HomeMy WebLinkAbout01/31/2007, 55 - ZONING REGULATIONS WORKSHOP Page 1 of 1
Council,SloCity
From: Brett Cross[brettcross@charter.net] Sent: Tue 1/30/2007 7:25 PM
To: Council,SloCity; Mandeville,John; Hill,Jaime
Cc:
Subject: Zoning Regulations Workshop
Attachments: FR EI V E D
Residents for Quality Neighborhoods has identified a number of issues that t ; )effect neighborhoods that RQN would like to be considered during futureZoning Regulation updates. Y CLERK
1. Paving as it.relates to coverage. As you are all aware a project
proposed paving over the rear yard but since only covered spaces are
calculated as coverage that was allowable.This issue needs to be addressed.
2.Trash container storage.The current code sections are wholly antiquated
and need revising. Both Ron Munds and Ardith Tregenza are aware of RQN's
concerns. Basic requirements would address location and screening. RED FILE
3. Parking and Driveway standards in R-1 and R-2 neighborhoods. There is a MEETING AGENDA
proliferation of paving occurring in the neighborhoods. Many homes with DATEa ' ITEM # '
adjacent driveways have paved over the landscaped area between them creating
50' of continuance paving. Other properties have paved to the side yard
area as well as other front yard areas. Basically the front yards of
properties are becoming parking lots.
4.Definitions. There needs to be a clear definition of what a room is that il
�YL4{�-
does not have direct interior access to a dwelling-either attached or CDD DIRdetached, and does not fit the definition of guest-house or secondary CAO FIN DIRi�°FIRE CHIEFdwelling unit. Additionally, there should be consideration to limiting a �PW DIRsingle family residence to one guest house or one secondary dwelling unit. (?�POLICE CHFS IrREC DIR5. Comer lots. Current zoning regulations allows for two driveways for F"UTIL DIRlots created before a certain date. It is unclear why that provision is C SHR DIR
allowed. Allowing additional driveways in older neighborhoods which are P L
inconsistent with the current neighborhood pattern should be discouraged. -e
Fencing along the side yards on corner lots needs review. Neighborhoods are eGG.
becoming "walled" corridors in many areas due to limited setbacks along side
yards.
Sincerely,
Brett Cross
Chair, Residents for Quality Neighborhoods
https://mail.slocity;org/exchange/slocitycounciL/Inbox/Zoning%2ORegulations%20W orkshop.ENIL?Cmd•.. 1/31/2007
City Of SM JUIS OBISN Department of Community Development
Planning Division
DATE: January 30, 2007 R
ECEIVED
TO: Mayor and City Council 007
LERK
VIA: Ken Hampian, City Administrative Officer t�
FROM: Doug Davidson,Deputy Director for
John Mandeville, Community Development Director
SUBJECT: Missing Material for Council Study Session January 31, 2007
Attached is the complete Planning Commission Agenda Report from February 2003, which is
part of your study session materials. This is the report from the last round of Zoning Regulations
Amendments in 2003. The report previously forwarded was missing every other page from a
duplex page copying error. (The attached complete report replaces the attachment to the memo
you have in your packet dated December 1, 2006.)We apologize for the confusion.
Please contact either Jaime Hill at x165 or Doug Davidson at x177 if you have any questions.
4
COUNCIL UDD DIR
RED FILE ppCAO FIN DIR
MEETING AGENDA W ACAO FIRE CHIEF
ATTORNEY PVNDIR
DATES ' ITEM # SS CLERK ORIG '-POLICE CHF
❑ D PT HEADS HcC DIR
4� �UTIL DIR
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CITY OF SAN LUIS OBISPO
PLANNING COMMISSION AGENDA REPORT ITEM#3
BY: Michael Codron,Associate Planner(781-7175) MEETING DATE: February 12,2003
FROM: Ron Whisenand,Deputy Director- Development Revie �1
FILE NUMBER: R,TA,GPR, GPA,ER 32-02
PROJECT.ADDRESS: Citywide
SUBJECT: Preliminary review of the Commercial Zoning Revisions, a series of changes
proposed to the City's Zoning Regulations and General Plan to modernize and enhance standards
for commm ial development
SUMMARY RECOMMENDATION
The Planning Commission is being asked to:
1) Review the proposed Commercial Zoning Revisions and provide direction to staff, in the
form of a resolution, on final changes that are necessary before forwarding the project to the
City Council.
2) Continue the project to a date uncertain so that the changes directed by the Commission can
be incorporated into a final document along with a complete environmental analysis of the
project, including the proposal to expand the Downtown Commercial zone.
BACKGROUND
Situation
On August 7, 2002, the Planning Commission held a study session to review the proposed
Commercial Zoning Revisions. Changes to the proposed revisions have been made based on the
Commission's previous comments and based on further review by planning staff and the City's
consultant The updated document is being brought back before the Commission as part of a
normal agenda item to provide Commissioner's with another opportunity to evaluate the
proposed code amendments. Staff is presently studying the potential environmental impacts of
the proposed Downtown Commercial zone expansion, and will bring the final product back to
the Planning Commission in approximately 6 weeks.
Data Summary
Address: City-Wide
Applicant: The City of San Luis Obispo
Representative: Crawford,Multari and Clark(Paul Crawford)
Existing Zoning: All commercial zones
General Plan: All commercial designations
Environmental Status: The proposed changes are considered a project under CEQA and an
environmental document is presently being prepared.
Y
Commercial Zoning Revisions (32-02)
Page 2
EVALUAnON
The Proposed Commercial Zoning Revisions (Attachment 1) have been updated based on the
comments of indi,6dual commissioners during the August 7, 2002, study session on the project
(Attachment 4). Additional changes have also been made by City staff and the consultant to
clarify definitions and further refine Table 9 — Uses Allowed By Zone. This report includes a
summary of the changes made and discusses the on-going work of completing the environmental
document for the project.
Offices and the Planned'Development Process
Currently a 1'D rezoning .is required to allow large offices in the C-S and M zones. However,
there is no apparent reason why large scale offices need the freedom from property development
standards that is the typical purpose for establishing a PD zone. Discretionary review of large
office projects can be accomplished with the Administrative Use Permit process in an effective
and less cumbersome way than through rezoning. The Commercial Zoning Revisions have been
updated to provide this simpler process, and to establish specific findings that would have to be
made as pan. of any approval of large scale offices in the C-S or M zones. Professional offices
are not permitted in the C-S and M zones. The simpler process for large offices would apply
only to the proposed "Office-Processing" and "Office-Production and Administrative" land use.
categories. Additions opportunities for professional offices are provided in the new Community
Commercial zone, where they would be allowed above the ground floor and conditionally
approvable at the ground level.
