SLO CIN CLERK MEETING AGENDA
San Luis Obispo City Council DAWUSI�TEM #
./Mayor David Romero
Vice Mayor Christine Mulholland
John Ewan
Ken Schwartz tROCOUNCf , CDD DIA
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Re: Proposed Commercial Zoning Revisions DIR
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Dear Council Members:
I have been involved with the proposed commercial zoning regulation revisions since
2000 when I was a member of the Planning Commission. Most of the revisions are
positive, however there are several which seriously concern me and I do not believe
should be adopted. A copy of the language regarding offices from the General Plan is
attached for your use.
Modernizing commercial zoning regulations should be done with a realistic view of how
the world functions. It should not be bogged down in old, outdated regulation.
My comments and suggestions are outlined below:
How Today's Businesses are Conducted
A visit to numerous offices (insurance offices, real estate offices, software design firms,
governmental offices, financial institutions, architects, etc.) will disclose they all function
in a similar fashion. The typical office has persons working at a desk with a computer.
Public visitation to most businesses (banks, insurance offices,travel agencies, etc.) have
significantly decreased in the last ten years. Today,business is handled through the
Internet, e-mail, and by telephone. Customers do their banking via the telephone,
Internet, and by use of ATM machines. Governmental information is readily available on
the Internet and visits have decreased.
I will provide any member of the Council a tour of various businesses in San Luis
Obispo. Council will discover that although businesses may have different labels under
zoning regulations, most function in a similar manner in day to day operations.
Planning Commissioners Christiansen and Osborne accepted my offer for this and toured
numerous local offices.
APR 2 a 2003
SLO CITY COUNCIL
PD (Planned Development)Zoning
Section 17.50 of the City's Zoning Regulations has worked very successfully, and has
produced several landmark buildings in the last 15 years. These buildings are occupied
by large local offices, who in most instances were unable to find adequate facilities in the
downtown area. Examples are:
• Higuera Center at the corner of Higuera Street and Tank Farm Road (current
occupants are the accounting firm of Barbich, Longcrier, Hooper and King, the
brokerage firm of UBS PaineWebber, the computer design services firm Truelink,
the engineering firm of Bnunmel-Myrick, and the design firm of Omni Design).
All occupants are local businesses that required expansion.;
• Edna Valley Office Building on Tank Farm Road across from Marigold Shopping
Center;
• New office buildings on Aerovista Drive adjacent to the Airport;
o Creekside Project at 41114119 Broad Street;
• Granada Building at the corner of Granada Drive and Higuera Street.
The owners of these properties obtained a matrix of allowed uses before construction to
ensure they could attract suitable tenants. This process should not be modified or
changed and Planned Developments should continue. This process has worked well.
Zoning Matrix Regulations
The definition under the various categories of"offices" severely limits allowed uses that
are now permitted. I call your attention to Paragraph 3.3.21. which has historically
allowed computer services,utilities, architects and engineers, administration, industrial
design, advertising,building contractors, labor and fraternal organizations;veterinarians,
insurance and financial services, as permitted uses and other appropriate uses with
approval of a Planned Development application.
This should not be changed. It will create numerous non-conforming uses. It is
recommended that the following modifications be made to the office category of the
proposed revisions:
Business/Service—insurance agent offices and travel agencies should be
permitted with a Use Permit in the CS zones.
Government—administrative agency services, clerical and post offices should be
permitted with a Use Permit in CS zones. Superior government agencies(County,
State and Federal) go where they choose and the City has no control.
Processing—all uses outlined should be required to obtain a Use Permit with the
exception of computer software and hardware design and development which is
currently permitted under the existing zoning matrix, as well as computer
consumer credit reporting.
t �
` Offices_all production and administrative uses designated here should be
permitted as allowed(A) use in the and M zones. These are low impact uses.
Professional—all uses should be permitted in CS zones with the approval of a
Directors Use Permit,with the exception of Doctors, Lawyers, Realtors, and
medical services which are currently prohibited in PD zoning. This system has
worked well for over 20 years.
Laboratories—there should not be a distinction between medical service,
laboratories and general laboratories. This creates an academic unnecessary
problem; all of these uses should be permitted in O and CS zones..
Schools—the definition of specialized education and training should be modified
to provide that specialized schools would also include non-campus operations of
such facilities as Cuesta College, Cal Poly, or other private Universities and/or
Colleges such as the University of LaVeme.
Live/Work and Work/Live Units
This is.a great addition to the City's plans, but is not practical when it provides that no
portion of a facility can be rented. This does not provide for changes in size of
businesses, or changes in the size of families. It is suggested that these be modified to
provide that either an owner must live in or conduct business operations at the location.
Paragraph 3.3.2
The new proposed language for Paragraph 3.3.2 to permit offices to be located away from
downtown in areas designated Community Commercial,but deleting a number of office
uses previously permitted in Commercial Service uses sets aside over 20 years or more of
history. There are not suitable facilities for offices in such locations as Mangold or
Laguna Centers.. Local businesses and offices have been locating in properties zoned
Commercial Service and Industrial for years, and in areas such as Higuera Commerce
Park,Higuera Street from Madonna Road south to Tank Farm Road, South Street, and
along the Broad Street corridor.
Does Council want to create numerous non-conforming uses?
The effect of deleting permitted office uses in areas currently zoned Commercial Service
will instantly create many non-conforming uses. In my years before various City bodies,
I on numerous occasions heard Staff oppose creating non-conforming uses. It suggested
that Paragraph 3.3.2 be revised to read: "certain office uses with limited access to
downtown government services may be located away from the downtown in areas
designated Community Commercial, Commercial Service, or Manufacturing."
Paragraph 3.3.2.E.
This paragraph is inconsistent with the new zoning regulations. Language should be
revised to read: "offices with no single tenant space less than 2,500 square feet and
having no substantial public visitation or need for access to downtown government
services, may be in the Service and Manufacturing districts subject to the approval of a
Planned Development Zoning Application, or Administrative Use Permit as provided in
the zoning regulations."
Paragraph 3.3.2.F.
Staff has placed substantial weight on the word"may" and as a result has determined a
Use Permit is required,which creates non-conforming uses. This has not been an issue
since the General Plan was adopted in 1994. Staff has indicated that the system has not
worked well, but I do not understand the problem. None have been brought to my
attention in the 17 years that I have been involved in assisting local offices and
businesses in San Luis Obispo.
Paragraph 3.3.2.G.
Language should be revised to read: "certain business and professional services with
limited need for access to downtown government services and located in the areas that
are away from the downtown in a designated Community Commercial or Commercial
Service.
Additional Comments
The City is critically short of land zoned in suitable locations for medical offices.
Medical professions can not wait for a hospital or large entity decides to develop a new
medical building. The medical practice must be responsive to today's needs in today's
market. The City should amend its General Plan to provide that medical services can be
provided in CS zoned areas with a Planned Development.
I appreciate your consideration of my comments. If I may provide any more practical
knowledge on the operations of business in San Luis Obispo to any Council members, I
would be happy to do so.
Respectfully submitted,
Charles L. Senn
xc: Ron Whisenand
Michael Codron