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Home My WebLink About06/17/2003, PH2 - REVIEW IMPLEMENTING ORDINANCES AND RESOLUTIONS FOR THE COMMERCIAL ZONING REVISIONS. councilMeetioz Ate aC�En Va KepoK»t `tem NrN r11 Cj��j( CITY O F SAN LUIS 0 B 1 S P 0 FROM: John Mandeville,Community Development Direor Prepared By: Michael Codron,Associate Planner SUBJECT: REVIEW IMPLEMENTING ORDINANCES AND RESOLUTIONS FOR THE COMMERCIAL ZONING REVISIONS. CAO RECOMMENDATION 1) Adopt a resolution establishing the Community Commercial land use designation and approving a General Plan Land Use Map Amendment designating certain property within the City as Community Commercial. 2) Adopt a resolution approving minor changes to the General Plan Land Use Element text in order to insure consistency between the General Plan and the Zoning Regulations. 3) Introduce an ordinance rezoning certain property in the City to Community Commercial (C-C) and establishing the Downtown Commercial (C-D) zoning district. 4) Introduce an ordinance amending the text of the City's Zoning Regulations with changes to the City's commercial development standards such as new land use definitions and a revised land use matrix of allowable uses. DISCUSSION Situation On May 6, 2003, the City Council passed Resolution No. 9451 (Attachment 1), approving the Commercial Zoning Revisions and a Negative Declaration of Environmental Impact for the project. The 5/6 report for the Commercial Zoning Revisions included an analysis of the General Plan and Municipal Code sections that would need to be amended to implement the proposed commercial zoning changes. The Council directed staff to return with these amendments. The major changes include the creation of a Community Commercial (C-C) zone, the renaming of the Downtown zone to Downtown Commercial (C-D), new land use definitions, a revised land use matrix of allowable uses, new standards for live/work units, new standards for mixed-use projects, and changes to the Planned Development zoning process. The Council is now being asked to adopt two resolutions and introduce two ordinances to implement the approved changes. A copy of the Commercial Zoning Revisions document is located in the Council Reading File for reference. a- i Council Agenda Report - Commercial Zoning Revisions Page 2 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 approved by City Council Resolution No. 9451 on May 6, 2003. 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. �C 'cam Council Agenda Report Commercial Zoning Revisions Page 3 Evaluation The Commercial Zoning Revisions were evaluated and approved by the Council during a public hearing on May 6, 2003. The approved changes must be incorporated into the City's General Plan and Municipal Code before they can take effect. The attached resolutions and ordinances accomplish this task. Once approved, the proposed General Plan amendments and Municipal Code amendments would go into effect on July 3151, 2003. In lieu of a legislative draft of the proposed General Plan and Zoning Regulations changes, the Commercial Zoning Revisions document, prepared by Crawford, Multari, and Clark has been provided to the Council and is available for public review in the Community Development Department. The Commercial Zoning Revisions document includes expository descriptions of the proposed changes, as well as legislative draft style annotations. PD Amendments Staff is recommending one final change to the Commercial Zoning Revisions. After recent discussion by the Council of alternative uses for the PD zones in the Airport Area, particularly for medical offices, staff took another look at the proposed PD ordinance. Staff discovered that amendments to existing large office PD ordinances would not be possible because a change in use requires a new PD application, and new applications for large office PD zoning will not be possible after the proposed changes take effect. As a result, staff is recommending a new amendment of Zoning Regulations Section 17.62.080 to provide a process for changing uses allowed in the existing large office PD projects (see Attachment 5, Section 4).. CONCURRENCES The Public Works Department concurs with the proposed Commercial Zoning changes. 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. The proposed changes to the General Plan land use designations are not expected to change the economic use of the underlying land. The proposed General Plan amendments will have a neutral fiscal impact because they are minor and are intended to reinforce existing policy structure. ALTERNATIVES 1. The City Council could delay implementation of the Commercial Zoning Revisions and provide direction to staff on an alternative date to bring the item back. Further delays are not recommended because the proposed ordinances must go through a second reading and then do not go into effect until thirty days after final approval. As proposed, the effective date of the proposed ordinances and amendments is July 31, 2003. a � 3 Council Agenda Report ` -J Commercial Zoning Revisions Page 4 Attachments: Attachment 1: Council Resolution No. 9451 Attachment 2: Draft resolution establishing the Community Commercial Land Use designation and amending the General Plan Land Use Element Map to designate certain property within the City as Community Commercial. Attachment 3: Draft resolution approving minor changes to the General Plan Land Use Element text in order to insure consistency between the General Plan and the Zoning Regulations. Attachment 4: Draft ordinance rezoning certain property in the City to C-C and establishing the Downtown Commercial (C-D)zoning district. Attachment 5: Draft ordinance amending the text of the City's Zoning Regulations with changes to the City's commercial development standards such as new land use definitions and a revised land use matrix of allowable uses. Provided for the Council: 1. Proposed Commercial Zoning Revisions,prepared by Crawford, Multari and Clark,April 2003. L:/mcodron/councik mmercial zonin®(finao.doc n Attachment 1 RESOLUTION NO. 9451 (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. 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. R 9451 ar Attachment 1 Resolution No. 9451 (2003 Series) Page 2 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 Council Member Ewan, seconded by Council Member Settle and on the following roll call vote: AYES: Council Members Ewan,Schwartz, and Settle, Vice Mayor Mulholland, and Mayor Romero NOES: None ABSENT: None The foregoing resolution was adopted this 6u'day of May 2003. Mayor David F. Romero ATTEST: Lee Price, C.M.C. City Clerk APPROVED AS TO FORM filbertA. ruiillo, Acting City Attorney Attachment 2 RESOLUTION NO. (2003 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO AMENDING THE LAND USE ELEMENT OF THE GENERAL PLAN TO ESTABLISH A COMMUNITY COMMERCIAL DESIGNATION; AND AMENDING THE GENERAL PLAN LAND USE ELEMENT MAP TO APPLY THE COMMUNITY COMMERCIAL DESIGNATION TO CERTAIN LAND 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 June 16, 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, notices of said public hearings were made at the time and in the manner . required by law; and WHEREAS, Council Resolution No. 9451 approved the Proposed Commercial Zoning Revisions Document and a Negative Declaration for the project; and WHEREAS, the creation of a Community Commercial land use designation is a major component of the Commercial Zoning Revisions because the new designation describes a type and scale of development that serves a community-wide need; and WHEREAS, the areas proposed for the Community Commercial designation are developed properties that serve a community wide need and are consistent with the purpose and description of the Community Commercial designation; 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. Text Amendment. The General Plan Land Use Element is hereby amended to include a Community Commercial land use designation, as described by the following policies. Existing Land Use Element policies 3.3 through 3.7 are hereby renumbered as 3.4 through 3.8, respectively. LU 3.3: Community Commercial LU 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 a 1 Attachment 2 City Council Resolution No. (2003 Series) Page 2 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. LU 3.3.2: 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 Commercial districts only as part of mixed use projects, where their density shall not exceed 35 dwelling units per acre. So long 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.) LU 3.3.3: Office Uses 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. Section 2. Map Amendment. The Land Use Element Map is hereby amended to apply the Community Commercial designation in the areas shown on Exhibits A through E, attached. Section 3. Zoning Consistency. The Community Commercial land use designation shall be implemented by the Community Commercial zoning district. Section 4. The Community Development Director shall cause the amendment to be reflected in documents that are on display in City Hall and that are available for public use. Section 5. This amendment shall become effective on July 31, 2003, so that the approved changes occur at the same time as the changes approved for the Zoning Regulations. On motion of , seconded by , and on the following roll call vote: Attachment 2 . City Council Resolution No. (2003 Series) Page 3 AYES: NOES: ABSENT: The foregoing resolution was passed and adopted this day of , 2003. Mayor David F. Romero ATTEST: Lee Price, City Clerk APPROVED: Jona Lowell, City Attorney Q -9 Attachment 2 i Change to C-G Commercial Zoning Revisions- Exhibit A .••.. Laguna Plaza \/ Attachment llj 2 Ochi hi�3 Change to CC J � i r" Commercial Zoning Revisions- Exhibit B ••••• Marigold Center - Attachment 2 r %f /y/ J fr r 7r" f y v.T- 4r 3 f J 1 �t- j Change to GC r , 1 i ^ • f - -_ � r .. L_i `I � i I f •.• ............................... \. V . V I i, li Commercial Zoning Revisions - Exhibit C ••••• TraderJoe's/Food 4 Less Attachment 2 2yhihit 1) 1 v' y� r _ a t Change to 0 —C •... ...................... I Commercial Zoning Revisions - Exhibit D ••••• Foothill Plaza Attachment 2 A,b Change to CC i Commercial Zoning Revisions - Exhibit E ••••• Scolari's a - 14 Attachment 3 RESOLUTION NO. (2003 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO AMENDING THE LAND USE ELEMENT OF THE GENERAL PLAN PERTAINING TO SPECIALTY STORES, NEIGHBORHOOD COMMERCIAL,AND OFFICE USES 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 June 16, 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, notices of said public hearings were made at the time and in the manner required by law; and WHEREAS, Council Resolution No. 9451 approved the Proposed Commercial Zoning Revisions Document and a Negative Declaration for the project; and WHEREAS, the proposed changes reinforce the existing policy structure of the General Plan and are necessary to insure ongoing compatibility between the Zoning Regulations and the General Plan; 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. Text Amendment. The General Plan Land Use Element is hereby amended to focus the purpose of the Neighborhood Commercial zone, as follows: 3.1 General Retail 3.1.5 Specialty Store Locations Most specialty retail stores should be downtown, in the Madonna Road area, or the 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. of � s ` i Attachment 3 City Council Resolution No. (2003 Series) Page 2 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 stores. Neighborhood commercial uses should be available within about one mile of all residences. These uses should be located on sites not exceeding about four acres, unless the neighborhood to be served includes a significant amount of high density residential development. Small-scale specialty stores may be located in areas designated for neighborhood commercial uses as long as they will not be a major citywide attraction or displace more general, convenience uses. 3.2.2 New or Expanded Areas of Neighborhood Commercial Use New or expanded areas of neighborhood commercial uses should: A.Be created within, or extended into, 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 adjacent neighborhoods being served. Pedestrian-oriented features of project design should include: 1. Off-street parking areas located to the side or rear of buildings rather than between buildings and the street; 2. Landscaped areas with public seating; and 3. Indoor or outdoor space for public use, designed to provide a focus for some neighborhood activities. 3.23 Expanding Existing Neighborhood Commercial Areas The City should evaluate the need for and desirability of additions to existing areas of neighborhood commercial use only when specific development proposals are made, and not in response to rezoning requests which do not incorporate a development plan. arLl� -- Attachment 3 City Council Resolution No. (2003 Series) Page 3 Section 2. Text Amendment. The General Plan Land Use Element is hereby amended to eliminate floor area limitations and rezoning policies for offices located in areas designated for Services and Manufacturing, as follows: LU 3.4.2: Office Locations E. Offices having no substantial public visitation or need for-access to downtown government services may be in Services and Manufacturing districts. G. Certain business and professional services with limited need for access to downtown government 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. LU 3.6.2: Appropriate Uses F. Offices having no substantial public visitation or need for access to downtown government services may be in Services and Manufacturing districts. Section 3. The Community Development Director shall cause the amendment to be reflected in documents that are on display in City Hall and that are available for public use. Section 4. This amendment shall become effective on July 31, 2003, so that the approved changes occur at the same time as the changes approved for the Zoning Regulations. 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. oC � 1 � Attachment 3 City Council Resolution No. (2003 Series) Page 4 Mayor David F. Romero ATTEST: Lee Price, City Clerk APPROVED: Jo an Lowell, City Attorney Attachment 4 ORDINANCE NO. (2003 Series) AN ORDINANCE OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO ESTABLISHING THE COMMUNITY COMMERCIAL (C-C) ZONE AND THE DOWNTOWN COMMERCIAL (C-D) ZONE AND REZONING PROPERTY FROM NEIGHBORHOOD COMMERCIAL (C-N) AND FROM SERVICE COMMERCIAL PLANNED DEVELOPMENT(C-S-PD)TO C-C 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 June 16, 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, notices of said public hearings were made at the time and in the manner required by law; and WHEREAS, Council Resolution No. 9451 approved the Proposed Commercial Zoning Revisions Document and a Negative Declaration for the project; and WHEREAS, the rezoning of property currently developed with large-scale shopping centers to Community Commercial is a major component of the Commercial Zoning Revisions; 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 ORDAINED by the Council of the City of San Luis Obispo as follows: Section 1. Downtown Commercial Zone. The City of San Luis Obispo Municipal Code and the Official Zoning Map are hereby amended to change the name of the Central Commercial (C-C)zone to Downtown Commercial (C-D) in all instances. Section 2. Community Commercial Zone. The Community Commercial (C-C) zone is hereby created with the following standards: CHAPTER 17.41: COMMUNITY COMMERCIAL (C-C) ZONE Sections: 17.4 1.010 -Purpose and Application 17.41.020 -Property Development Standards a� c9 Attachment 4 City Council Ordinance No. (2003 Series) Page 2 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. Section 3. Setbacks. Section 17.16.020 Table 2 (Minimum Street Yards) and Table 5 (Minimum Other Yards) of the Zoning Regulations are hereby amended to add setback requirements for the Community Commercial Zone, as follows: Table 2: Minimum Street Yards C-C - As provided in the zone of adjacent lot. Table 5: Minimum Other Yards C-C - As provided in the zone of adjacent lot. Section 4: Rezoning. The properties identified in Exhibits A through E are hereby rezoned Community Commercial (C-Q. Section 5. Summary. A summary of this ordinance, together with the names of Council members voting for an against shall be published at least five (5) days prior to its final passage, in the Tribune, a newspaper published and circulated in this City. This ordinance shall go into effect thirty (30)days after its final passage. 0 Attachment 4 City Council Ordinance No. (2003 Series) Page 3 INTRODUCED on the 16th day of June, 2003, and FINALLY ADOPTED by the Council of the City of San Luis Obispo on the day of , 2003, on the following role call vote: AYES: NOES: ABSENT: Mayor David F. Romero ATTEST: Lee Price, City Clerk APPROVED: Jo Lowell, City Attorney Attachment 4 H R-2-PD R-1 R-2 R-1 R-1 a� R-1 R-1 R-2 R-2-PD Rezone from CN to CC m `o C-N R-1 O s R-4 O PF R-1 -3.P •o R-1 R-3-PD R-1 Commercial Zoning Revisions- Exhibit A ••••••• Laguna Plaza a-�aa Attachment 4 bi� B M-S C-S-S i R4-SP PF P-F-SP Rezone from C-S-PD to C S-PD �� • C-S-I'D R-2-SP \\ \ R- r, R-2+SP r- -- C-S- +PD Commercial Zoning Revisions- Exhibit B •• • Marigold Center 1 Attachrnert 4 GhIbif HINI M-SP o v R-2-S R-1 Rezone from CN to GC TANK FAR GS-PD C-S R-f y CR R-1 C-S o GN Wti.......................... v -------------------- �� IT 804r _ r- i r , � r , � r � r Commercial Zoning Revisions - Exhibit C ••••••• Trader Joe's/Food 4 Less a-244 Attachment 4 T R-4 �f R-1 gal 11R=4 O ,�; �r R-1 R-4 Rezone from ON to CC PF GN FOOTHILL 2 .. ... ........ R-4 GN GN GN-S "7 ,R-4-PD R-1 +PD R-1 R-1 I R-1 R-1-PD Commercial Zoning Revisions- Exhibit D • •••-• Foothill Plaza �r Attachment 4 r ,H ® :-3 O ! R- O O \� O , O-S R-2 O \ O R. r' C.N O-S 1,5 R-2 O R-2 Rezone from ON to CC y7 R-2 ® R✓Z�Y Y O R-2 R,2,H -24 h y Commercial Zoning Revisions- Exhibit E ......• Scolari's �r Aftchment 5 ORDINANCE NO. (2003 Series) AN ORDINANCE OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO AMENDING THE ZONING REGULATIONS TO IMPLEMENT THE COMMERCIAL ZONING REVISIONS 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 June 16, 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, notices of said public hearings were made at the time and in the manner required by law; and WHEREAS, Council Resolution No. 9451 approved the Proposed Commercial Zoning Revisions Document and a Negative Declaration for the project; and WHEREAS, the Municipal Code text amendments included in this ordinance are consistent with the General Plan because the values and objectives underlying the scope of the project 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; 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 ORDAINED by the Council of the City of San Luis Obispo as follows: Section 1. Commercial Zone Descriptions. The descriptions of the City's commercial zones are hereby amended as follows: Chapter 17.34 Office (0) Zone 1734.010-Purpose and application. The O zone is intended to provide for offices and related functions close to medical facilities and the downtown, convenient to public transportation and related government and business services. The O zone is also intended to provide for the continuation and development of residential uses where they will be compatible with neighboring offices. The O zone implements and is consistent with the Office land use category of the General Plan. a-2�1 Attachment 5 City Council Ordinance No. (2003 Series) Page 2 Chapter 1738 Neighborhood Commercial (C-N)Zone 17.38.010-Purpose and application. The C-N 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 several types 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.). The C-N zone implements and is consistent with the Neighborhood Commercial land use category of the General Plan. Chapter 17.42 Downtown Commercial (C-D) Zone 17.42.010-Purpose and application. The C-D zone is intended to provide for a wide range of retail sales, service, and entertainment uses meeting community-wide and regional market demands. The C-D zone is intended to be applied within the City's pedestrian-oriented central business district, where the historical pattern of development creates limitations on building form and the 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 C-D zone is intended to maintain, enhance, and extend the desirable characteristics of the downtown, and also to accommodate carefully integrated new development. The C-D zone is consistent with and implements the General Retail land use category of the General Plan. Chapter 17.40 Retail Commercial (C-R) Zone. 17.40.010-Purpose and application. The C-R 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 serve the entire community and the region, as well as tourists and travelers. The C-R 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. r D x Attachment 5 City Council Ordinance No. (2003 Series) Page 3 Chapter 17.44 Tourist Commercial(C-T) Zone 17.44.010-Purpose and application. The C-T zone is intended to provide accommodations and services for the traveling public. The C-T zone implements and is consistent with the Tourist Commercial land use category of the General Plan. Chapter 17.46 Service Commercial(C-S) Zone 17.46.010-Purpose and application. The C-S 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. The C-S zone implements and is consistent with the Services and Manufacturing 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. Chapter 17.48 Manufacturing(M) Zone 17.48.010-Purpose and application. The M zone is intended to provide for assembly, fabrication, and other manufacturing activities in addition to those permitted in the C-S zone, and for limited sales and services to local consumers. The M zone implements and is consistent with the Services and Manufacturing land use category of the General Plan, and is intended to be applied primarily to areas served by, but with limited or no frontage on arterial streets. Section 2. New Land Use Definitions. The land use definitions included in Exhibit A are hereby adopted as the City's new land use definitions and shall be numbered starting with Chapter 17.100. The existing definitions chapter, Chapter 17.04, is hereby repealed in its entirety. Section 3. Uses Allowed by Zone. Table 9 of the Zoning Regulations, Uses Allowed by Zone, is hereby completely replaced by the new Table 9 included in Exhibit B. Section 4. Planned Development Overlay Zone. Chapter 17.50 of the Zoning Regulations, Planned Development Overlay Zone, is hereby completely repealed and replaced with a new Chapter 17.50, as shown in Exhibit C. Section 17.62.040 is hereby deleted and Section 17.62.045 is hereby added to the Zoning Regulations, as written below: 17.62.045-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. Attachment 5 City Council Ordinance No. (2003 Series) Page 4 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 mum 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 of the site, and the land uses and development intended for the surrounding neighborhood by the General Plan; 7. The site is adequate for the project in terms 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 a- JAJ Attachment 5 City Council Ordinance No. (2003 Series) Page 5 8. 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 or to the general welfare of the City. 17.62.080 Amendment of final development plan. D. Amendments to large office PD ordinances approved by the Council prior to June 2003 may be approved under Subsection B. above to allow changes in proposed use as long as those uses are determined by the Planning Commission to be consistent with the General Plan. E. These procedures apply whether or not all or part of the development has been built. (Ord. 941 - 1 (part), 1982 prior code 9204.4.(H)) Section 5. Mixed Use Projects. Standards for new mixed-use projects are hereby approved and shall be located in a new section of the Zoning Regulations, Section 17.08.072 — Mixed Use Projects, as shown in Exhibit D. The existing Chapter 17.55 is hereby completely repealed and replaced with a new Chapter 17.55 — Mixed Use (MU) Overlay Zone, as shown in Exhibit E. Section 6. Work/Live and Live/Work Projects. Standards for work/live and live/work projects are hereby adopted and added to the Zoning Regulations as Section 17.08.120, as shown in Exhibit F. Section 7. Airport Land Use Commission. To insure consistency with the Airport Land Use Plan, Section 17.22.010 of the Zoning Regulations is hereby amended as shown in Exhibit G. Section 8. Miscellaneous Amendments. The following miscellaneous amendments are hereby approved: Section 17.08.095 Convenience Stores. Chapter 17.10.020 Nonconforming Uses 17.10.020 Regulations 3. A nonconforming single-family dwelling may be continued without limitation by this Section, and if involuntarily damaged or destroyed, may be reconstructed or replaced with a new structure with the same footprint and height, in compliance with current California Building Standards Code requirements. Subsections 17.16.120 D. through H. shall be renumbered as E. through I., respectively. ot" :N Attachment 5 City Council Ordinance No. (2003 Series) Page 6 17.16.120 Wireless Telecommunication Facilities D. Limitations on use. A wireless telecommunication facility may be allowed in the Open Space zone only if 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 O zone shall require that the review authority first find that the project site is in a predominantly non-residential area. Section 9. Summarv. A summary of this ordinance, together with the names of Council members voting for an against shall be published at least five (5) days prior to its final passage, in the Tribune, a newspaper published and circulated in this City. This ordinance shall go into effect thirty (30) days after its final passage. INTRODUCED on the 16th day of June, 2003, and FINALLY ADOPTED by the Council of the City of San Luis Obispo on the day of 2003, on the following role call vote: AYES: NOES: ABSENT: Mayor David F. Romero ATTEST: Lee Price, City Clerk APPROVED: Jon an Lowell, City Attorney a-8a 1 Attachment 5 City of San Luis Obispo-Co. :'rein[Zoning Revisions Exh /A-New Land Use Definitions A. Definitions, "A." Accessory. "Accessorymeans clearly subordinate or incidental and directly related to a permitted use or structure. "Accessory use" includes active or passive solar heating systems and cogeneration facilities. (Ord. 941 - 1 (part), 1982: prior code - 9204.11 (part)) 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 stored 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/accessories 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"); or "Service 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 CD, 33 Attachment 5 City of San Luis Obispo-Cot._.rcial Zoning Revisions Exh. A-New Land Use.Defudlions fund transfers, without face-to-face contact with financial institution personnel. These machines may be located at or within banks, or in other locations. B. Definitions, "B." Banks and Financial Services. Financial institutions including: banks and trust companies other investment companies credit unions securities/commodity holding (but not primarily operating) contract brokers and dealers companies security and commodity exchanges home loan services vehicle finance (equity) leasing lending and thrift institutions mortgage brokers cgr Attachment f City of San Luis Obispo-Coe.- _:ficial Zoning Revisions Exb. A-New Land Use Definitions See also, "Automated Teller Machine," above. Bar/Tavern. A business where alcoholic beverages are sold for on-site consumption, which are not part of a larger restaurant. Includes bars, taverns, 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 ABoarding/Rooming House@). Block Front. Block front means all the properties fronting on one side of a street, between intersecting streets or a street and a railroad, waterway, cul-de-sac, or unsubdivided land. (Ord. 941 - 1 (part), 1982: prior code - 9204.11 (part)) Boarding/Rooming 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. 'Building" means any structure used or intended for sheltering or supporting any use or occupancy. (Ord. 941 - I (part), 1982: prior code - 9204.11 (per)) 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 (rental, repair) 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 C'; . Attachment 5 City of San Luis Obispo-Con....ercial Zoning Revisions Exh.__A-New Land Use Definitions 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 fort business associations political organizations civic, social and fraternal orgs. professional membership orgs. labor unions and similar orgs. other membership organizations �r� ' Attachment City of San Luis Obispo-Con....ercial Zoning Revisions Eah.__A-New Land Use Definitions 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 rooms 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 parks 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. Convalescent hospital. "Convalescent hospital" means any place, structure, or institution providing for skilled nursing and allied professional health care, or for chronic or convalescent care for one or more persons, exclusive of relatives, in which nursing, dietary or other personal services are rendered to convalescents, invalids, or aged persons, who, by reason of advanced age, chronic illness, or physical infirmity are unable to properly care for themselves, but not including persons suffering from contagious or mental diseases, alcoholism, or drug addiction, and in which surgery is not performed and primary treatment, such as customarily is given in hospitals or sanitariums, is not provided. Convalescent hospital includes "nursing home"but does not include"rest home," ..hospit_al,"or"residential care facility." (Ord. 941 - 1 (part), 1982: prior code - 9204.11 (part) Ord. 1346 (1999 Series)) Attachment 5 City of San Luis Obispo-Com...ercial Zoning Revisions Exh,._.A-New Land Use.DermWons 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. Creek. "Creek" is a waterway or portion of waterway designated as a creek on the Open Space Element Creek Map. A drainage ditch, concrete swale, underground culvert, or storm drain (as indicated on the Creek Map) is not a creek. Creeks located outside the urban reserve line are as designated by the USGS 7.5 Minute series quadrangle maps or San Luis Obispo County data. (Ord. 1225 (1992)) 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 day care 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. Den (or family room, sewing room, loft or studio). "Den' (or"family room," "sewing room," "loft" or "studio')means a room which is open on at least one side, does not contain a wardrobe, closet or similar facility, and which is not designed for sleeping. (Ord. 941 - 1 (part), 1982: prior code - 9204.11 (part)) Director. "Director" means the Director of the Community Development Department, or someone designated by him to act on his behalf. (Ord. 941 - 1 (part), 1982: prior code - 9204.11 (part)) Q� 0' 0 City of San Luis Obispo-Col_ercial Zoning Revisions Exh. A-New Land Vse ftfi h re�achment 5 Dormitory. A building used as group quarters for students, as an accessory use for a college, university,boarding school,or other similar institutional use. Drive-through facility. "Drive-through facility" means one in which vehicles line up for service at definite spots and where customers are served without leaving their vehicles. (Ord. 941-1 (part), 1982: prior code - 9204.11 (part)) Dwelling. "Dwelling" means a building or mobile home on a permanent foundation with provisions for sleeping,cooking and sanitation, and with permanent connections to utilities, providing independent living space. Ord. 1006 - 1 (part), 1984: Ord. 941 - 1 (part), 1982: prior code- 9204.11 (part)) (Ord. 1365 (2000 Series)(part)) E. Definitions, "E." Educational facilities. A. "Adult school," "business school" or "trade school" means a professional, recreational or vocational school providing a continuous program of instruction primarily for adults, as a business. B. "College" means a facility providing a continuous academic program primarily for students 17 years of age or older. C. "Elementary school" means a facility providing a continuous program of instruction for students generally aged five through 12. D. "High school" means a facility providing a continuous program of instruction for students generally aged 16 through 18. E. "Junior high school" means a facility providing a continuous program of instruction for students generally aged 13 through 15. F. "Nursery school and preschool" see Day Care. (Ord. 1225, 1992 (part)) Electronic game/Electronic game amusement center. "Electronic game" means a coin-operated machine or device offered to the public as a game or amusement, the object of which is to achieve a high or low score based on the skill of the player. "Electronic game amusement center" means any premises having thereon available four or more electronic games. See also Chapter 5.52, electronic game amusement centers. (Ord. 946 - 3. 1983: prior code- 9204.11 (part)) Existing topography. "Existing topography"means the natural unaltered topography or the topography resulting from grading activity legally permitted in conjunction with subdivision improvements, right-of-way improvements, or previous on-site building improvements. (Ord. 1365 (2000 Series)(part)) Extended Hour Retail. A business that is open to the public between the hours of 2 a.m., and 6 am. Attachment 5 City of San Luis Obispo-Cor.._ercial Zoning Revisions Exh. A-New Land Use Definitions F. Definitions, "F." Festival (or carnival or fair). "Festival" (or "carnival" or "fair") means a temporary public or commercial gathering where entertainment, food, crafts, and the like are offered for viewing or sale. Gatherings on public property under the sponsorship or control of the city are excluded. (Ord. 941 - 1 (part), 1982: prior code -9204.11 (per)) 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. Floor area ratio. The gross floor area of a building or buildings on a lot divided by the lot area. (Ord. 1365 (2000 Series)(part)) Fraternity house(or sorority house). "Fraternity house" (or "sorority house") means residence for college or university students who are members of a social or educational association and where such an association holds meetings or gatherings. (Ord. 941 - 1 (part), 1982: prior code - 9204.11 (part)) Front Yard. The area of a residential lot that lies between the street property line and the walls of any residences that face the street. (Ord. 1277, 1995) 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." 