Mixed-Use Proiects
The Mixed-Use zoning designation has been revised to function as a tool that the City can use to
require mixed-use projects in those areas where the designation is applied. "Mixed-Use" is also
a new land use category that is allowed in every commercial zone, except the C-S and M zones
where a Planning Commission use permit would be required. This change removes a significant
obstacle to developers that want to build mixed-use projects because rezoning is no longer
necessary, which greatly reduces the time and cost associated with City review. The revisions
include performance standards that provide clarity and assurance to developers that are
considering combining commercial and residential uses on their property. The standards would
be implemented as parl of the normal Architectural Review process, which is already applied to
all new commercial development.
Live to Wo&Work to Live
A new section has been added to the Commercial Zoning Revisions with development standards
for Live/Work and Work/Live units. The definition section has also been revised to clarify the
difference between the two types of uses. Live/Work units would be allowed in the proposed
Retail Commercial, Downtown Commercial and.Service Commercial zones. Work/Live units
would be conditionally allowed in the Service Commercial and Manufacturing zones, subject to
the appro.al of an Administrative Use Permit. The proposed design standards would be
I .
Commercial Zoning Revisions(32-02)
Page 3
implemented through Architectural Review if no use permit is required. The Planning
Commission should consider the design standards and provide staff with direction if changes are
necessary. Staff would support additional language that would allow the Architectural Review
Commission. Administrative Hearing Officer, or Planning Commission to make minor
exceptions to the proposed design standards,provided a finding of consistency with the intent of
the standards can be made.
Expansion of the Downtown (CD)Zone
Expanding tae existing Central Commercial (proposed Downtown Commercial, CD)zone north
across Santa Rosa Street is consistent with Land Use Element Figure 4, which shows the
Downtown Core area extending all the way up to the railroad tracks along Monterey Street. City
staff is 'presently evaluating the parking related impacts associated with this expansion.
Development in the proposed CD zone has a lesser parking requirement to promote a compact
urban form, but not necessarily a lower parking demand. As a result, staff is evaluating the
impacts of the projected increase in demand for off-site parking, assuming a logical pace for
build-out of this expanded Downtown zone. Mitigation measures will be recommended to
address potential impacts, and may include such things as the establishment of an assessment
district so that each new development would contribute funds for new public parking provided to
serve the those projects. The expansion of parking districts in the neighborhoods that surround
Downtown is also being considered to prevent employees from parking in residential areas. The
brunt of the work involved with this evaluation is quantifying the effects of the potential build-
out, which is outside the scope of the consultant's contract. Staff expects to complete the
evaluation i n the next six weeks.
Other.Antic ipated-Changes
Staff is anticipating other minor changes to the document that will occur before the Planning
Commissio,a is asked to forward a recommendation to the City Council.,These changes include:
1. Table 6: Parking Requirements by Use will be revised to reflect the new land use
categories contained in Table 9. No substantive changes to parking requirements will be
proposed,
2. Table 9 will be amended to allow branch libraries in the CN zone,with the approval of an
Administrative Use Permit.
3. Moving Company will be added to the definition of"Warehousing."
4. Chapter 1.7.10: 'Nonconforming Uses will be revised to exempt existing dwellings. This
will prevent existing dwellings in the C-T zone from being considered non-conforming.
As proposed,new dwellings are no longer allowed in the C-T zone unless they are part of
a mixed-use development. Dwellings are also not allowed on their own in the C-S or M
zones, although many currently exist in the industrial areas surrounding Broad Street.
Thk, change would implement Housing Element Program 3.3.9 (Digest Numbering),
Commercial "honing Revisions(32-02)
Page 4
which says that the City will consider amending existing regulations that make housing a
non-conforming use in certain zones. With this change, the proposed revisions to
allowed uses in the C-T zone would be consistent with the General Plan.
The Planning Commission is encouraged to provide recommendations to staff on further changes
that must be made to the document before the project can be forwarded to the City Council with
a recommendation for approval. Direction from the Planning Commission should be provided in
the form of at resolution so that the changes are clearly iterated and represent the thinking of a
majority of the Commission. Attachment 7 includes a draft resolution for the Commission to
augment.
REFERRALS
The project was reviewed by the Airport Land'Use Commission(ALUC) on December 18, 2002
and was detemnined to be consistent with the Airport Land Use Plan (Attachment 5). At the
ALUC hearing, City staff presented language that would be incorporated into a new sub-section
of the Zoning;Regulations titled Airport Land Use Plan Consistency,which would precede Table
9 (Attachment 6). The proposed language essentially establishes an overlay over the southern
half of the City that would require a determination of consistency with the Airport Land Use Plan
(ALUP) before new uses could be established. If a use is considered"conditionally approvable"
in the ALUP, then an .Administrative Use Permit would be required before the use could be
established within the Plan's boundaries. The revisions to the Zoning Regulations approved by
the ALUC would prohibit those uses that are inconsistent with the ALUP and will insure
consistency between the ALUP and the City's Zoning Regulations. This change implements
Land Use Element Policy 7.2,which states that development should only be permitted within the
ALUP boundaries if it is consistent with the Plan.
ALTERNATIVES
I. At this time, the Commission cannot forward the item to the City Council because the
environmental review for the:project has not been completed.
2. Direct staff to make more substantial revisions to the document and return at a later date.
Attachments:
Attachment 1: Proposed Commercial Zoning Revisions, February 2003
Attachment 2 Map Exhibit: Proposed Community Commercial Zones
Attachment 3: Planning Commission Agenda Report, August 7,2002
Attachment 4: Planning Commission Minutes,August 7,2002
Attachmeni. 5: Notice of Airport Land Use Commission Action, 12-18-02
Attachment 6: Draft Language for Consistency with the Airport Land Use Plan
Attachment 7: Draft .resolution recommending final changes for the proposed Commercial
Zoning Revisions
I �
Attachment t
City of San Luis Obispo
Proposed Commercial Zoning Revisions
February 2003
Prepared by:.
Crawford Multari&Clark Associates
I.
City of San Luis Obispo-Commercial Zoning Revisions Contena
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. Revisicns 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
9. Expansion of the Downtown(C-D)Zone . . . . . . .. . . .. . ... .. . . .. . . . . . . . . . . . .. . . . . . .. 59
Appendix A-Complete Table 9 .. . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 63
Appendix B- Cleanup Amendments . .. . . . . . . . . . . . . . . . . . . . . .. .. . . . . . . . . . . . .. . . . . . .. 71
November 2002 Crawford Multari&Clark Associates Page 3
r�
City of San Luis Obispo-Commercial Zonim:Revisions Contents
November 2002 Crawford Multari&Clark Associates Page 4
City of San Luis Obtapo•Commercial Zoning Revisions latrodudion
INTRODUCTION
The City's objectives iri 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 formixed 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;
• Modomizing the dames of the land uses listed in commercial zones;
v
• 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
wou A 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)
proj cct 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.
November 2002 Crawford Multari&Ciark Associates Page 5
City of San Luis Obispo-Commercial Zoning Revisiors IntroAuedon
November 2002 Crawford Multari&Clark Associates Page 6
City of San Luis Obispo Coimmerdal Zoning Revislmos Revisions to Commercial Zone DeSCr15h0A4
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 striidng on 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 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. It The-0 zone is also intended to provide for the continuation and development_of
residential uses where they will be compatible with neighboring offices. This rene%ill be
to areas des ignated"effleall an!he gepei a'plan . The 0zone 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
convenienceof surrounding residential areas.in small-scale pedestrian-oriented developments.
Individual sma)1-scale retail establishments should provide
several types of merchandise(as in the ex pie of a neidhborhood 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 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. Genual Downtown Commercial(GG)(CM zone.
17.42.010-Purpose and application.
The:66 CD zone is intended to provide for a wide range of retail sales and 9emiee9.service.and
entertainment uses meeting community-wide and regional market demands. ff The CD zone
is intended to be applied within the City spedestrian-oriented central business district;where the
historical pattern of development iifri4ls creates limitationsonbuilding form and the aveilt36ilitp
of ability for individual businesses to provide on-site parking. Ground-floor.street-lronting uses
are intended to be generally limi ed to those that attract frequent pedestrian traffic: The CD zone
ismann intended to maintain,enhance,and extend the desirable characteristics of thisares the
downtown, and alto_to accommodate carefully integrated new developments whilereeegnizing
wettires within the distp L4 tend ie ehe The CD zone is consistent with and
i_plemenis the General Retail land use category of the General Plan.
NovembrT 2002 Crawford Multari&Clark Associates Po8e 7
City of San Luis Obispo Commercial Zoninit 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
serve the entire community and the region, as well as tourists and
travelers. -ppliedta
CR zone implements and is consistent with the General Retail land use category of the General
Plan.
F. Tourist Commercial(CT)zone.
17.44.010-Purpose and application.
The CT zone is intended pii neriy+to provide for accommodations and services forthe 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.
17.46.10-Purpose and application.
The CS zone is intended to provide for a�Drage,transpeftHe' and wholesaling as well wee
to services limitedretail and other.business service uses that maybe less
appropriate in the City's other commercial zones as well as accommodating certain storage.
trans ortation 'wholesalin and 'Of manufacturing uses.
, The CS 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
places those reserved for manufacturing.
H. Manufacturing(M)zone.
17.48.010-Purpose and application.
The M zone is intended to provide for assembly, end fabrication aetivities, and other
manufacturing activities in addition to those permitted in the CS zone,and for limited sales and
services that are not oriented primarily to local consumers.
plan map.I usual i
The M zone implements and is consiste tit with the Services and
y these
Manufacturing land use category of the General Pian and is intended to be applied onmarily to
aeras served by,but with limited or no frontage on arterial streets.
November 2002 Crawford Multari&Clark Associatcs Page 8
City of San Luis Obispo Conunuclal Zoulm Revisions RevWons to Tabte 9
2. REVISIONS TO TABLE 9 -USES ALLOWED BY ZONE
This section shows how Zoning Regulations Table 9 would be revised by organizing the overall list
of land uses into categories ("Agriculture," "Industry,Manufacturing&Processing,Wholesaling;'
etc.),and by renaming and consolidating some of the specific land uses now listed in Table 9. These
latter changes are shown by each proposed land use name being listed,which is then followed by the
one or more current land use names in Table 9 that would be included under the proposed land use
name. The current land use names are shown in italics and their permit requirements in each zone are
shown with shading to distinguish them from the proposed names and permit requirements.
The revisions to Section 17.22.010 on pages 8 through 18 make the following changes to the land uses
currently allowed in the commercial and manufacturing zoning districts.
"Amusement Arcades"(see"Commercial Recreation Facility-Indoor")is deleted from the C-N
and t'-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.
"Ev.ended Hour Retail" is added as a new use in all commercial and manufacturing zones,
subject to the approval of an Administrative Use Permit;this will require any new retail use
proposing to operate between the hours of 2:00 a.m.and 6:00 a.m.to have Administrative Use
Permit approval.
"Laundry/dry Cleaner-Cleaning Plant" is deleted from the C-N zone;however, laundry/dry
cleaning pick up storefronts are now included under the definition of Personal Services,which
is allowed in C-N.
"Library" is deleted from the C-N zone.
"L,ve!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.
November 2002 Crawford Multari&Clark Associates Page 9
I i '
City of San Luis Obispo-Commercial Zoning Revisions Revisions to Table 9
"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."
"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"AID" in the C-I)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 Cr 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 Fires 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.
'"I'ht-ater"is deleted from the C-N zone.
"Warehouse Stores" are deleted from the C-D zone.
"Wholesale and*Mail Order Souses"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.
November 2002 Crawford Multari&Clark Associates Page 10
City of Sen lab OMw•Commercial Zerdn6 Revidim - Revision to Table 9
TABLE 9-CHANGES TO USES ALLOWED BY ZONE
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WholesalingtWrntg and distsibu ,i A A PC(3)
' A ! i Mf". tiWWLL 1 ww 5[�' �f. �L,J,,`�3 ��� •: L yt �
. 9"Jl Yxmt ii Jath i4�.^.CIS*,f' I .nil ar s'. :,"+— 1NFAk-'X+�I a334�: N v is"+,�'S d• J�"�i-h:.y a
LODGING No changes to eirisfing Table 9 land use now other than the addition of Recreational Vehkle Park
Bed and breakfast Inn A A A
Homeless shelter ---J— PC PC PC PC PC PC PC PC
Hostal --'� _ A A A
Hotel,motel _—_-- A A A PG(3)
Recreational vehicle(RV)park accessory�to hotel or motel
Key: A=Allowed D=DlreetrJr'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 norrreakfential structures or residential conversions.
(2) Current code has a footnote applying o the use.
(3) Airport Area Specific Plan has a footnote applying to the use.
!November 2002 Page 11
City of San Luis Obispo-Commercial Zoning Revisions Revisions to Table 9
TABLE 9-CHANGES TO USES ALLOWED BY ZONE-Continued
I 1:Ar „. ft
.. INNNINEW. MM .. -i„
I'VII -wl�
RECREATION EDUCATION,&PUBLIC ASSEMBLY USES
BarreVern D D D D D D
�a`_
.'r 14 LL a.: •'a A 3i. .