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 home appliances gas appliances home furnishings outdoor furniture home sound systems refrigerators interior decorating materials and stoves services televisions 46 � Attachment 5 City of San Luis Obispo-Con....ereial Zoning Revisions Eah. .A-New Land Use Definitions 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 & musical instruments, parts and Vehicle Sales) accessories books orthopedic supplies cameras and photographic supplies religious goods clothing and accessories small wares collectibles (cards, coins, comics, specialty shops stamps, etc.) sporting goods and equipment department stores stationery drug and discount stores toys and games dry goods variety store fabrics and sewing supplies florists and houseplant stores (indoor sales only, outdoor sales are "Building and Landscape Materials Sales") Anachment 5 City of San Luis Obispo-.Commercial Zoning Revisions Exb._..A-New Land Use Defnidons Golf 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. Grazing. "Grazing" means the keeping of hoofed animals where food grown on the premises is the principal food of the livestock. (Ord. 941 - 1 (part), 1982: prior code - 9204.11 (part)) Gross floor area. "Gross floor area" means the total area enclosed within a building, including closets, stairways, and utility and mechanical rooms, measured from the exterior face of the walls. (Ord. 941 - 1 (part), 1982: prior code-9204.11 (part)) Guest house. A separate accessory structure, that is designed, occupied, or intended for occupancy as sleeping and bathing quarters only,that does not contain a refrigerator, cooking appliances,or a kitchen sink, and is intended to be used in conjunction with a primary residence that contains a kitchen. H. Definitions, "H." Heliport. A designated, marked area on the ground or the top of a structure where helicopters may land at any time. High Occupancy Residential Use. A "High Occupancy Residential Use" is any dwelling other than a residential care facility as defined in section 17.04.340 of this code, in the R-1 or R-2 zones when the occupancy of the dwelling consists of six or more adults. (Ord. 1154 - 1 Ex. A (part), 1989) 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. Hospital. "Hospital" means a facility housing and providing a full range of medical care, including acute care, for patients who require such care on the premises. (Ord. 941 - I (part), 1982: prior code - 9204.11 (part)) Hostel. Inexpensive lodging that caters primarily, but not exclusively, to travelers who arrive by bicycle,train, or other non-automotive vehicles. 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. Car � Attachment 5 City of San Luis Obispo-Con....ercial Zoning Revisions EA.--A-New Land Use Definitions I. Definitions, "I." Impervious surface. A surface that is incapable of being penetrated by water. Industrial Research and Development (R&D). 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 for testing, 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 gift/book 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. Attachment 5 City of San Luis Obispo-Coo....ercial Zoning Revisions Ezh..__.A-New Land Use DeftnWons The difference between live/work and work/live units is that the "work" component of a live/work 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. Lot. "Lot" means: A. A parcel of real property with a distinct designation delineated on an approved survey map, tract map,or parcel map filed in the Office of the County Recorder and abutting at least one public street; or B. A parcel of real property containing at least the area required for the zone district in which it is located, abutting at least one public street or other access approved by the council, and held under separate ownership from adjoining property. (Ord. 941 - 1 (part), 1982: prior code-9204.11 (part)) 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." 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; or to 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 part of 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 /d r L4 Attach ment 5 City of San Luis Obispo-Con._.:rcial Zoning Revisions Exh. A-New Land Use Definitions 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 turning 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"). 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 coating 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, a �i Attachment tt City of San Luis Obispo-Con._ercial Zoning Revisions Exh. A-New Land Use Definitions J 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 Products"). 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). Attachment 5 City of San Luis Obispo-Com.dercial Zoning Revisions Exh. A-New Land Use Definitions 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 (AHandcraft 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"). 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 (AFabric Product Manufacturing@), and industries that transform hides into leather by tanning or curing. Includes: coating, 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 yarn 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 yarn, 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." a41 1 Attachment 5 City of San Luis Obispo-Com...erdal Zoning Revisions Exh.__.A-New Land Use De inidons 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, including: appliances such as stoves/ovens, miscellaneous electrical refrigerators, freezers, machinery, laundry equipment, fans, equipment and supplies such vacuum cleaners, sewing as batteries, X-ray apparatus machines and tubes, electromedical aviation instruments and electrotherapeutic computers,computer components, apparatus, electrical peripherals equipment for internal electrical transmission and combustion engines distribution equipment motors and generators electronic components and optical instruments and lenses accessories, photographic equipment and semiconductors, integrated supplies circuits,related devices pre-recorded magnetic tape electrical welding apparatus radio and television receiving lighting and wiring equipment such equipment such as as lamps and fixtures, wiring television and radio sets, devices,vehicle lighting phonograph records and industrial apparatus surgical, medical and dental industrial controls instruments, equipment, and instruments for supplies measurement, testing, surveying and drafting instruments analysis and control, telephone and telegraph apparatus associated sensors and transformers, switch gear and accessories switchboards watches and clocks 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"). 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 fruit and vegetable canning, breweries preserving, related candy, sugar and confectionery processing products manufacturing grain mill products and catering services separate from by-products stores or restaurants meat,poultry, and seafood coffee roasting canning, curing, dairy products manufacturing byproduct processing fats and oil product manufacturing soft drink production miscellaneous food item preparation from raw products Attachment City of San Luis Obispo-Con....ercial Zoning Revisions Exh..__-A-New Land Use Definitions Does not include: bakeries, which are separately defined; or beer brewing as part of a brew pub,bar or restaurant(see "Bar/Tavem," 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 AManufacturing - Heavy - Pulp and Pulp Product Manufacturing"). 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/outdoor facilities. 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." a-�F� Attachment City of San Luis Obispo-Con.__.crcial Zoninz Revisions Exli.._ ,.A-New Land Use DeftnWons 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 Sales. 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 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. Attachment 5 City of San Luis Obispo-Con....eicial Zoning Revisions Exb.. _A-New Land Use Definitions 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. O. Definitions, "W' 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 of these 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 r Attachment City of San Luis Obispo-Conk...ercial Zoning Revisions Exfi._ _A-New Land Use Defiiddons ` `� 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 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 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 and public relations 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. 8. 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 n .1 . Attachment 5 City of San Luis Obispo-Com.,.ercial Zoning Revisions Exhk...A-New Land Use DefwWons Photographic supplies and cameras Outdoor sales. "Outdoor sales" means the sale of items regularly stored or displayed outside a building, where such items are visible from a public right-or-way or neighboring property. (Ord. 941 - 1 (part), 1982: prior code- 9204.11 (part)) Overlay zone. "Overlay zone" means a zone applied in combination with other zone districts in order to impose additional restrictions or to allow greater variety than is possible with the underlying zone. (Ord. 941 - 1 (part), 1982: prior code - 9204.11 (per)) 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 ASports 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, clothing rental non-sexual) dry cleaning pick-up stores with shoe repair shops limited equipment tailors home electronics and.small appliance tanning salons repair laundromats(self-service laundries) These uses may also include accessory retail sales of products related to the services provided. 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 �-S3 -� Aftach►inent r City of San Luis Obispo-Con....ercial Zoning Revisions Exh.__.A-New Land Use Definitions 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." Private club (or lodge). "Private club" (or "lodge") means a premises accommodating bona fide members and their guests only,for social, cultural or educational activities, and only incidentally used for gatherings of other than the club's members. (Ord. 941 - 1 (part), 1982: prior code- 9204.11 (part)) 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 or to 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 R. Definitions, "R." Recreational vehicle. Any trailer, camper,motor home or other vehicle designed and intended for traveling and recreational purposes. n r City of San Luis Obispo-Con. ercial Zoning Revisions Exh. .A-New Land Use De./fn➢t Jph fi ent 5 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. a^ City of San Luis Obispo-Con._ercial Zoning Revisions Exh. ,A-New Land Use DefAt wch p1ent 5 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. 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. Research and development. "Research and development"means a facility where basic scientific,marketing, or similar types of research are conducted, or where new products or services are designed, or prototypes are produced or tested, excluding retail sales and production-run manufacturing. Rest home. "Rest home" means a residential facility for six or more elderly or infirm persons,all of whom are independently mobile and do not require confinement or regular nursing or medical care on the premises. Rest home differs from a"convalescent hospital" in that it is expected to provide comfort, safety, social participation, and the maintenance of health and activity,but do not provide skilled nursing care for the ill. (Ord. 941 - 1(part), 1982: prior code 9204.11 (part) Ord. 1346(1999 Series) Attachment 5 City of San Luis Obispo-Coi"rercial Zoning Revisions Exh. .A--New Land Use De inidons 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. Riparian Vegetation. "Riparian vegetation" means those herbaceous plants, shrubs, and trees which are naturally associated with stream side environments, and with roots and branches extending in or over a creek channel. (A list of riparian vegetation is available at the Community Development Department.) S. Definitions, "S." School. Public and private educational institutions, including: boarding schools high schools business, secretarial, and vocational military academies schools professional schools (law, community colleges, colleges and medicine, etc.) universities seminaries/religious ministry elementary, middle, and junior high training facilities schools 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 Attachment g City of San Luis Obispo-Con....ercial Zoning Revisions Exh.__-A-New Land Use Definitions 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 tires, 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 car washing, tire 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.". Setback line. "Setback line" means an officially adopted line determining the extent of a future street or other public right-of-way. (Ord. 941 - 1 (part), 1982: prior code - 9204.11 (part)) Shopping center. "Shopping center" means a development consisting of at least five separate establishments with a minimum area of 50,000 square feet, a site with a minimum of 300 feet of frontage and shared common drives and off-street parking. (Ord. 1103 - 1 A(2), 1987: Ord. 1008 - 1, 1984) 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. Specific plan. "Specific plan" means a plan for a designated area within the city, based on the general plan, but containing more detailed regulations and programs as provided in Section 65450 and following of the California Government Code. (Ord. 941 - 1 (part), 1982: prior code - 9204.11 (part)) City of San Luis Obispo-Cou.dercial Zoning Revisions Exh.__.A-New Land Use DeffnhtbAchment 5 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. 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: athletic/sport 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. Street. "Street" means a public right-of-way providing vehicular access to abutting property. (Ord. 941 - 1 (part), 1982: prior code - 9204.11 (part)) Structure. "Structure" means anything assembled or constructed on the ground, or attached to anything with a foundation on the ground. (Ord. 941 - 1 (part), 1982: prior code - 9204.11 (part)) Studio apartment. "Studio apartment" means a one-room dwelling unit with not more than 450 square feet of gross floor area, designed for occupancy by not more than two people. The floor area in a loft is included as part of the gross floor area calculation. (Ord. 1085 - 1 Ex. A(part), 1987: Ord. 941 - 1 (part), 1982: prior code- 9204.11 (part)) 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. �—p cp'!—+ Attachment 5 City of San Luis Obispo-Coi.-air dal Zoning Revisions _ Exh..__.A-New Land Use Definitions T. Definitions, "T." Theater. An indoor facility for public assembly and group entertainment, other than sporting events. Examples of these facilities include: civic theaters, and facilities for "live" theater and concerts movie theaters See also "Public Assembly Facility," and "Sports and Entertainment Assembly." Top of bank. "Top of bank" means the line where the naturally eroded ground slope, or the slope resulting from a creek alteration, flattens to conform with the ground which has not been cut by water flow within the creek channel. If the bank is terraced;the top of bank is the highest step. 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 joint terminal and service facilities overnight mail processing facilities packing, crating, inspection and weighing services postal service bulk mailing distribution centers transportation arrangement services trucking facilities, including,transfer and storage U. Definitions, "U." Use. "Use" means the activity for which land or buildings are designed, occupied or maintained. (Ord. 941 - 1 (part), 1982: prior code 9204.11 (part)) 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. ^ LOv City of San Luis Obispo-Con.__.arcialZoning Revisions Exh.___A-New Land Use D&Wahrnent 5 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 tire recapping establishments. 2. Minor Maintenance/Repair. 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 commercial facilities for the keeping, boarding or maintaining of four or more dogs four months of age or older, or four 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 or volumes, 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"). Attachment City of San Luis Obispo-Co.