Club,lodge,private mae LIng hallA D AID D D D
t w: .., �x,rr n.. ,u-• a'' r ,�..: yl iKl R r. rI� 4�,r ��:*Aff N4, I
ComrnemN recreation fac0iq+-Indoor D D D D PC D(3) j 77.08.080
tt
•ids!',:�t w,r .,.n � 'i ,. tl F 'Gi � I
. l^--�, -'-...- iz ry -.i.-�Hi k: � k. )i•, ^a`a 'i •�. .1 t �V I :n ..i..:�, ,I
-nor
Commercial recrestadllty-Outdoor
•.W. mftliS 15
�.�. n>✓ "P '%f1 rk lF,•4T• , ,
{oontarerrcea D ,D 17 08.010.C.8
Fitnesslheallh facilfly D A D D PC A A D(3)
"3 lea" s!`t °fx'• '=3' a , ; �;;
i
Library,museurn D
Nightclub i D D D D (�D,� D Chapter 5A0
'� ' '' " : '`,.<' ? ��'�"iftY it 'aN Fty>;4!.. xyyi p, ux�, ' , tyy��lti.
Perk playground D A A A
-2 ;yl,•� , v �e r .m..,i i "q,% y b ry rq + r �: i:..;. - "lj
IN: a•
Pudlc assemW facility D D D D . 1 PC
' - .r• <: . o f'i:�Ft�y"�x ,A��r11 '� 6 ... _..- t .-n Ij< �
ReOglous A D D D A D . D. ' D
....y t v y,.� :I sF g 7, :'m..-• lyy! '�};I� 'tP
f�.r, �E _.bF.: �f u.."� : "". :..+�dl�� '� `. � . .�r:.l :. �h .J• r
School-Elementary,mWdia,seconds D
•„::,I S .2C Way
M '
Scholl-Speclafted educetionitraining' PC AID AID A A A
r 'v.. .S.'µ .r ..n:, a. �;rte-I��.`� Sli...* ttt iii c.y{ 1' J�' 1�� ;�k .t ��• (;.
event D D U pp D D D ¢ D D 17.0&010 .
E s_ el>•
Sports and solve recreation ladHy PC PC PC
.s.. r^� ?'3
WEE p
W-0
.e:
Sports and entertainment assembly tacit PC
�•-..v 4: �t A l jc. I PF• » '�y4. .p{ ,R" � j."1ty}.',Y.t
IAM F .;I� . '„ � Y'• r
Studio-Art,dance,martial arts,music,etc_ AID AID A PC A. •,.
u•+u y.r.;,,pc [+•/,m.v r
EVER,", 7 ! ri#�.7 pnJ' + y. •kr'. "T •-r
Theater D D D D(3) Chapter SAO
y�,.�n F K!"'' r i ' .ftI '1T �9a�r-r' a '&.i .i, 7 jra•Y ��; TFr
+a?Plgr. `�r ��i Irui,�4i�.t'u"'•'1n?E?`�. Ji,tl., :i a, 7,�.>. . .LP'r,. Y.Lil:,4'G v l�':.: .-r. . ,�''r .tfz- , :._' 9•
Theater-C Drive-in q �.PC�y PC
17 �s�`x""`fi"`i'
]r .,I:I>,.i a.�4«':i hi x,x.. ..e^:fw�Aon .t..u. � •G,FJ? 1�5..i e.i -u li�.' a �t..'rte
Key: A=Allowed D-Directors approval required PC=Planning Commission approval required
AID=Directors approval on ground floor,allowed on second floor or above
November 2002 Page 12
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- 1.
City o1 San Lets Obispo-C:ommerda)Zoning Revue Revisions:o Table 9 t
TABLE 9-CHANGES TO USES ALLOWED BY ZONE-Contlnwid
I.. rJ •:iiY`vx:nYr x4� .i_i� F. �4. ,l r,' "4N
RETAIL SALES
Auto and vahW sales and rental D A PC
p .., 7 n }bWFQ}��`� 3 F.'•R �M1- ibu f '- V 9 ��" � I 4� •4 W
Auto porta sales,wlDi installation D A' A
x �
Auto , its a" wWw installationA D A A A
N kn .W 4>ww rrn r• S r .� •� '� rn�' �
B and landscape materials saies,'indoor A'Y A A � A A
O `_9. r .} Iii
Building and tandseaps mstsdals.salw out D D A
Concurrent sates of alcoholic beveretea end motor
}U9I D D D D - . 17.OB.040
NodMidConstruction'and heavy equipment sates and rental D D
Convenience store A A A A A D D D 17.48.095
�qq :
PUR
y I ,
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Ended hour teta8 D D D D D D D D
t A
Fant1 s and teed store PC A
, ... [[
F, s!a
Fuel dealer etc) D A
FumRure.lumLsh and appliance scores y A A A A
General retail-2.001)sl or less A A A A A
General retail-More than 2,000 st,up to 15,000 at D D A A
General retan•More than 15.000 sf•up to 45.004 sl D A A D
General retail-more than 45:400 sf,up to 04.000 sf D A A
General retail.More than 60.000 sf,up to 140.000 sf PC PC PC
..:: .a-� : tax Aj: 4 {^ ar fd h ^ ^ Y.��: ' i le.� •la
. �• . n t9lX � .� a ' r Pt w cb r�Y. !� & h- tom.t."., � ti' k?;
Rerem Safes uses comintue an the next POP
Key: A=Allowed D=Director's approval required PC=Planning Commission approval required
AID=Directoes approval on ground floor,allowed on second floor or above
Notes: (1) Commission approval is required tot new non-residertial structures or residential Conversions.
(2) Currerit code has a footnote applying to Ure use.
(3) Airpon.Ates specific Plan has a footnote applying to the use.
November 2002 Page 14
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City of San Lab Qbbpo-Comrnerdt Zoning Revisism Revistan r to rabic 9
TABLE 9-CHANGES TO USES ALLOWED BY ZONE-CtxttUtued
'11
MR,
.1 pgfp
m"
TRANSPORTATION&COMMUNICATIONS PC PC 0
Alrport r
_ D -
Ambulance tail,amUor limousine dispatch 1ea7lty
Antennas and telecommurdcatlana fadRWS PC PC PC PC PC R D D 17°18120
�Y ..
Broadcast sWdfo A ND A A A . A
..a <x. �. � � a ,5, i, _� I'rY1 A. t r l• .N '•rs : :.tl��'
- PC PC PC
Hellport _�
PC PC D D
P fadlNp ,.. ,
_.y '�,'' tea• °.- I {� ,,«u�,aai e'�.�.x+ .I. .,•ya �.`'., ^ ' i,i�' Y ..
,fete -w"evel _ PC PC PC PC PC
parking Te ry D D_ D D D D D D 17.08.010
D A ,
Railroad tacd0ies
r... iFF-. •>:-,sy> ,�ti.r,ty;'",a�,f }±z.nit' d aS^ c ,r -. " yi!E'rc :.r��S �rrF
Transitstatbn or termtriel_, .r. PC PC D A
''� Lf 7 yy •i. Y "u t.j',.y'" r.
Transit stop A A A A A A A A
Truck or helghi temdnelI put
I TT
Waver and wastewater treatment aervkM
t u '
Key; A=ANowed D Dhectors approval required PC=Planning Corronission approval required
pip=Directors approval an ground floor,allowed on second floor or above
Notes: (1) Commission approval is required fornew non-reekfential structures or residential conversions.
(2) Current code has a footnote applying to the u8e-
(3) Airport Area Specific Plan has a foot i0ts apPHing to the use.
Page 19
November 2002
City of San Luis Ob' -Comnxrcial Zoning Revisions Revisians to Pa &P
November 2002 Crawford Multari St Clark Associates Page 20
�,
City of San Lads Obispo Comta�rciat Zoning Revisions
New Land Use DePidons
3. NEw LAND UsE DEFMTIONS
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 tights,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 standby 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
unde*the definition of"Office-Production or Administration.°
AntennafTetecommunications Facility. Public,commercial and private etectromagnetic and
photoelectrical television,
transmission, broadcast, repeater and receiving stations for radio,
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 utiltzing hard-wired or direct cable connections.
Auto and Vehicle SaleslRentel. 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 partslaccessories separate from a
tercraft
vehicle dealership (see "Auto Parts Sales'); mobile home, reeve sttpabaishments (see l vehicle, or waVehicie
Sales (see -Mobile Home,RV and Boat Salaam); fire recapping
Services°); businesses clearing exclusively in used parts, (see_'Recycling - Scrap and
Dismantling Yams");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'VehtCie Services'or businesses dealing exclusively in
used parts,which are included under'Recycliing-Scrap and Dismantling Yards.'
Automated Teiler Machine (ATM). A computerized, self-service machine used by banking
customers toy financial transactions,including deposits,withdrawals and fund transfers,without
face-to-face contact with financial institution personnel. These machines may be located at or
within banks,or in other locations.
November 2002 Crawford Multari&Clark Associates
Page 21
I ,
City of San Luis Obispo Commerciel Zoning Revision$ New Land.Use Defmitions
B. Definitions, °B."
Banks and Financial Services. Financial institutions including:
banks and trust ccmpenies other investment companies
croditunions securities/commodity contract brokers
holding(but not primarily operating)companies and dealers
home ban services security and commodity exchanges
lending and thrift institutions vehicle finance(equity)leasing agencies
mortgage brokers
See also,"Automated Teller Machine,"above.
Barf1 avern. 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 rood 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(ease"Boarding/Rooming House").
Boarding/Rooming House. A dwelling or part of a dwelling where lodging Is fumished for
compensationto morethanthree persons living independentlyfrom each other. Meals mayalso
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 ff
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•reiated services(rental,repel*
copying and quiok prhtting services
tilm processing end photofinishing(retail)
malling and mail box services
outdoor advertising services
protective services(other than office related)
security systems services
November 2002 Crawford Multad&Clark Associates Page 22
City of San Uds Obispo Commercial Zonirts Revislow New land Use Delia tiow
C. Definitions, "C.0
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 she.
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 columbanum operations; and full-service mortuaries and funeral parlors
accessory to a cemetery or columbarium.
Club,Lodge,Private Meeting Hall. Permanent,headquarters-type and meeting facilities for
organizations operating on a membership basis for the promotion of the interests of the
members, Including facilities for
siness associations political organizations
bu
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:
cowling alleys
min-operated amusement arcades
electronic game arcades
ice skating and roller skating
pool and billiard rooms as perry uses
This use does not include adult entertainment businesses,or night clubs,which are separately
defined. Four or gore 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 golt courses
roller skating,hockey,skateboarding
water slides
Mai/ 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.
November 2002 Crawford Multari&Clark Associates Page 23
City of Sao Luis Obispo Commercial Zoning Revisiora New Land Usc De inidens
Convent or Monastery. A housing facility where residents are limited to members of a specific
rellgiouc,order.
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,oras 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.
S. 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.
Dormitory. A building used as group quarters for students,as an accessory use for a college,
university,boarding school,or other similar institutional use.
E. Definitions, "E."
Extended Hour Retail. A business that is open to the public between the hours of 2 am.;and
6 a.rr.
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.
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Lity of San L»is Obispo Commercial Zoning Revtsfons New Land Use Dcluridons
Furniture,Furnishings and Appliance Store.A store that primarilysells 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
horn 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:
ar galleries,retail hobby materials
artists'supplies Jewelry
auction rooms luggage and leather goods
musical Instruments,parts and accessories
txcroks �
bIc supplies
dcs orthopedic
cameras and pholographie supplies religious goods
clothing and accessories small wares
collectibles(cards,mins,comics,stamps,etc.) specialty shops
department stores sporting goads and equipment
drug and discount stores stationary
dry goods toys and games
fabrics and sewing supplies variety stores
florists and houseplant stores(Indoor safes
onlyLoutdoor 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,
Heliport. A designated,marked area on the ground or the top of a structure where helicopters
may,and 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.
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Clty of San Luis Obispo Commercial Zoning Revisions New Land Ilse Definitions
I. Definitions, "t."
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"),ormedical laboratories(see"Medical Service-Clinic,Laboratory,Urgent Care").
L Definitions, "L"
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 Iacilities 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 zoq's. May also include accessory retail uses
such as a giff/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:.
t. Complete kitchen space and sanitary facilities in compliance with the City building code;
and
2. Working spare reserved for and regularly used by one or more occupants of the unit.
The difference between livetwork and work/live units is that the"work"component of a live/work
unit LS secondary to ds 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.
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-onlyfacilities
with no storage of the equipment and/or vehicles used by the service,which are included under
*Office-Production and Administrative."
November 2002 Crawford Multari&Clark Associates Page 26
City of San Luis Obispo Commercial Zoning Revisions New Land Use Defusirions
Manufacturing-Heavy. A facility accommodating manufacturing processes that Involve and/or
produce basic metals, building materials, chemicals, fabricated metals, paper products,
rfiachinery, 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
manutacturing 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,
I ertitizers,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 concrete batch plants, lime
manufacturing,and the manufacture of gypsurp 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.'