__.ercial Zoning Revisions ExL A-New Land Use Definitions 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 farm products merchant wholesalers stores primarily selling electrical, plumbing, heating and air conditioning supplies and equipment. Also includes storage, processing, packaging, and shipping facilities for mail order and e-commerce retail establishments. Work/Live Unit. See "Live/Work Unit, Work/Live Unit." Z. Definitions, "Z.' Zone(or district or zone district). "Zone" (or "district" or "zone district") means an area of the city delineated on the official zoning map, designated by name or abbreviation as provided in the regulations codified in this division. (Ord. 941 - 1 (part), 1982: prior code - 9204.11 (part)) Attachment 5 City of San Luis Obispo-Commercial Zoning Revisions Exhibit B-Complete Table 9 TABLE 9-USES ALLOWED BY ZONE :X X: t Speat>ya rise: . . ..... AGRICULTURE Crop production and grazing A A A A D D Greenhouse,commercial PC PC Livestock feed lot PC PC INDUSTRY,MANUFACTURING&PROCESSING,WHOLESALING Fumiture and fixtures manufactudng,cabinet shop D A Industdal research and development PC D I D(1 0) Laboratory-Medical,analytical,research,testing PC A A A A Laundry,dry cleaning plant A A Manufacturing-Heavy PC PC Manufacturing-Light D A A Petroleum product storage and distribution D Photo and film processing lab A A Printing and publishing j j A A A(10) Recycling facilities-Collection and processing facility j D Recycling facilities-Scrap and dismantling yard D Recycling facilities-Small collection facility D D D A Storage yard D A Warehousing,indoor storage A A PC(10) Wholesaling and distribution i A A PC(10) LODGING Bed and breakfast inn D PC PCI A A A Homeless shelter PC PCI PC PCI PCI PC PCI PC PCI PC PC Hostel PCI PC A A A Hotel,motel A A A PC(1 0) Recreational vehicle(R\/)park accessory to hotel,motel 1 7-1 1 1 1 1 1 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 Note: Footnotes affecting spec land uses follow the table. Attachment 5 City of San Luis Obispo-Commercial Zoning Revisions Exhibit B-Complete Table 9 TABLE 9-USES ALLOWED BY ZONE-Continued Pem1 Ruwit. 1e1 ;bY onili9l5�strkE......... SpeaNtcase: 1XI ., tgtA.ttlutaS;: Land Use. ..: AG:;C1bS RT; p2 :.1;;3 .R4 .�F. Cf4 .C•N. C�C::;C�. .Gk ;::C•T GS.:.t41 9#�:: RECREATION,EDUCATION,&PUBLIC ASSEMBLY USES Barltavem I I I I D D D D D D Club,lodge,private meeting hall D D A D AID D D D Commercial recreation facility-Indoor PC 1 D D D D PC !D(10), 17.08.060 Commercial recreation facility-Outdoor PCI PC Educational conferences D D D D 17.08.010.0.8 Fitnessthealth facility D A D D PC A A 'D(10), Golf Course PCI Library.museum PCI D D D D Library,branch facility D D D D Night dub D 1 D D D D D Chapter 5.40 Park,playground D D A A A A D D A A j A Public assembly facility PCI D D D D PC Religious facility PC D D D D A D D D A D(7) D(7) D(7) School-Boarding school,elementary,middle,secondaryl 1 PCI PC School-College,university campus PCI I School-College,university-Satellite classroom facility �I IIS School-Elementary,middle,secondary PCI PCI D D I PCI , j D School-Specialized educatonitraining PC AID AID A A A Special event D D D D D D D D D 17.08.010 Sports and active recreation facility PC PC PCI PC Sports and entertainment assembly facility PCI PC I _ _ Studio-Art,dance,martial arts,music,eta A/D AID A PCT A Theater 1 PC(8)I D D D ,D(10)I Chapter5.40 Theater-Drive-in PC PC RESIDENTIAL USES Boarding/rooming house,domtatory 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 J PC A A D Fraternity,sorority PC PC High occupancy residential use D D Home occupation H H H H H H H H H H H H H H 17.08.090 Livetwork units A A A A 17.06.120 Mixed-use project A A A A A A PC PC 17.08.072 Mobile home as temporary residence at building site A A A A A A A A y Mobile home park _ A A A A Mufti-family dwellings A A A D D D Residential care facilities-6 or fewer residents A A A A A A A A/D AID A/D D Residential care fadlities-7 or more residents AA A A A A D I A/D A/D D Single-family dwellings A A j A(2) A A A D D D Work1live units 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 H=Home Occupation Permit required Note: Footnotes affecting speific land uses follow the table. Attachment 5 City of San Luis Obispo-Commercial Zoning Revisions Exhibit B-Complete Table 9 TABLE 9-USES ALLOWED BY ZONE-Continued .................................................................................... .......................................... ............ ..................................... ......................... ............................... ................... ni .......... I-K 1..'*. 1U-*W'4.j�1i--'-*1- 4W, Ai 1-1 GR', :CST. ———----------- RETAIL SALES Auto and vehicle sales and rental D A PC Auto parts sales,with installation 5) Auto pans 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 17.08.1340 Construction and heavy equipment sales and rental pLD1 I Convenience store D D D A A A A A D D D(10)j 17.08,095 Extended hour retail D D_ D D D D D D Farm supply and feed store PC A A Fuel dealer(propane,etc) D A Furniture,furnishings,and appliance stores A A A A General retail-2,000 sf or less A(3) A A A A General retail-More than 2,000 sf,up to 15,000 sf 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 Groceries,liquor,specialty foods A A A PC Mobile home.RV,and boat sales A PC Office-supporting retail,2,000 sf or less I , A A A A A D(1 0)1 Offloe-supporting retail,More than 2,000,up to 5.000 sf D D A AD(i 0)1 Outdoor temporary and/or seasonal sales See Section 17.08.020 1 17.08.020 Produce stand D D A A A A Restaurant j A A A A j A D D Service station(see also"vehicle services'l D D D D A 17.08.030 Vending machine See Section 17.08.020 17.08.020 Warehouse stores-45,000 sf or less gfa D D D Warehouse stores-more than 45,000 sf gfa PCI PC PC Key: A=Allowed D=Director's approval required PC=Planning Commission approval required AID=Director's approval on ground floor,allowed an second floor or above Note: Footnotes affecting speific land uses follow the table. - U5 Attachment 5 City of San Luis Obispo-Commercial Zoning Revisions Exhibit B-Complete Table 9 TABLE 9-USES ALLOWED BY ZONE-Continued X x ......... ............................. ............ ......... i T . ............ .. ......................... 5p clftcuse ;:u tam RSgnTtaEfoise SERVICES-BUSINESS,FINANCIAL&PROFESSIONAL ATMs A A A A A A A A A Banks and financial services A A A A D(4) D(4) D(10) Business support services A A A/D A i A A A Medical service-Clinic,laboratory,urgent care D D ~D A Medical service-Doctor office A AID A/D j A Medical service-Extended care PC PC D PCI PC D Medical service-Hospital PC PC T Office-Accessory A A A A A A A A Office-Business and service A A AID A D Office-Government D PC A I A I I I P Office-Processing D D D I D(4)1 D(4)1 A I Office-Production and administrative A AID A/D A D(4)1 D(4) A Office-Professional j A AID A/D A D(10)1 Office-Temporary See Section 17.08.010.0 Photographer,photographic studio A A/D A PCI A SERVICES-GENERAL Catering service D D A D A A Cemetery,mausoleum.columbadurn I PC PC PC PC PC PC PC PC PC PC Day care-Day care center D(9), D(g) D(g), D(g) D(9) A j A A AID A D(9) D(9) D(g) D(10) 17.08.100 Day care-Family day care home A j A A A A A A A A A A A 1208.100 Equipment rental A A D(10) Food bank/packaged food distribution center D D Homeless shelter PC PC PC I PC PC PC PC PC 17.01.110 Maintenance service,client site services I A A PC Mortuary,funeral home D D A D Personal services A A A A D A 0(10)' Personal services-Restricted j D D Public safety facilities PC PC(i 0) Public utility facilities PC r- A A 17.08.080 Repair service-Equipment,large appliances,etc. A A D(10)' Social service organization D A A A A D Vehicle services-Repair and maintenance-Major A A D Vehicle services-Repair and maintenance-Minor PCI D A A D Vehicle services-Carwash j D I D PC D D Veterinary clinicthospital,boarding,large animal PC PC D D Veterinary diniethospital,boarding,small animal,indoor D A A/D A A Veterinary rlinic(hospital,boarding,small animal,outdoor D Key: A=Allowed D=Directors approval required PC=Planning Commission approval required Aft)=Director's approval on ground floor,allowed on second floor or above Note: Footnotes affecting speific land uses follow the table. Attachment 5 City of San Luis Obispo-Commercial Zoning Revisions Exhibit B-Complete Table 9 TABLE 9-USES ALLOWED BY ZONE-Continued U Now& .. ........ ....... FV "I TRANSPORTATION&COMMUNICATIONS Airport PC PC PC D Ambulance,taxi,and/or limousine dispatch facility A D D(10) Antennas and telecommunications facilities PC PC PC PC PC PC PC PC D D D 17.16.120 Broadcast studio A AID -A A A A Heliport PC PC PC Parking facility PC(6)�PC(6) PC(6) D(6). D(6) D(6) Parking facility-Multi-level •PC(6),PC(6)1 PC(6)PC(6)i PC(6)PC(6) Parking facility-Temporary PC I D j D D D D D D D 17.08.010 Railroad facilities D A Transit station or terminal PC PC PC D A Transit stop A A A A A A A A Truck or freight terminal A A D Water and wastewater treatment plants and services PCI 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 Note: Footnotes affecting speific land uses follow the table. Attachment 5 Exhibit C—Planned De._.opment Overlay Zone 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. �r LA Attachment 5 Exhibit C—Planned D. . Aopment Overlay Zone 2. Planning permit requirements. Development and 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 shall comply with all applicable 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. a,r Attachment 5 Commercial Zoning Rt..sions Exhibit D-Requiremen� ,or Mixed Use Projects 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. 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. a r10 Attachment 5 Commercial Zoning Rc.,sions Exhibit D-RequiremeiL-..or Mixed Use Projects 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 shall be located on the site in locations that are 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. Commercial Zoning ix.Asions Exhibit D -Requireme,.w for Mixed UsOPAO lent 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. 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: -Dr 1Q Attachment 5 Commercial Zoning kcvisions Exhibit D-Requiremerna for Mhed Use Projects a. Site-specific property development standards are needed to protect all proposed uses of the site, in particular residential uses; or 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. otr93 l Exhibit E—D..Aed Use OverlayAZonehmen( 5 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, or to 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 may be 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 of Section 17.08.072 (Mixed Use Projects). �,� Attachment 5 Commercial Zoning lte.,sions Exhibit F-Live/Worn—nd Work/Live Projects 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 workilive 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 for a 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.). 2. Live/work unit. A live/work 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 h r� Attachment 5 Commercial Zoning.Ko.gsions Exhibit F-Live/Wor,--gnd WorklUve Projects 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 work/live 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 live/work or work/five space shall be 1,000 square feet. No more than 30 percent shall be reserved for living space. All floor 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 work/live units or other uses within the structure. 3. Facilities to accommodate commercial or industrial activities. A live/work or work/live 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 workilive 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. 5. 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 work/live unit shall be provided at least two off- street parking spaces. The review authority may modify this requirement for the use of existing structures with limited parking. Attachment 5 Commercial Zoning Rt.,sions Exhibit F-LivelWor..-.nd Work/Live Projects F. Operating requirements. 1. Occupancy. A live/work 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. 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 andindustrial 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 work/live 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. 5. 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 or industrial uses, or adjacent residentially-zoned areas or uses. G. Changes in use. After approval, a live/work or work/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 or work/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). a--�1�1 Attachment 5 Commercial Zoning Revisions Exhibit F-Live/Worw and WorVL* Projects 2. The establishment of live/work 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 work/live 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. �.� A.ttach,inent EXHIBIT G Zoning Regulations Amendment for Consistency with Airport land Use Plan 17.22.010 Uses allowed by zones. A. Status of Uses. Uses within zones shall be as provided in the-felleWing G Table 9. subject to parts B through G 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 affecting the status of uses, indicated by number in the feAewiag-start Table 9, may be found at the end of the nhart the table. B. 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. C. Principal and Accessory Uses. Listed uses are principal uses. Accessory uses are allowed with principal uses. D. Production and Sales. 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. E. Public School Uses. See also Section 17.36.030 concerning uses which may be established within public schools. F. Prohibition of Drive-through Facilities. Drive-through facilities are not allowed in any zone. G. Airport Land Use.Plan Consistency. Some land subiect to City zoning is also subiect to the Airport. Land Use Plan, which is adopted and amended from time to time by the San Luis Obispo County Airport Land Use Commission. The Airport Land Use Plan establishes additional limitations on uses, which do not apply to City-adopted zones outside the area subiect to the Airport Land Use Plan. Table 9 is to be applied consistently with the Airport Land Use Plan on land subject to that plan Specifically, the following provisions shall apply. 1- Prohibited Uses. No use shall be established which: a. Entails installation, construction, or enlargement of a structure that would constitute an obstruction to air navigation, as defined in the Airport Land Use. Plan except as may be approved by the Airport. Land Use Commission and the Federal Aviation Administration: a rl9 Commercial Zoning Update—ExrioitG Attachment 5 Airport Land Use Plan Consistency Language Page 2 b. Entails a risk of physical injury to operators or occupants of aircraft (such as outdoor laser light shows): c. Causes smoke or vapors, lighting, illumination, or reflective glare, or an electromagnetic disturbance that would interfere with aircraft navigation or communication: d. Attracts birds to the extent of creating a siqnificant hazard of bird strikes (examples are outdoor storage or disposal of food or grain, or large, artificial water features; this provision is not intended to prevent enhancement or protection of existing wetlands or the mitigation of:wetlands.impacts). e. Is not allowed by the noise policies of-the Airport Land Use Plan, subject to modified provisions for the Margarita Specific Plan Area: f. Is not allowed by the Airport Land Use Zones (numbered 1 through 6) and the associated Land Use Matrix, subject to modified provisions for the Margarita Specific.Plan Area: g. Is not allowed by the Airport Safety Areas and associated safety policies, subiect to modified provisions for the Margarita Specific-Plan Area. 2. Conditionally Approvable Uses.. No use listed as "conditionally approvable" by the Airport Land Use Plan's Land Use Matrix shall be established until.the City has referred the proposed use to the Airport. Land Use Commission and_ that commission has rendered a written determination that the use will be consistent with the AirportLand Use Plan. If a use permit is required by Table 9 of the City's Zoning Regulations, the.Airport Land Use Commission's determination must be received by the City before the.City acts on the use permit. If a use listed as "conditionally approvable" by the Airport Land Use Plan is shown as allowed by Table 9, that use shall be subiect to City approval of an administrative use permit following a referral to, and determination by, the Airport Land Use Commission. City approval of the use permit shall incorporate conditions or relevant project description identified by the Airport Land Use Commission in making its determination. The Airport Land Use Commission may determine that a use listed as "conditionally approvable" cannot be made consistent through the incorporation of reasonably available conditions, in which case the use permit shall be denied. 3. Uses not listed in the Airport Land Use Plan. For uses.listed in Table 9 but not in the Airport Land Use Plan, the director shall determine which use listed in the Airport Land Use Plan is most similar and the resultant status of the use. The director may consult with the Airport Land Use Commission in making such determinations. 4. Notwithstanding section 17.22.010G.. above, the provisions of this section are not intended to supercede the provisions of Article 3.5 of the. Public Utilities Code commencing with section 21670. � '9D Commercial Zoning Update—lr,,.:ibit G — Attachment 5 Airport Land Use Plan Consistency Language Page 3 Area Not Subject to Airport Land Use Plan 9 South St Johnson Ave 1a �a Southwood Dr 8 �� S OraH Rd D !os �`edo N m Area Subject to r� Airport Land Use Plan Tank Farm Rd ZcC 1a GA oT � Air ort S o Buckley Rd 4d1 Airport Land Use Planning Area Boundary Attachment 1 t'DYed Yah Cou,na MEETINGAGENDA DATE 1� a3 ITEM # ��a City of San Luis Obispo Proposed Commercial Zoning Revisic April 2003 _ Prepared by: Crawford Multari&Clark Associates a� 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 Appendix A-Complete Table 9........................................................................ ......................57 AppendixB-Cleanup Amendments................................................................................................65 April 2003 Crawford Multari&Clark Associates Page 3 n rC Attachment 1 City of San Luis Obispo-Commercial Zoning Revisions Contents April 2003 Crawford Multari&Clark Associates Page 4 �r Attachment 1 City of San Lois Obispo-Commercial Zonin¢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; • 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 Attachment 1 City of San Luis Obispo-Commercial Zoning Revisions Introduction April 2003 Crawford Multari&Clark Associates Page 6 a�� Attachment 1 City of San Luis Obispo-Commercial Zoning Revisions Revisions to Commercial Zone Descriplians 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 stiking a 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 close to medical facilities and the downtown, convenient to public transportation and related government and business services. R 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. Dedestrian-oriented developments. Neighbwhaad GGIFAMeFdal use 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 examole, shoes, books. etc.). . 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. Ger+kal Downtown Commercial(GG)(CD)zone. 17.42.010-Purpose and application. The GG CD zone is intended to provide for a wide range of retail sales agd sewises.service,and entertainment uses meeting community-wide and regional market demands. It The CD zone is intended to be applied within the CitVs pedestrian-oriented centralb usiness district,where the historical pattern of development limits creates limitations on building form and the availabiNty of ability for individual businesses to provide on-site parking. Ground-floor,street- froMing 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 this area the downtown, and also to accommodate carefully integrated new development, tend to GhaAge. The CD zone is consistent with and imolements the General Retail land use category of the General Plan. April 2003 Crawford Multari&Clark Associates Page 7 C) r 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 seOARg semmuAk wide and Fegional FnaFkels serve-the entire community and the region,as wella s tourists and travelers. map.he 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 p imarily to provide fey 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 will be applied to aFeas designaled!wviGes and FRanufasWAngo on Ne geneFal plan ,The CS 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 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 aspvities,and other manufacturing activities in addition to those permitted in the CS zone,and for limited sales and services p0imaOlythe6e not direGUy Felated that are not oriented primarily to local consumers. WUSIfialm OR the gBFIBFBI plan Fnap,usually The M zone implements and is consistent with the Services and Manufacturing land use category of the GerieralP Ian and is intended to be applied primarily to areas served by,but with limited or no frontage on arterial streets. April 2003 Crawford Muhari&Clark Associates Page 8 �r 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 17.22.0 10 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 pickup 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 TaRe 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/0 aell C Attachment i 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 Specific use Land Use O 1 C-N I C-C I C-0 I C-R I C-T M I BP Regulations AGRICULTURE Crop production and grazing D D INDUSTRY,MANUFACTURING&PROCESSING,WHOLESALING Furniture and fixtures manufacturing,cabinet shop D A Cabinet and carpentry shops D A -- Industrial research and development PC D D(3) Research and development PC D ( _ Laboratory-Medical,analytical,research,testing PC A A A A Laboratories-Medical,analytical,research PC A A A Laundry,dry cleaning plant A A Laundry/dry cleaner-Cleaning plant A(2) A A Petroleum product storage and distribution D Gas distributors-containerized(propane,etc.) D A Manufacturing-Heavy PC PC 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 lab A A Photofinishing,wholesale _i_ I __I D A A Printing and publishing A A A(3) PHnting and publishing _ D—T DI I A A Recycling facilities-Collection and processing facility D Recycling facilities-Scrap and dismantling yard D Auto dismantling,scrap dealers,recycling centers A Recycling facilities-Small collection facility D D D A Storage yard D A Contractor's yards A A Warehousing,indoor storage A A PC(3) Warehousing,mini-storage,moving company A A Wholesaling and distribution A A PC(3) Wholesale and maff order houses PC F A A I 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 AA A PC(3)' — — 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 Door,allowed on second Door 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 c,r 4 Attachment 1 City of San Luis Obispo-Commercial Zoning Revisions Revisions to Table 9 CHANGES TO TABLE 9-USES ALL OWED BY ZO NE-Continued Permit Requirement by Zoning District Specific use Land Use O 1 C-N C-C C-0 C-R C-T C-S M BP Regulations RECREATION,EDUCATION,&PUBLIC ASSEMBLY USES Bar/tavern D D I D D D D Bars,taverns,etc. 1 D D D D D Club,lodge,private meeting hall A D AID D D D Organizations-offices and meeting rooms A D A/D 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,Millard parlors,etc. PC D D D I Skating rinks PC D PC PC Commercial recreation facility-Outdoor I PC Amusement parks,fairgrounds PC Educational conferences D D 17.08.010.C.6 Educational conferences D D I Fitness/health facility D A D D PC A I A D(3) Athletic and health dubs 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 D D Chapter 5.40 Night clubs,etc. I JLD D D PC Park,playground I D A A A Parks A A A i Public assembly facility D D D D PC Public assem*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 i PCA/D I A/D A A A Schools-Business,trade,recreational,etc. PC A A(2) School-Elementary,middle,secondary D Schools-Efemantary,junior high,high,etc. D School-Specialized education/training PC AID AID AI A A Schools-Business,bade,recreational,etc. PC AID A A A(2) Special event D 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 ! Shimming pools(public) PC PC PC Sports and entertainment assembly facility I PC Stadiums PC PC Studio-Art,dance,martial arts,music,etc. AID AID A PC A Photographic studios A A PC A Theater D D D D(3) Chapter 5.40 Theater PC(2) D D I _ Theater-Drive-in PC PC Drive-in theater PC I PC Key: A=Allowed D=Directors approval required PC=Planning Commission approval required AID=Directors approval on ground floor,allowed on second floor or above April 2003 Page 12 ar - Attachment f 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 Spedite use Land Use O t C-N I C-C I C-0C-R C-T C-S M BP Regulations RESIDENTIAL USES Boarding/rooming house,dorrnatory D D Chapter 17_.20 _ Boarding/rooming houses,dormatories D D I _ Caretaker quarters A A A A A A A A D Caretakers quarters A A A A j A A A Convents and monasteries j D Convents and monasteries D Home occupation A A A A A A A A 17.08.090 Home business A A A A A A j A Uvefwork units A A I A I D 17.08.120 Mixed-use project A A A A A A PC PC 17.08.072 Dwellings A(2) AID AID 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 j — Dwellings A(2) AID A/D Residential care facilities-6 or fewer residents A j A/D AID AID D Residential care facilities-7 or more residents D AID AID D _ Residential care faculties(state licensed) A AID AID AID D _ Single-family dwellings D D j D Dwellings A(2) AM AM A/D D _ Work/live units 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 r li 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't C-N I C-C I C D C-R C-T CS I M BP Regulations RETAIL SALES Auto and vehicle sales and rental D A PC Autos,trucks,motorcycles,RVs D A PC Retail sales and repair of bicycles A A A A Traller rental D A I PC Auto parts sales,with installation D A A Auto sound system installation D D A A Retail sales-auto parts and accessories,w/T&B I I iA A Auto parts sales,without installation A D A A A Retail sales-auto parts and accessories,not T&B D D A A PC Building and landscape materials sales,indoor A A A A A Retail sales-indoor sales of building materials A A A A i A Building and landscape materials sales,outoor D D A A A Retail sales-outdoor sales of building materials D D A A A Concurrent sales of alcoholic beverates and motor fuel D D D D 17.08.040 Concurrent sales of alcoholic beverages&motor fuel _ D D D D Construction and heavy equipment sales and rental I _ D _ D Convenience store A A A A 1 A ~D D D(3) 17.08.095 Retail sales-Convenience stores D A A A A A i A Retail sales-Neighborhood grocery I D I A A D Extended hour retail _ i D D D D D D D D Farm supply and feed store PC A A Feed stores and farm supply sales PC A A Fuel dealer(propane,etc) D A Gas distributors-containeraed(propane,etc.) D A Furniture,furnishings,and appliance stores A ! A A A Retail sales-appliances,furniture&furnishings A A 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 j D D A A I 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 DSL A A General retail-More than 60,000 sf,up to 140,000 sf PC PC PC Florists A A A I _ Photofinishing-Retail A A A PC A Retail sales and repair of bicycles A A A A Retail sales-general merchandise-15,000 sf or less A A A Retail sales-general merchandise-15,001 to 60,000 sf PC A A __— Retail sales-general merchandise-more than 60,000 sf PC D Retail sales and rental-specialties(shoes,clothing,etc) A A A Retail Sales uses continue on the next page Key: A=Allowed D=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. (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 q p2rG Attachment 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 Specs is use Land Use O 1 C-N C-C C-0 C-R C-T C-5 M 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,alraaft,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 Christmas"a sales See Section 17.08.020 Temporary sales D D I D I D I D D Produce stand A A I A A Produce stand A A A A Restaurant A A A A AD D Restaurants,sandwich shops take-out food,etc. A A A A 1 D D Service station(see also-vehicle services") D D D D A 17.08.030 Service stations D D D A I A Vending machine See Section 17.08.020 Vending machines See Section 17.08.020 Warehouse stores-45.000 sf or less gfa D i D D Retail sales-warehouse stores-45,000 sf or less I PC I 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 PC I 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. 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 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 Spectfie use Land Use 10 1) C-N I C-C43 C-R C-T' CS M BP Regulations SERVICES-BUSINESS,FINANCIAL&PROFESSIONAL ATMs A A I 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 D I D Credit unions and finance companies A A A Business support services A A AID A ! A A A Delivery service D A A I A Photocopy services;quick printers A A A/D A A A Photofinishing-Wholesale;blueprinting,microfilm D A A Medical service-Clinic,laboratory,urgent cam D D D A Offices-Professional A ,W A (2) (2) Medical service-Doctor office A AID - AID A Offices-Professional A A/D A (2) I (2) Medical service-Extended care I 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 ! AID A D Employment agencies A A A Insurance services-Local ! A A/D A Social services and charitable agencies A D A A TicketRravel agencies A A A A D D TWO companies A A A Lffftq companies-Customer account services A A D Utifdy companies-Payment drop points A A A A Office-Government PC A T A P Government agency offices and meeting rooms PC D D Post offices,postal services-less than 2000 sf A A A A I Post offices,postal services-2000 sf or more I A A A. Office-Processing D D D D D A Computer services A A/D A A D Credit reporting and collection A A/D A A Insurance services-Regional office AID A _— Research and development-services,software,etc. A A/D A A A Office-Production and administrative A AID AID A D D A _ Advefdsbv and related services A A/D A A D Offices-Engineering A AID A A (2) _ Offices-Professional A A/D A (2) (2) Utility companies-engineering and admin offices A AID 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 AID=Director's approval on ground floor,allowed on second floor or above Apri12003 Page 16 arl Attachment 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 Speclflc use Land Use 10 1 C-N I C-C I C-D I C-R I C-T [ C-S I M I BIP I Regulations SERVICES-BUSINESS,FINANCIAL&PROFESSIONAL-Continued Office-Professional A AM AID A D(3) Detective and security services A A/D A A D Offices-Contractor A VD A A j A Offices-Professional j A AID A j (2) Secretenal services A A/D A D Office-Temporary See Section 17.08.010.0 Mobile home as construction office See Section 17.08.010.C Photographer,photographic studio A AID A PC A Photographic studios A A A ! PC A SERVICES-GENERAL Catering service D D A D A A Catering services D D A D A A Cemetery,mausoleum,columbarium j PC PC PC PC Cemeteries,mausoleums,columbariums PC PC PC PC PC Day care-Day care center A A A AID A D D D D(3) 17.08.100 Day pre-Day care center A A Al A D D D Day care-Family day pre home A A A A A A 17.08.100 Day care-Family day care homes A A A A A Equipment rental A A D(3) Equipment rental A I A — Trailerrental 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 1 17.01.110 Homeless shelter PC PC PC PC PC PC PC 17.01.110 Maintenance service,client site services A A PC Building and landscape maintenance services MD A A A Exterminators and fumigators A A Water treatment services A I A Mortuary,funeral home j D l A D Mortuaries D A Services continue on the next page Key: A=Allowed D=Directors 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. (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-a 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 O 1 C-N I C-C C-D C-R C T I C-S I M I gp Regulations SERVICES-GENERAL Personal sery cesA A A A D A D(3) Barbers,hairstylists,manicurists,toning centers A A A D D Laundry/dry cleaner-Pickup point A Laundry/dry cleaner-Self-service A A A D A Repair services-Small appliances,shoes,etc. A A A I A A Personal services-Restricted D D Fortunetellers PC D D D Hot tubs I PC PC PC D PC I PC Tattoo pariors D D Public safety facilities PC(3)' i Police and fire stations and training facditles Public utility facilities A A I 17.08.080 Government agency corporation yards A I A Utilfly companies-Corporation yards A A Repair service-Equipment,large appliances,etc. A I A j D(3) Repair services-Large appliances;electrical equip. D A I 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 A Trre recapping A A Vehicle services-Repair and maintenance-MinorPC D j A A D Auto repair and related services PC D A A Service stations D D D A I A Vehicle services-Carwash D D j PC D D Cerwash-mechanical PC PC D D I Carwash-seB-service D D 1 PC A A Veterinary dinicsthospitals,boarding,large animals D I D Veterinarians,boarding&grooming-Large animals D D Veterinary clinics/hospitals,boarding,small animals,indoor I D A I AID A A Veterinarians,boarding 8 grooming-Small animals D D A70 A D Veterinary dinics/hospitals,boarding,small animals,outdoor' D Veterinarians,boarding 8 grooming-Small animals 1 D D A/D A D Key: A=Allowed D=Directors 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. (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 ar r (� 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 DistrictSpectflc use Land Use O 1 C-N C-C C-0 C_ft C-T C-S M Bp 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 ��_� A A 1 Antennas and telecommunications facilities PC PC PC PC ! PC D D D 17.16.120 Antennas D D i Broadcast studio A AID A A A A — Broadcast studios A A/D A A I 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 17.08.010 Temporary parking lots Railroad facilities D A Railroad yards,staBons,crew facilities _ D A Transit station or terminal PC PC D A Bus stations D i A Transit stop_ _ _._._ ___ _ „ -A A A A A A A A Truck or freight terminal A A D Fruckinoexi 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 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 19 A r-1 Attachment 1 i i City of San Luis Obispo-Commercial Zoning Revisions Revisions to Table 9 Apri12003 Page 20 JM �G Attachment 1 City of San Luis Obispo-Commercial Zoning:Revisions New Land Use Definitions 3. NEW LAND USE DEFINITIONS This section provides a 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 stored between calls, which is instead included under the definition of"Office-Production or Administration AntennalTelecommunications 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/accessories separate from a vehicle dealership(see"Auto Parts Sales");mobile home,recreational vehicle,or watercraft sales(see"Mobile Home,RV and Boat Sales');fire recapping establishments(see"Vehicle Services"); businesses dealing exclusively in used parts,(see"Recycling-Scrap and Dismantling Yards");or"Service 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 Oth financial institution personnel. These machines may be located at or within banks,or in other locations.. April 2003 Crawford Multari&Clark Associates Page 2/ Jn C.� r� Hr[achment 1 r Cid of San Luis Obispo-Commercial Zoning Revisions New Land Use Definitions B. Definitions,"B" Banks and Financial Services. Financial institutions including: banks and trust companies other investment companies credit unions securitieslcommodity,contract brokers holding(but not primarily operating)companies and dealers home loan services security and commodity exchanges lending and thrift institutions vehide finance(equity)leasing agencies mortgage brokers See also,"Automated Teller Machine,"above. Barfravem. A business where alcoholic beverages are sold for on-site consumption,which are not part of a larger restaurant. Includes bars,taverns,puts,and similar establishments where any foodservice 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 ovemight lodging,with a common eating area for guests. Does not include room rental,which is separately defined(see"Boarding/Rooming House"). Boarding/Rooming 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(rental,r epair) copying and quids printing services film processing and photofinishing(retail) mailing and mail box services outdoor advertising services prolective services(other than office related) security systems services April 2003 Crawford Multari&Clark Associates Page 22 q _Ir� t� Attachment 1 City of San Luis Obispo-Commercial Zoning;Revisions New Land Use Dela+itions 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 columbariurn 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 promotionr 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 rooms 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 parks 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 farming 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 a^ � Attachment 1 City of San Luis Obispo-Commercial Zoning Revisions New Land Use Dejmftions D. Defiinitions,'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 pre 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 pre,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 day care 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 pre 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 14 art Attachment 1 City of San Luis Obispo-Commercial Zoning Revisions New Land Use Defmitions 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 artist'supplies jewelry auction rooms luggage and leather goods bicycles(also included under Auto&Vehicle Sales) musical instrument,part 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 florist and houseplant stores(indoor sales only--outdoor sales are "Building and Landscape Materials Sales/ Golf 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. April 2003 Crawford Multari&Clark Associates Page 15 a�� Attachment 1 City of San Luis Obispo-Commercial Zoning Revisions New Land Use Defuutions I. Definitions,*L" Industrial Research and Development(RO). 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 for testing,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 gifl/book 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 live/work and Work/live units is that the lvork"component of a live/work unit is secondary to its residential use,and may include only commercial activities and pursuits that are compatible with the character of 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' April 2003 Crawford Multari&Clark Associates Page 26 r Attachment 1 City of San Luis Obispo-Commercial Zoning Revisions New Land Use Defthawns 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;or to 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 part of retail trade. 2. Concrete,Gypsum,and Plaster Product ManufacWring. 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-ma 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 turning 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"). April 2003 Crawford Multari&Clark Associates Page 27 a �3� Attachment 1 I City of San Luis Obispo-Commercial Zoning Revisions New Land Use Defaritions 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: bladamith and welding shops plating,stripping,and coating shops sheet metal shops machine strops 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 Products'). 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 Distributionj. 10. Plastics, other Synthetics,and Rubber Product Manufacturing. The manufacture of rubber products including: fires, 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 fires;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 fires('Vehicle Services-Major Repair/Body Workj. 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 Manufachning"). 14. Structural Clay and Pottery Product Manufacturing. An establishment that produces brick and structural day products, including pipe, china plumbing fixtures,vitreous china articles,and/or fine earthenware and porcelain products. Does not include arfisUcraftsman uses (see "Handcraft Industries and Small Scale Manufacturing,""Home Occupations"). April 2003 Crawford Multari&Clark Associates Page 28 Attachment 1 City of San Luis Obispo Commercial Zoning Revisions New Land Use Defatiu7 outs 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 tubes, eleclromedical 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 deUnapparatus pre-recorded magnetic tape fighting 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"). April 2003 Crawford Multari&Clark Associates Page 29 n n �� Attachment 1 City of San Luis Obispo-Commercial Zoning Revisions New Land Use Definitions 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 fruit 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 manufacturing 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"). April 2003 Crawford Multari&Clark Associates Page 30 a r�, Attachment 1 City of San Luis Obispo-Commercial Zoning Revisions New Land Use Delmitians 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/outdoor facilities. 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 sic or more licensed practitioners and/or medical specialties out-patient pre facilites urgent pre 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 facilites; 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 Sales. 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 31 Attachment 1 City of San Lois Obispo-Commercial Zoning Revisions New Land Use De/inirfons include: duplexes, triplexes, fourplexes (buildings under one ownership with two, three or four dwelling units, respectively,in the same stricture);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,ON." 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. Accessary. 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 I'dtie 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 foradministrative purposes,and/oroccupied by a business engaged in the production of intellectual property. Examples of these uses include: advertising agencies,public relations commercial an and design services construction contractors(office facilities only) design services including architecture,engineering,landscape architecture,urban planning educational,sclentific and research organizations media postproduction services news services photography studios utility company administrative offices writers and artists offices April 2003 Crawford Multari&Clark Associates Page 32 Attachment 1 City of Sao Luis Obispo-Commercial Zoning Revisions New Land Use Deftnitw s 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. 8. 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. Apri12003 Crawford Multari&Clark Associates Page 33 r 7 I , Attachment 1 City of San Luis Obispo-Commercial Zoning Revisions New Land Use Defwidons 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 semipublic 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 incameration facilities. Public Utility Facility. Fixed-base structures and facilities serving as junction points for transferring electric utility services from one transmission voltage to anotherorto local distribution and service voltages,and similarfatilities 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. elecbial substations and switching stations natural gas regulating and distribution facilities public water system wells,treatment plants and storage telephone switching fact ities wastewater treatment plants,settling ponds and disposal gelds April 2003 Crawford Multari&Clark Associates Page 34 a �� Attachment 1 City of San Luis Obispo-Commercial Zoning Revisions New Land Use Delatitions 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) 16osk-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,briquetfing,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 Utter 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 forth, 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. April 2003 Crawford Multari&Clark Associates Page 35 a �� Attachment 1 City of San Luis Obispo-Commercial Zoning Revisions New Land Use Dgfpt B 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 I iving 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 consu mption. 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 coffeehouses,donut shops,delicatessens,etc. Does not include restaurants with drive-through ordering or service. April 2003 Crawford Multari&Clark Associates Page 36 q — O� Attachment 1 City of San Luis Obispo.-Commercial Zoning Revisions New Land UseDeJdeiNans 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 seminarieslrel'igious ministry training facilities establishments providing courses by mail Also includes specialized schools offering instruction in the following: all 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 car washing,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. April 2003 Crawford Multari&Clark Associates Page 37 a� Attachment 1 City of San Luis Obispo-Commercial Zoning Revisions New Land Use Definhions 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: alhleticisport fields(e.g..baseball,football,softball,soccer) health and athletic dub 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: defivery and courier services freight(awarding services freight terminal facilities joint terminal and service facilities overnight mail processing facilities padding,crating,inspection and weighing services postal service bulk mailing distribution centers transportation arrangement services truddng facifities,including transfer and storage U. Definitions,"U." April 2003 Crawford Multari&Clark Associates Page 38 a � Attachment 1 City of San Lois Obispo-Commercial Zoning Revisions Revisions to PD Requimments for Offices 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,N." 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 paintingservices;and also include tire recapping establishments. 2. Minor Maintenance/Repair. 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 SaleslRental"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 commercialf acilities 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 primarily selling electrical,plumbing,heating and air conditioning supplies and equipment Also includes storage,processing, packaging,and shipping facilities for mail order and e-commerce retail establishments. April 2003 Crawford Multari&Clark Associates Page 39 r �1 Attachment 1 City of San Luis Obispo-Commercial Zoning;Revisions Revisions to PD Requirements for Offices Work/Uve Unit. See"LiveMork Unit,WorklLive Unit." April 2003 Crawford Multari&Clark Associates Page 40 a- Attachment 1 City of San Luis Obispo-Commercial Zoning Revisions Revisions to PD Requirements for Offices 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 dients 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 anew entry for the C-C zone: 6-6 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 C10S,PF,C-C,C-D,C-k C-T,CS,and M Zones G-G CC-D As provided in zone ofa djacentl of C-C As provided in zone of adjacent lot' April 2003 Crawford Multari&Clark Associates Page 41 -- Attachment 1 City of San Luis Obispo-Commercial Zoning Revisions Revisions to PD Requirements for Offices April 2003 Crawford Multari&Clark Associates Page 42 Y Attachment 1 City of San Luis Obispo-Commercial Zoning Revisions Revaions to PD Requirements for Ojj�ces 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 .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 17.50.0303). 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 April 2003 Crawford Multari&Clark Associates Page 43 a��k' Attachment 1 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:. I. 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. April 2003 Crawford Multari&Clark Associates Page 44 a �� Attachment 1 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 shalic 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. April.2003 Crawford Multari&Clark Associates Page 45 CJ� V Attachment 1 City of San Luis Obispo-Commercial Zoning Revisions Revisions to PD Requirements for OJJues 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,ora 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 terms 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 8. 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 or to the general welfare of the City. AprH 2003 Crawford Multari&Clark Associates Page 46 a�s Attachment 1 City of San Luis Obispo-Commercial Zoning Revisions Revisions to Requiremena 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 17.22.0 10 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 17.22.0 10 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. t. The design shall provide for internal compatibility between the different uses. 2. Potential noise,odors,glans,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. April 2003 Crawford Multari&Clark Associates Page 47 a-�10 Attachment 1 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. April 2003 Crawford Multari&Clark Associates Page 48 Attachment 1 City of San Luis Obispo-Commercial Zoning;Revisions Revisions to Regnfrementslor 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 mined 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 heeded 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. April 2003 Crawford Multari&Clark Associates Page 49 n Attachment 1 City of San Luis Obispo-Commercial Zoning Revisions_ Revisions to Requirements for Mixed 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,or to 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 may be 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 ate 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 orthe 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 ection 17.08.072(Mixed Use Projects). April 2003 Crawford Multari&Clark Associates Page 50 a ,s-i i Attachment 1 City of San Luis Obispo-.Commercial Zoning Revisions Lfve/Work and Wor"ive 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,WoddUve 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-LiveMork and WorklLive Units A. Purpose. This Section provides standards for the development of new live/work and workilive 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 livelwork 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 workllive 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 fora Use Permit application by these Zoning regulations,a Use.Permit application for a livelwork 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 worknive 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 5/ a-�' Attachment 1 City of San Luis Obispo-Commercial,Zoning Revisions Live/Work and Work/Live Projects 2 Livelwork unit A live/work 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 livelwork 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. Livelwork and work/live units shall comply with the maximum density requirements of the applicable zoning district,except that livetwork 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 live/work 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 dearly separate from other live/work or work/live units or other uses within the structure. 3. Facilities to accommodate commercial or Industrial activities. A livetwork or work/live 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 livetwork 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 Irving space subject to compliance with the other provisions of this Section,and living and working space may be separated by interior oouryards 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 livetwork or work/live shall meet all applicable requirements for those uses,and proper occupancy separations shall be provided between the livelwork or work/live units and other occupancies,as determined by the Chief Building Official. 6. Parking. Each livetwork or workAive 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 live/work 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 51 Attachment 1 City of San Luis Obispo-Commercial Zoning Revisions Live/Work and Work/Lbve Projects 2. Sale or rental of portions of unit. No portion of a livetwork orworknive 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 worknive 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 work/live 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 livelwork or work/live unit shall comply with all applicable Building Code requirements. 5. 