8. 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 milting 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 anti shaping of wood products
wholesaling of bask:wood products
wood product assembly
Does not include craft-type shops(°Handcraft Industries and Small-Scale Manufacturing°);
other wood and cabinet shops("Fumiture and Fixture Manufacturing,Cabinet Shops');or
the entirely indoor retail sale of building materials, construction tools and equipment
('Building and Landscape Materials Sales').
S. Machinery Manufacturing. An establishment that makes or processes raw materials into
fin ished machines or parts for machines. Does not include the manufacture of electronics,
equipment, or appliances("Electronics,Equipment,and Appliance Manufacturing°).
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City of San Luis Obispo-Commercial Zoning Revisiods New land Use Defaiitions
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
pr:aducts. Examples of these uses include:
biacksmith and welding shops
plating,stripping,and coating shops
sheet metal shops
machine shops and boiler shops
7. Motor Vehicles and Transportation Equiipment. Manufacturers of equipment for
transporting passengers and cargo by land,airand 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").
B: 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 manufachire 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 rubberproducf s from natural,synthetic,or reclaimed rubber.Also
includes establishments engaged primarily in manufacturing tires;products from recycled
or reclaimed plastics or styrofoam; molding primary plastics for other manufacturers,
manufacturing miscellaneous finished plastics products,fiberglass manufacturing, and
fiberglass application services. Does not Include establishments engaged primarily in
recapping and retreading automobile tires("Vehicle Services-Major Repair/Body Work').
11. Primary Metal Industries. An establishment engaged in: the smelting and refining of
ferrous and nonferrous metals from ore,pig,or scrap;the rolling,drawing,and alloying of
metals;the manufacture of castings,forgings,stampings,extrusions,and other basic metal
products; .and the manufacturing of nails, spikes, and insulated wire and cable. Also
includes merchant blast furnaces and by-product or beehive coke ovens.
12. Pulp and Pulp Product Manufacturing. An establishment that manufactures pulp,paper,
or paperboard. Includes pulp, paper, and paperboard mills. Does not include
establishments primarily engaged in converting paper or paperboard without manufacturing
the paper or paperboard, including envelope manufacturing, converted paper products,
paper coating and glazing, paper bags, assembly of paperboard boxes, wallpaper
("Manufacturing, Light Manufacturing"—Paper Product Manufacturing).
13. Stone and Cut Stone Product Manufacturing. An establishment that cuts, shapes,
and/or finishes marble, granite, state, and/or other stone for construction and
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Ot9 of San Luis Obispo Commercial Zoning Reylstons New Land Use Definitions
miscellaneous uses. Does not include establishments engaged primarily in buying or
selling partly finished monuments and tombstones ("Handcraft industries, Small-scale
Manufacturing').
14. Structural Clay and Pottery Product Manufacturing. An establishment that produces
brick and structural clay products, including pipe, china plumbing fixtures,vitreous china
articles,and/or fine earthenware and porcelain products. Does not include artist/craftsman
uses(see "Hanocraft industries and Small Scale Manufacturing,"'Home Occupational..
15. Textilleand Leather Product Manufacturing.An establishment that converts basicfibers
(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:
coating,waterproofing,or otherwise treating fabric
dressed and dyed furs
dying and fmishing fiber,yam,fabric,and knit apparel
leather-tanned,curried,and finished
manufacture of knit apparel and other finished products from yam
marwtacUv of felt goods,lace goods,nonwoven fabrics and miscellaneous WON
manufacturing of woven fabric,carpets,and rugs from yam
preparation of fiber and subsequent manufacturing of yam,threads,braids,twine cordage
scouring and combing planta
upholstery manufacturing
yam and thread mills
Manufacturing-Light A facility accommodating manufacturing processes involving and/or
producing: appareh 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 unlikelyto 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.'
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Crawford Multari&Clark Associates Page 29
qty of San Luis Obispo•CominmW Zofdng Revisions New land Use DefinNom
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 stoveslovens, refrigerators. miscellaneous electrical machinery,
treerers, laundry equipment, fans, equipment and suppiies such as
vacuum cleaners,sewing machines batteries, X-ray apparatus and tubes,
aviation instruments elactromedical and electrotherapeutic
computers,computer components,peripherals apparatus, electrical equipment for
electrical transmission and distribution equipment internal combustion engines
electronic components and accessories, motors and generators
semiconductors, Integrated circuits, optical instruments and lenses
related devices photographic equipment and supplies
electrical welding apparatus pro-recorded magnetic tape
lighting and wiring equipment such as lamps and radio and television receiving equipment such
ibdures,wiring devices,vehicle lighting as television and radio sets,phonograph
industrial apparatus records and surgical,medical and dental
Industrial controls Instruments,equipment,and supplies
instruments for measurement, testing, surveying and drafting Instruments
analysis and control.associated,somom telephone and telegraph apparatus
and accessories 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 fadilities 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.preserving,related
breweries processing
candy,sugar and confectionery products grain,mill products and byproducts
manufacturing meat,poultry,and seafood canning,curing,
catering services separate from stores or byproduct processing
restaurants soft drink produxUon
cotfee 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/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
.eramics, 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.
S. 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°).
November:2002 Crawford Multari&Clark Associates Page30
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City of San Luis Obispo Cortrmercial Zoninu Revisions New Land Use.DrIDdhons
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. Vil arehouse-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
hearth,surgical,and/or other personal health care services are provided on an outpatient basis,
and that accommodates no more than three 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/Heafth
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 opkm with tour or more licensed practitioners and/or medical specialties
out-pattern care facilities
urgent care tadlities
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 the commercial.
Mobile dome,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,
cr_mpers and camper shells,jet skis,mobile homes,motor homes, and travel trailers.
November 2002 Crawford Multari&Clark Associates Page 31
City of San Luis Obispo-Commercial Zoning ltitvisions New Land Use lkfraidens
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-Famlly 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 1721.
N. Definitlons, "N."
Night Club. A facility serving alcoholic beverages for on-site consumption, and providing
entertainment,examples of which include five music and/or dancing,comedy,etc.
O. Definitions, "O.'
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 S.below)
rest estate offices
travel agencies
uUity company payment offices(not administrative,see item 6.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 under7ruck 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
November 2002 Crawford Multari&Clark Associates Page i2
City of San Luis Obispo Commercial Zoning Revisions New Lind Use Defmitfons
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
construction contractors(office facilities orgy)
design services Including architecture,engineering,landscape architecture,urban planning
commercial art and design services
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 reporiling services
detective agencies and skpder services
financial management and Investment counseling
literary and talent agencies
management and public relations services
psychologists
secretarial,stereographic,word processing,and temporary clerical employee services
security and commodity brokers
7. Temportty. 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 wail
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,stattonery
News stands
Photographic supplies and cameras
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City of San Luis Obispo Commercial Zoning Revisions Newland Usr DgJirtitions
P. Definitions, "P'
Parking Facility. A surface parking lot or parking structure that is a primary use of a site.
Park,Playground. Puol'ic parks,play lots,and playgrounds,providing non-commercial facilities
for active andlor 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:
massage(ilcensed,therapeutic,nonsexual)
barber and beauty shops
clashing rental shoe repair shops
dry cleaning pick-up stores with limited tailors
equipment tanning salons
home electronics and small appliance repair
iaundromats(salt-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 tetters,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 facilftyforpublic assembly and group entertainment,other
than sporting events. Examples of these facilities include:
community centers
exhibition and convention halls
public and semFpubllc auditoriums
similar public assembly uses
Public Safety Facility. Facilities operated by public agencies including fire stations,other fire
prevention and fere fighting facilities,police and sheriff substations and headquarters,including
interim incarceration facilities.
November 2002
Crawford Muhari&Clark Associates Page 34
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City of San Luis Obispo Comme dab Zoning tZevlalons New land Use Det`midans
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 facilkies 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 Govemment Code Section 53091:
corporation and maintenance yards.
siactrical 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."
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,"a allowed by the applicable zoning district:
a. Reverse vending machines;
�. 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-users 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
November 2002
Crawford Multari&Clark Associates Page 35
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City of San Luis Obispo Commercial Zoning Aevidow New Lm d Use.Definitions
Conservation as meeting the requirements of the California Beverage Container Recycling
and Litter Reduction Act of 986. A recycling facility does not Include storage containers
located on a residentially,commercially or Industrially designated site used solely for the
recycling of material generated on the site. See°Collection Facility"above.
5. Recycling or recyclable material. Reusable domestic containers and other materials
which can be reconstituted,re-manufactured,or reused in an altered form,including glass,
metals, paper and plastic. Recyclable material does not include refuse or hazardous
materials.
6 Reverse vending machine. An automated mechanical device which accepts at least one
or more types of empty beverage containers and issues a cash refund ora 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 she. 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 muhiple-unit facility licensed or supervised by any.
Federal, State, or local healthlwelfare 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-tike 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, deiicatessens,etc. Does not include restaurants with drive-through ordering or
service.
November 2002 Crawford Multari&Clark Associates Page 36
City of San Luis Obispo-Commercial Zoning Revisions New land Use Defu&ons
S. Definitions,"S."
School. Public and private educational institutions,including:
bearding schools high schools
business,secretarial,and vocational schools military academies
community colleges,colleges and universities professional schools(law,medidne;etc.)
elementary,middle.and junior high schools seminarleslreligious ministry training facllties
establishments providing courses by mal
Also includes specialized schools offering instruction in the following:
an driver education
ballet and other dance language
computers and electronics music
c rame
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.".
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 Unfform
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.
November 2002 Crawford Multan&Clark Associates Page 37
1
I
CHY of San Luis Obispo Commercial Zoning Revisions New land Use Defirftioas
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:
ainleWsport flews Ie.g.,baseball,football,softball,soccer)
health and athletic dub outdoor facAitles
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-Outdoor. The storage of various materials outside of a structure other than fencing,
either as an accessory or principal 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.
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,and fadiitles for give-theater and concerts
movie theaters
See also*Public Assembly Facility,°and"Sports and Entertainment Assembly.'
Truck or Freight Terminal. A transportation facility furnishing services incidental to air,motor
freight,and rail transportation. Examples of these facilities include:
delivery and wurier services
freight for mrding services
freight terminal facilities
joint terminal and service facilities
ovemlght mall 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."
Utility Infrastructure. Pipelines for water,natural gas,and sewage collection and disposal;and
facilities f or 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
November.2002 Crawford Multari&Clark Associates Page 38
City of San Luis Obispo Commercial Zoning Revisions New Las.Use Definitions
centers (see "Offices Business and Service', or distribution substations (see"Public Utility
Facittf).
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,i
no
automobiles
the incidental wholesale and retail sale of vehicle parts as an accessory use. This use includes
the following•categodes.
1. Major Repair/Body Work. Repair facilities dealing with entire vehicles. These
establishments provide towing,collision repair,other bodywork,and painting services;and
also include tire recapping establishments.
2. Minor MalntenancalRepair. 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 Facili ies"), 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 sate 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
goons of any nature. includes cold storage. 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 tar
handling freight(see Truck and Freight Terminals").
Page 39
November 2002 Crawford Mullari&Clark Associates
City of San Luis Obisao CommrcW Zoning Revisions New Land Ilse 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
thecommission
cooperativemerchants ng of arm products
assemblers,buyers end associations engaged
merchant wholesalers
stores primarily selling eledrical,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°UveMork Unit,Work/Live Unit:°
r
November 2002
Crawford Multari&.Clark Associates Page 40
aty or San Luis Obiwo-Commercial Zoning Revisions Revisions to PD Rc wrementr or ME
4. STANDARDS FOR NEW C-C ZONE
The following are the recrirnmended standards for the new Communtiy Commercial(C-C)zone.
CHAPTER 17.41: COMMUNITY COMMERCIAL (C-C)ZONE
Sections:
17.41.010- Purpose and Application
17.41.020-Property Development Standards
17.41.010 - Purpose and Application
The CC zone is intended to provide for a wide range of retail sales and
personal services within the context of distinctive, pedestrian-oriented
shopping centers that serve customers and clients from all over the City. The
CC zone implements and is,consistent with the Community Commercial land
ise 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).
s. 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 areato site area shalt
not exceed 2.0.
F. Parking requirements. See Section 17.16.060.
In addition to incorporating the new text above into the Zoning Regulations,the C-C zone will require
that Table 2(Minimum Street Yards) in Zoning Regulations Section 17.16.020 be amended to change
the name of the current C-C zone to C-D,and to add a new entry for the C-C zone:
8-6 CC-D As provided in zone of adjacent 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 CLOS,PF,C-C,C-D_.C-R,C-T,C-S,and M Zones
6-6 C-E) As provided in zone of adjacent lot'
G C As provided in zone of adjacent lot'
November 2002 Crawford Multari&Clark Associates
Page 41
City of San Luis Obispo-Coatmereiat Zonim Revisions Revisions to PD Reamiremen&for Offi:es
November:2002 Crawford Multari&Clark Associates Page 42
City of San Luis Obispo-Commercial Zoning Revisions Revisions to PD Regubementslor Oftel
5. OFFICES AND THE PLANNED DEVELOPMENT PROCESS
This section describes proposed changes to the current requirements of the Zoning Regulations
regarding offices outside of the downtown.