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 or 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 or work/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 livetwork 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 work/live 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. Apri12003 Crawford Multari&Clark Associates Page 53 a 's Attachment 1 City of San Luis Obispo-Commercial Zoning Revisions Live/Work and Work/Live Projects April 2003 Crawford Multari&Clark Associates Page 54 - Attachment 1 City of San Luis Obispo-Commercial Zoning Revisions Revisions to Land Use Element Policies 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,or the 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 and hardwam stores. Neighborhood commercial Gentem uses should be available within about one mile of all residences. These senteFs uses should be located on sites not exceedin�c about eight four acres,unless the neighborhood to be served includes significant amount of high density residential development. Small-scale specialty stores may be located in areas designated for neighborhood commercial senteFs uses as long as they will not be a major citywide attraction or displace more general,convenience uses. 3.2.2 New or Expanded Genters Areas of Neighborhood Commercial Use New or expanded areas of neighborhood commercial senteFs 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-odented,and architecturally compatible with the adjacent neighborhoods being served. Pedestrian-oriented features of project design should include: 1. Off-street parking areas located to the side or rear of buildings rather than between buildings andthe street. E-2. PnWde Landscaped areas with public seating;and €3. Wmgde Indoor or outdoor space for public use,designed to provide a focus for some neighborhood activities. April 2003 Crawford Multari&Clark Associates Page 55 Aeu 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 detractfrom 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 orooeRv lines as well as Procedures for exceptions to such standards in special circumstances. Architectural review will determine a imiect's realized building intensity,to reflect the existing or desired architectural character in the surrounding area. Dwellings may be provided in Community Commerciald isb icts only as part of mixed use projects,where their density shall not exceed 35 dwelling units per acre So long as the floor area ratio is not exceeded the maximum residential density maybe 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 covemme nt 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 aoPropriate,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, 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 government services may be located in areas that.are-away from the downtown, and designated Community Commercial Appropriate Woes 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 17.22.0 10 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 J - - oq 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 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 Closi R1 R2 RS R4 PF O(1) C-N I C-C I CA GR C-T I CS M BP Regulations AGRICULTURE Crop production and grazing A A 1 A A D D Greenhouse,commercial -- __ — PC PCI - Livestock feed lot PC PC INDUSTRY,MANUFACTURING&PROCESSING,WHOLESALING Furniture and fixtures manufacturing,cabinet shop T D A Industrial research and development PC 0 D(10) Laboratory-Medical,analytical,research.testing --+PC — -- A A i A A Laundry,dry cleaning plant __ A A I Manufacturing-Heavy PC PC_ _I Manufacturing-Light _ _ __ __ D A A Petroleum product storage and distribution T— D Photo and film processing lab _ _ - T__._ _ _ __ _ _ _ A A Printing and publishing __ - _ A A All 0) Recycling facilities-Collection and processing facility - ! _` _ ! D Recycling facilities-Scrap and dismantling yard 0 —r � Recycling facilities-Small collection facility 0 1 1 0 1 D A I Storage yard —— - D A Warehousing,indoor storage A A �PC(110) Wholesaling and distribution A A PC(10) LODGING Bed and breakfast inn 0 PCI PCI _ A A A Homeless shelter _ — PC j PC PC PC�PC PC PC _ PC PC PC PC Hostel PCI PC , A A A . Hotel,motel — - -- A A A PC(10) Recreational vehicle(RV)park accessory to hotel,motel I_ �' 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 Note: Footnotes affecting speific land uses follow the table. April 2003 Page 58 4, Attachment 1 City of San Luis Obispo-Commercial Zoning Revisions Appendix A-Complete Table 9 TABLE 9-USES ALLOWED BY ZONE-Continued Penna Requirement by Zoning District Specific use Land Use I AG I C/OS R1 I R2 I R3 I R4 I PF 1 O(1)1 C-N I C-C I C-0 I C-R I C-T I CS M BP Regulations RECREATION,EDUCATION,&PUBLIC ASSEMBLY USES Bar/tavern I_ j D D D D D D Club,lodge,private meeting hall �• 1 j D D A D AID D D D Commercial recreation facility-Indoor PC D D D D PC D(10) 17.08.060 Commercial recreation facility-Outdoor — i _ — -PC __ _ PC Educational conferences _ _D D I D D ^ 17.08.010.C.6 FitnessRlealN facility D A D D �PC A A~D(10) Library.museum - -- PC -- - D D. . 0. . D _-Library,branch branch facility T- ~ D D D D ~- NIgM dub D D D D D I D Chapter 5.40 Park,playground---� —�-- - D _D A A A A D D A A A Public assembly facility _ _ PC D D D D PC Religious facility Y-- PC— D D D D A D D D A D(7) D(7) D(7) School-Boarding school,elementary,middle,secondary, PC PC School-College,university -Campus T PC School-College,university_Satellite classroom facility _- _ PC AID AID A A A School-Elementary,middle,secondary PC PC D D ! PC _ i D School-Specialized educationnraining PC AID AID A A A _ Special event _- _--'---- D D D D D D D D D 17.08.010 Sports and active recreation facility PC PC PC j PC Sports and entertainment assembly facility --��_ 1 - . _ PC PC Studio-Art,dance,martial arts,music,eta -- _ T_ _ _ _. AID AID A PC A Theater 1 PC(8)1 D D D D00); Chapter 5.40 Theater-Drive-in PCI PC RESIDENTIAL USES Boarding/rooming house,dormatory _ PC D D D Chapter 17.20 Caretaker quarters j A A A A A A A A A A A A A A A D Convents and monasteries - PC _A A __ �.D �— Fraternity,sorority J PC PC High occupancy residential us_e_ _____ D _D _ _ _ J_ Home occupation H H H I H H H H H H r H H H H H 17.08.090 Uvehvork units -- _ -- -.. -- ;_�_- j _ A A A A 17.08.120 Mixed-use prof _ -- 1 A A A A A T A PC PC i 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 1i A A A D D D�. Residential care facilities-6 or fewer residents A A A A A A j A AID 1 AID AID D Residential care facilities-7 or more residents A A j A A A _ A _ D AID AID D Single-family dwellings - - -- A A A(2) A A A D Dj D Work/live units D D 17.08.120 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 H=Home Occupation Permit required Nato: Footnotes affecting spelfic land uses follow the table. April 2003 Page I59 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 Specific use Land Use I AG I C 0S R1 I R2 I R3 I R4 I PF 1 O(1)1 C-N I C-C C-0 I C-R C-7 CS M Sp Regulations RETAIL SALES Auto and vehicle sales and rental I I D i A PC Auto parts sales,with installation __ _ _ D(5) A A Auto parts sales,without installation -- _— �A I D I A A A Building and landscape materials sales,indoor - -- A A A A A _-- Building and landscape materials sales,outoor - _ D I D I A A A Concurrent sales of alcoholic beverates and motor fuel �I D D I D D j 17.08.040 Construction and heavy equipment sales and rental T- D D Convenience store D D D A I A A A A D j D D(10) 17.08.095 Extended hour retail D D D D D D D D Farm supply and feed store --__ _ PC A A Fuel dealer(propane,etc) _ _ D A Furniture,furnishings,and appliance stores — -T —I — A A-A A General retail-2,000 sf or less - A(3) A A A A General retail-More than 2,000 sf,up to 15,000 sf I i I J--�I , D(3)I D A I A I General retail-More than 15,000 sf,up to 45,000 sf D A A 0 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 j PCI PC Groceries,liquor,specialty foods A A A PC Mobile home,RV,and boat sales _ T _ A PC Office-supporting retail,2,000 sf or less ATA A I A A - I D(10)I -_ Office-supporting retail,More than 2.000.up to 5.000 sf — _. �- D r D A I A Outdoor temporary and/or seasonal sales See Section 17.08.020 _ 17.08.020 Produce stand D D — - A A A A Restaurant A A A A A D D Service station(see also'vehicle services') D D D D A 17.08.030 Vending machine -,_ See Section 17.08.020 17.08.020 Warehouse stores-45.000 sf or less gfa_--- -_ _ D D D Warehouse stores-more than 45,000 sf gfa PC PCI 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 Note: Footnotes affecting speRc land uses follow the table. April 2003 Page 60 A,LP 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 Specific use Land Use I AG CIOS R1 I R2 I R3 I R4 I PF 1 O(t) C-N I C-C I C-0 I Cit I C-T I CS I M BP Regulations SERVICES-BUSINESS,FINANCIAL&PROFESSIONAL ATMs - I_�_ A A A A A A A _pA_p'�__. _ Banks and financial services A A A _A D(4) D(4) D(10)__ Business support services A A j AID A A A A Medal service-Clinic,laboratory,urgent ore ----� _--_ - D D D A?-- -- �- _ Medical service-Doctor office __ -_ A AID AID A Medical service-Extended care PC PC D PC PC D Medical service•Hospital PC PC Office-Accessory A A A A j A A A A Office•Business and service A j A AID A j D Office-Government j D PC A A P Office-Processing D D D D(4),D(4). A Office-Production and administrative A AID AID A D(4)1 D(4) A ;— Office-ProfessionalA AID AID A ID(10)I Office-Temporary _ See Section 17.08.010.0 Photographer,photographic studio A AID A PC A SERVICES-GENERAL Catering service D D A D A A Cemetery,mausoleum,columbarium PC PC PC PC PC PC PC PCI PC PC Day rare-Day pre center D(9)1 D(9) 0(9) D(9) D(9) A A A A/D A D(9);D(9) D(9) D(10), 17.08.100 Day pre-Family day pre home A A _A A A A _A A A A A A 17.08.100 Equipment rental -- _ _ -_ _-_ _ _ A A ',D(10)I Food bank/packaged food distribution center p_T ------ -- -- --- -----�-- - --T-+-- Homeless shatter PC PC PC PC PC PC PC PC 17.01.110 Maintenance service,client site services A A PC Mortuary,funeral home j D D 1 A --��D Personal services A A A A l D_I�A j _,.D(10)y-_ Personal services-Restrictedt._ D --j D -L Public safety facilities PC PC(10) Public utility facilities _ _ PC - - _ _ AA- -A - _' 17.08.080 Repair service-Equipment,large appliances,eta — --Ti -- - -� T A j A ;D(10)j Social service organization D A A A I A D r Vehicle services-Repair and maintenance-Major _ A T A D Vehicle services-Repair and maintenance-Minor __ PCI D 1 A A D j Vehicle services-Carwash j D j _ D PC D j D _ 1_ Veterinary aliniclhespital,boarding,large animal PC PC _ j j D D _ L Veterinary dinidhospital,boarding,small animal,indoor D A AID A j q Veterinary diniclhospital,boarding,small animal,outdoor+ D 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 speific land uses follow the table. April 2003 Page 61 a�c� 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 Specific use Land Use AG CIOS R7 R2 R3 R4 PF O(1) C-N CC C-0 C-R OT CS M BP Regulations TRANSPORTATION&COMMUNICATIONS Airport ---- _ PC -- f PC PC D -- - Ambulance,taxi,and/or limousine dispatch facility __ __ __ A D D(10) Antennas and telecommunications facilities_ PC PC _ _ PC PC PC PC PC PC D D D 17.16.120 Broadcast studio — A A/D- A _ A A A - Heliport -- _ _ _ _` PC -- -- - PC PC — Parking facility __ _ _ _ PC(6)PC(6)� PC(6),. D(6) 0(6), D(6) Parking facility-Multi-level- _ t PC(6),PC(6), PC(6)..PC(6) PC(6)_PC(6) Parking facility-Temporary PC D D D _ D D D D D - 17.08.010 Railroad facilities - _-- D A -- Transit station or terminal_ —_ _ PC PC PC _ D A Transit stop —__ _ __ A _ A A A _ A A A A _ Truck or freight terminal _ A A D Water and wastewater treatment plants and services PC PC Key: A=Allowed D=Directcr's approval required PC=Planning Commission approval required AID=Director's approval on ground Boor,allowed on second Boor or above Note: Footnotes affecting speific land uses follow the table. April 2003 Page 62 a �` Attachment 1 City of San Luis Obispo-Commercial Zoning Revisions Appendix A-Complete.Table 9 Notes to Table 9: 1. O zone-All uses. AUse 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-I 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 or access 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 ofprivacy,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. 5. 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 a Use Permitby _ 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 a��q 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 ��rI 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 subject to the review of the San Luis Obispo County Airport Land Use Commission may include a requirement that the density of the project 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 noncorgfonning single-family dwelling may be continued without limitation by this Secfion,and'rf involuntarily damaged or destroyed,may be reconstructed or replaced with a new structure with the same footprint and height,in compliance with current Califomia 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. Umitations 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 proiect site is in a predominantly non-residential area.. April 2003 Crawford Multari&Clark Associates. Page 65 a,r � Attachment 1 City of San Luis Obispo-Commercial Zoning Revisions Appendix B-Cleanup Amendments April 2003 Crawford Multari&Clark Associates Page 66 Attachment t City of San Luis Obispo-Commercial Zoning Revisions Appendix C-Revised Parking Table TABLE 6-PARKING REQUIREMENTS BY USE Typo of Use' Nun+benpFc)fES#r�et3�ark� Spit sR0 AGRICULTURE Crop production and grazing No requirement Greenhouse,commercial No requirement Livestock feed lot �As 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 Leaning 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 tab 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 Recyclingfacilities-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 Warehousing,indoor storage One space per 300 square feet office area plus one space per 1,500 square feet indoor storage area Wholesaling and distribution One space per 300 square feet office area plus one space per 1,000 square feet indoor saleststorage area,plus one space per 2,000 square feet outdoor sales area LODGING Bed and breakfast inn One per room or group of rooms to be occupied as a suite,plus one for resident manager's 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 rooms to be occupied as a suite,plus one for resident manager's quarters,plus eafinghassembly area requirements Recreational vehicle(RV)park accessory to hotel, motel As provided in approved use permit April 2003 Page 67 r ^ AiTalunment i City of San Luis Obispo-Com sal Zoning Revisions appendix C-Revised Parking Table TABLE 6 -PARKING REQUIREMENTS BY USE .......... ........... T i*af. 6:f R V -T!r RECREATION,EDUCATION,a PUBLIC ASSEMBLY USES One space per 60 square feet of customer use plus one space per 100 square feet of food Bartlavern preparation area. One space per 300 square feet office area plus one space per four fixed seats or one space per Club,lodge,private meeting hall 40 square feet seating area without fixed seats,in the largest assembly room Commercial recreation facility-Indoor One 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 AAs provided in approved use permit Fitness(health facility IOne space per 300 square feet gross floor area One space per 500 square feet storagetdisplaia—re-a plus government office and meeting room Library,museum requirements Library,branch facility -As provided in approved use permit One space per 60 square feet floor or outdoor ground area for customer use,including seatingNight club and dancing areas,plus one space per 100 square feet food preparation area Park.playground One space per 500 square feet One space per four fixed seats or one space per 40 square feet of assembly area without fixed Public assembly facility seats One space per four fixed seats(one space per 40 square feet seating area without fixed seats)in Religious facility 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 One space per 50 square feet per classroom floor area facility School-Elementary,middle,secondary Two spaces per classroom plus one space per 300 square feet office,assembly or common are.a School-Specialized educationttraining 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-Art,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-Commercllal Zoning Revisions Appendix C-Revised Parking Table TABLE 6-PARKING REQUIREMENTS BY USE Tfpe .......... ... f MITI ........................ . RESIDENTIAL USES Boarding/rooming house,dormitory lone 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 jone 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 11.5 spaces per unit I space to be with unit Multi-family dwellings !Same as Single-family dwellings Residential care facilities-6 or fewer residents i 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 apartment:1-1/2 for first bedroom plus 112 for each additional bedroom in a unit,plus 1 for each Single-family dwellings 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 r) Attachment 1 City of San Luis Obispo-Com. iial Zoning Revisions nPpendix C-Revised Parking Table TABLE 6 -PARKING REQUIREMENTS BY USE T 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. One per 500 square feet indoor sales/storage area plus one space per 2,000 square feet outdoor Fuel dealer(propane,etc) saleststorage 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 One space per 300 square feet gross floor area 5,000 sf 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 Attachment 1 City of San Luis Obispo-Commercial Zoning Revisions ,ppendix C-Revised Parking Table TABLE 6-PARKING REQUIREMENTS BY USE sYpe�f4sp �rtun6er: rf�onSc et �+1#Sl ees t.ow.. . 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 service-Clinic,laboratory,urgent care 'Medical dental and other health services:one per 200 square feel gross floor area.All others:one 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 rooms:one per four fixed seats or one per 40 square feet of seating area without fixed seats. Post offices I One space per 300 square feet office,sorting,customer service area plus one space per 500 square feet bulk handling Office-Processing I 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 • 1 Attachment 1 City of San Luis Obispo-Cont jai Zoning Revisions Appendix C-Revised Parking Table TABLE 6-PARKING REQUIREMENTS BY USE fype nq0r SERVICES-GENERAL Catering service One space per 100 square feet food preparation area Cemetery,mausoleum,cotumbarium One space per 500 square feet of building area Day pre-Day care center Two spaces plus one per 14 clients Day care-Fatuity day pre home Small family day care-same as for"Dwellings".Large family day pre-One space plus required residential parking. Equipment rental One per 300 square feet office area plus 1 per 500 square feet indoor display/storage plus 1 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 facilities 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 grass 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 dinidhospital,boarding,small animal, One space per 300 square feet gross floor area indoor Veterinarydinicthospiral,boarding,small animal, One space per 300 square feet gross floor area outdoor TRANSPORTATION&COMMUNICATIONS Airport To he 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/warehouse area Ambulance services IThree 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 300 square feet office/waiting area plus one space per 1,000 square feet houselgarage area _ Truck or freight terminal One space per 300 square feet office plus one space per 1,000 square feet garagetwarehouse area Water and wastewater treatment plants and services 1 One space per 300 square feet office plus one space per 1,000 square feet warehouse/service area Water and wastewater treabnent plants As provided in approved use permit April 2003 Page 72 a-� RECEIVED JUN � � 200 3 council memoizanbu { LO CITY CLERK Q city of san luis o>aispo, community_ nt nttnEnt DATE: June 13, 2003 TO: City Council VIA: Ken Hampian, CAO FROM: John Mandeville, Community Development Director BY: Michael Codron, Associate Planner SUBJECT: Dan Lemburg letter regarding Neighborhood Commercial (C-N) zoning The Commercial Zoning Revisions includes revisions of the types of uses allowed in the C-N zone to reflect a more appropriate emphasis on smaller-scale, neighborhood-serving commercial uses. The official description and intent of the C-N zone is revised to promote "small-scale, pedestrian-oriented developments." This is being done to implement General Plan Policy 3.2.1 which states the intent of the neighborhood-commercial areas is to meet the frequent shopping demands of people living nearby, but to avoid having neighborhood-commercial uses that would become citywide attractions or displace the intended convenience uses As a result, a number of uses that were previously allowed in the C-N zone will not be allowed once the revisions take effect. This has not been considered a problem because most of the land presently zoned C-N, such as Laguna Plaza and Foothill Plaza, will be rezoned to Community Commercial, which allows everything that C-N used to allow and more. The remaining land that is zoned C-N primarily consists of smaller properties often occupied by a single tenant. A few examples include Gus's Grocery (1638 Osos:), the Sidewalk Market (1401 Osos), the Victoria Lauren Salon (515 Broad), the Lincoln Market and Deli (496 Broad), the Campus Bottle Shop (290 California), and McDonalds (790 Foothill). The changes proposed to the C-N zone won't impact the existing uses on these and similarly developed C-N zoned properties. Mr. Lemburg has raised two concerns. The first is that the proposed changes eliminate the allowed uses that are parked at a lower ratio of gross floor area per parking space. This could result in a situation where half of the tenant spaces in a development consume all of the available parking. The second concern is that many of the uses that are being eliminated are truly neighborhood serving. These are valid concerns and, in concept, may apply to certain C-N zoned developments that include multiple tenants, such as Ferrini Square (795 Foothill and 17 Chorro), the existing development on the corner of California and Taft (578 California), and the Laurel Lane Shopping Center (1257 Laurel). However, a closer look at these smaller neighborhood-commercial centers shows that they are occupied primarily by restaurants, grocery stores, specialty retail stores and personal services establishments, all of which have a parking requirement of one parking space per 200 square feet of gross floor area or greater. -�f COUNCIL -&CDD DIR RED FILE 2 CAO FIN DIR ING AGENDA J7ACAO ;2-FIRE CHIEF MEIRT 'ATTORNEY 2rPW DIR DA ITEM #-'P-IAA#-'P-IAAJ2 CLERKiORIG 2'POLICE CHF ❑ D T EADS 2rREC DIR �'HRDRIR Council Memorandum June 13, 2003 f Page 2 r After reviewing the list of uses that Mr. Lemburg would like to see added back into the C-N zone, staff agrees that some of them may be appropriate, neighborhood-serving uses. If the Council chooses to reconsider revisions to Table 9, which were previously approved by Council Resolution No. 9451, staff would support the following uses requested by Mr. Lemburg. 1. Retail sales and repair of bicycles. Staff supports the addition of bicycle shops with a maximum floor area of 3,000 square feet. 2. Banks and Savings and Loans Staff supports the addition of branch banking services with a maximum floor area of 5,000 square feet. ATM's are allowed under the proposed revisions. 3. Photocopy services, quick printers. Staff supports the addition of Kinko's type establishments with a maximum floor area of 3,000 square feet. For reference, the Downtown Mnko's is approximately 2,500 square feet in size. 4. Convenience and neighborhood grocery stores. Staff supports changes to provide more flexibility for smaller convenience and grocery stores. Convenience stores and neighborhood grocery stores greater than 3,000 square feet could be allowed with the approval of an Administrative Use Permit. Stores between 5,000 and 10,000 square feet max. in size could be approved by the Planning Commission. 5. Specialty food stores. Groceries and specialty food stores are listed under the same category in the Commercial Zoning Revisions and staff supports the same flexibility discussed under number 4, above. Staff will be prepared to address these recommendations during the public hearing of June ff", should the Council desire to discuss the issue in greater depth. cc: Ronald Whisenand, Deputy Director-Development Review Michael Codron, Associate Planner LACOUNCILVemburg-memo.doc TV 4 CEIVED 3210 3240 B�:SW 09 D�it �,t;5�. 1�.�.: 0&"- !UN 11 2003 SLO CITY CLERK Council Member Christine Mulholland June 10, 20 3 City of San Luis Obispo ZCOUN IL Z CDD DIR 0 CAO OFIN DIA RED FILE gZ ACAO 'FIRE CHIEF Re: CN Zoning.Revision ZATTORNEY Q'PW DIR MEETING AGENDA OrCLERK/CRI© ZPOLICE CHF p/� i ITEM#. �, ❑ D T HEADS �'REC DIR a%UTIL DIR~ Dear Ms. Mulholland, I sincerely appreciate the opportunity to present to the City Council the following request for review and adjustment of the proposed businesses which are now being faced with elimination as uses from the CN zone. I offer as my rationale the following reasons: (1) Eliminating the uses causes an undue hardship on parking in CN zoned properties, because most of the uses removed are those requiring 1 space per 300 or more sq.ft., leaving only those uses requiring 1 space per 200 or less sq.ft. I cannot think of a CN zoned center in the city that would have enough parking to allow the full occupancy of .its available space under the proposed changes. (2) Certain of the proposed uses to be eliminated are'very`ideal neighborhood uses: Below I have compiled is a list of uses which l believe make good sense not to be eliminated from the CN zone under the.proposed Revisions to Commercial Zones: Retail sales and repair of bicycles. Reason: Requires 1 space per 500 sq.ft. and is ideally suited for use by those living in a neighborhood. Retail sales — auto parts and accessories, not TBB. Reason: Requires 1 space per 500 sq.ft. and is ideally suited for use by those living in a'neighborhood (walk to the store for,parts while repairing your car). Retail Sales— appliances, furniture &furnishings, musical instruments, etc. Reason: Requires 1 space per 500 sq.ft. and is well suited for use by those living in a neighborhood since they live in homes equipped with these very items (a limitation size should be put onsize, however). This use should also include home decorators. Retail sales -indoor sales of hardware, floor and wall coverings, paint etc. Reason: Requires 1 space per 500 sq.ft. and is well suited for use by those living in a neighborhood`since they live in homes equipped with these very items (a limitation size should be put on size, however). This:use should also include home decorators. General Retail. Limitation on size of use should be more liberal (example: a drug store is an ideal use for residents of a neighborhood and should be allowed up to 15,000 SF): Organizations —offices and meeting rooms. Reason: There is always a need for this type of use (boy/gidscouts, clubs, etc.) and is used and accessible by a neighborhood. Banks and Savings an, oans. .Reason: Requires 1 space -300 sq.ft. and is well suited for use.by those living in a neighborhood. Local banking-is an oft needed service for residents and should be allowed in close proximity to their homes (could be limited to a branch office only). Real estate offices and other selected office uses. Reason, Although this was not formerly an allowed use in the CN zone, this use makes real sense in serving the needs of residents of a neighborhood. What better use than one serving the needs of home- owners in their neighborhood. Other types of offices would also be ideal candidates for close proximity to neighborhoods and thus should strongly be considered. In most cases, these offices would require 1. space per 300 sq.ft., easing the parking problem. Photocopy services, quick printers. Reason: Requires 1 space per 300 sq.ft. and is well suited for use by those living in a neighborhood. Residents should have easy access to this constantly needed service. Ticket/travel agencies. Reason: Requires 1 space per 300 sq.ft. and.is well suited for use by those living;in a neighborhood. Post offices, postal services — less than 2,000 sf. Reason: Requires 1 space per 300 sq.ft. or more and is well suited for use by those living in a neighborhood. This is an, everyday need for residents. Computer services. Reason: Requires1 space per 300 sq.ft. and is well suited for use by those living in a neighborhood. Almost all residents have home computers and are constantly in need of these services. . Photographic studios. Reason: Residents,of a neighborhood should have convenient access to this needed personal service. Repair services_small household appliances, locksmiths, seamstress, shoe repair. Reason: Requires1 space per 300 sq.ft. and is well suited for use by those living in a neighborhood. Residents need these services on an on-going basis. Veterinarians, boarding & grooming —small animals. Reason: Requires 1 space per 500 sq.ft. and is ideally suited for use by those living in a neighborhood. The percentage of residents with pets is very high, and thus they should have convenient access to the services. Convenience and neighborhood grocery stores. Should not be limited to 3,000 sq. ft. This use (especially a grocery store) couldnot operate in such.a small area. Specialty food stores. Should be an allowed use up to 3,000 sq.ft. This use is ideally suited for residents in a neighborhood. Thank you for taking your valuable time to give these concerns your serious considera- tion. Planning now for diverse and viable uses in the CN zone to facilitate the needs of our residents will serve ourcity well both now and in our future. My phone #: 544-11.44. Resctfully sub ed, Dan Lem urg }Meli,se, rllsworth--CN-zoning revision _ J From: "Dan Lemburg" <dlemburg @charter.net> RECEIVED To: <dromero@slocity.org> JUN 17 2003 Date: 6/17/03 11:24AM Subject: CN zoning revision SLO CITY CLERK Dear City Council members, Once again I met with the planning department in an attempt to iron out the difficulties with the CN zone revision. I have attached the letter I presented to them.While they have been very helpful, I still believe certain uses should be included in this zone change. I will be appearing at tonights meeting on this matter and wanted to keep you completely updated. Thank you very much, Dan Lemburg CC: <kschwartz@slocity.org>, <jewan@slocity.org>, <cmulholland@slocity.org>, <asettle@slocity.org> tTCOUNC11- TCDD OR .ET CAO ;7/=IN DIR .0 ACAO SIRE CHIEF LTATTORNEY �Pw DIR . CLERK/ORIG Z( POLICE CHF RED FILE 9DE T HEADS ;nEC DIR MEETING AGENDA Z � ! J-UTIL DIR yr_ g,�IR DIR DAT&ITEM # 1 The Vi 11 age Marketplace 3210-3240 Broad Street at Orcutt Road, San Luis Obispo, California Members of the City Council City of San Luis Obispo Re: CN Zoning Revision Dear Members, I appreciate your letter of June 13, 2003 wherein you explain the purpose of the "new CN zone", as the planning department proposes it, and attempt to address the serious park-ing problems which will result from the implementation of this plan. While I am thankful for your support for including the uses listed, I continue to have the following serious concerns regarding what I see as unnecessarily severe restrictions for this zone: First, the issue of parking has not been adequately addressed. Mention was merely made of the fact that existing CN zoned properties have many of the proposed uses and seem to work with their parking. The problem is that parking for such properties have been allowed for a variety of reasons over the years, many times allowing their use to "grandfathered in". Were we to start with a clean slate today, I seriously doubt that the space in a center like Ferrini or California/Taft could be filled given the restrictive parking requirements of the proposed uses. I know I will have a great deal of trouble trying to fill all the space in The Village Marketplace (and we are probably parked at a great ratio per square foot of leasable space than most others—one space per 230 sq.ft.). And as uses turn over in these properties, the issue will continue to raise its head. Why should the CN zone be saddled with the most restrictive retail parking in the city, given the fact that so many of the uses with more generous parking ratios (which are allowed in other zones to make them viable) have been eliminated? This seems to me to not only be a grievous burden on these property owners, but also bad for the business life of the city, both because vacant property cannot sere residents and is always a sign of blight. Second, with few exceptions, the uses I have proposed for inclusion in the CN zone will sere the residents of these their neighborhoods well. I have not by any means V attempted to re-include all the uses slated for elimination, but u,ply those which have the dual purpose of serving the local residents while restoring a sense of balance to the parking problem. Third, the majority of CN zoned centers are not isolated in neighborhoods but located on busy thoroughfares. This means that residents from different locales commonly use these centers, all driving to their desired destination, whether it be their favorite restaurant, retail or personal service. Why should not a greater variety of uses, especially if they contribute to better balance of parking for these properties, not only be allowed but encouraged? While idealistic, it is not practical to expect that a business in today's economy can survive on the few residents immediately surrounding its location. Fourth, unreasonably restricting size, as is now proposed, is both impractical and unfair. Example: drug stores are an allowed use under the proposed changes. But while many drug store chains are building free-standing buildings which are idea in serving their local neighborhood, they could never locate in a CN zone because note (3) restricts size so badly. Such a general merchandise store should be allowed with director's approval up to 15,000 square feet, as originally allowed in the revisions dated November 2002. Thank you for taking your time to thoughtfully revisit this issue. The businesses and property owners of San Luis Obispo rely heavily on your willingness to adopt a more flexible policy for CN zoned properties. Respectfully, Dan Lemburg