A. Current Requirements
Current City General Plan policies and zoning regulations allow all types of offices in the Central
Commercial (CC) and Office (0) zoning districts, with provisions for certain types and/or sizes of
offices in the Service Commercial(CS)and Manufacturing(M)zones. (General Plan, Section 3.3;
Zoning Regulations, Chapter 17.20)General Plan Section 3.3.2(E)provides that.
"Large offices, with no single tenant space less than 2,500 square feet,and having no
substantial public visitation or need for access to downtown government services may .
be in Services and Manufacturing districts, subject to approval of a Planned
Development Zoning Application."
The Planned Development (PD) overlay zone (Zoning Regulations Chapter 17.50) is applied to
property through the rezoning process,which allows"Any use or combination of uses which conform
with the general plan.. ." (Section 17.50.020),and provides that"Under an approved development
plan,lot size and configuration,yards,height,coverage,and parking may be specified for the project
without conformanc4 to the standards of the underlying zone." (Section 17.50.030.13). 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 cr 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 prelinvnary and final development plans is unusual in that there is no obvious reason
November 2002 Crawford Multari&Clark Associates Page 43
City or San Luis Obispo-Commercial Zoning Revisions Revisions to PD Requirements for Oflicu
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
to require discretionary review of these projects, the Director or Commission Use Permit process
would provide an equally affective 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 diffcrenttypes of offices and the zones within which they are allowed,the consultant suggests
that:
1. The current General Plan policies on offices be amended to delete the requirement for rezoning
to apply the PD overlay for large-scale offices;
2. The issue of appropriate City review for large-scale offices instead be addressed by revisions
to Chapter 17.22(Use Regulation)whichwill require administrative use permit approval for
large-kale office projects outside of the downtown, together with the findings currently
required by 17.62.040.0,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 for innovative project design and/or unusual site
circumstances.
November 2002 Crawford Multan&Clark Associates Page 44
City of San Luis Obispo Cammercial Zoning Revisions Revisions to PD Requirements for 60m
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 speck
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
i Uses Allowed by Zones)within the underlying zoning district maybe 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. 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.
November 1002 Crawford Multari&Clark Associates Page 45
City of gan Luis Ob' -Commercial 7oning Revisions Revisions to PD Requiremenftfor Orkes
17.50.030 - Decision and Findings
Following a public hearing, the Commission may recommend, and the Council may approve or
disapprove a rezoning to apply the PD overlay zoning district in compliance with this Section.
A. Mandatory project features. The review authority may recommend or approve a rezoning to
apply the PD overlay zoning district Only for a project that Incorporates a minimum of two of the
following four features.
1. A minimum of 25 percent of the residential units within the project are affordable to
households of low or moderate income;
2. The project will achieve a minimum of 30 percent greater energy efficiency than the
minimum required by California Code of Regulations Title 24;
3. The project will preserve, enhance, and/or create a significant natural feature with a
minimum area of one-half acre;or
4. The project will provide a substantial public amenity,for example,a significant public plaza,
a public park,or a similar improved open space feature,including provisions forguaranteed
ong-term maintenance not at the expense of tie 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;
S. All aitected 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
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.
November 2002 Crawford Multari&Clark Associates Page 46
City of San Luis Obispo-Convan clal Zoning Revisions ,Revisions to Requirements ar 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." Bee ause Section 17.22.010 as proposed allows various residential use types in all commercial
zones,the role of the MU zone will be recommended for change.
B. Discussion and Recommendations
I
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" notes that 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 for the MU zone being used by.the City to designate specific areas where all
proposed development will be required to be mixed use, with both residential and nonresidential
components.
17.08.072 - Mixed Use Projects
This Section provides standards for the design of mixed use projects.
A. Design considerations. A mixed use project shall be designed to achieve the following
objectives.
1. The design shall provide for internal compatibility between the different uses.
2. Potential noise,odors,glare,pedestrian traffic,and other potentially significant impacts on
residents shall be minimized to allow a compatible mix of residential and nonresidential
uses on the same site.
3. The design of the mixed use project shall take into consideration potential impacts on
adjacent properties and shall include specific design features to minimize potential impacts.
November 2]02 Crawford Multari&Clark Associates Page 47
City of San Luis Obispo-Commercial Zonlag Revisions Reunions to Requirements&r Mired Use Projects
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.
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. Locatlonllof 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.
November 2002 Crawford Multari&Clark Associates Page 48
Cih of San Lnis Obispo-Commercial Zoning Revidem Revisions to Requirtmentsffor Mired Useft!Lew
F. Requirements for Use Permitprojects.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 far 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
consjstent with the purposes of this Section.
3. Mandatory findings for more restrictive standards. To require property development
standards more restrictive than those of the underlying zone, the review authority must
make one of the following findings:
a. Site-specific property development standards are needed to protect all proposed uses
of the site, in particular residential uses;or
n. Site-specific property development standards are needed to make the project
consistent with the intent of these regulations;or
t:. 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.
November 7002 Crawford Multari&Clark Associates Page 49
City of San Luis Obispo-Commercial&matt Revisions Revisions to Requirements for Mired Use Proiecis
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 developmerit 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. I
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.
& An ordinance adopting an MU overlay may specify:
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).
November 2002 Crawford Multari$Clark Associates Page 50
City of San Luis Obispo-Commercial Zoning Revidow L've/IYork acrd Work/live Pmfeers
7. STANDARDS FOR LIVFJWORK AND WORK/LIVE PROJECTS
The changes to Table 9 of the current Zoning Regulations proposed in Section 2 of this report include
the addition of"live/work"and"work/live"units,new land use types not currently allowed within the
city. These use types are:also defined in Section 3 of this report as follows:
Live/Work Unit, Work/Llve 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 ditference between live/work and work/live unit's 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/lfve unit is the primary use,to which the
residential component is secondary.
A variety of cities in California have recently amended theirzoning codes to allow these types of units
to provide the opportunity for additional choice in workplace types,to acknowledge increasing public
interest in working at home, and to take advantage of the incremental reduction in vehicle trips that
these units provide by combining workplace and residence. The following standards are proposed to
be incorporated within the Zoning Regulations to address the issues raised by this land use type.
17.08.120 - Live/Work and Work/Live Units
A. Purpose. This Section provides standards for the development of new live/work and work/live
units,and for the reuse of existing commercial and industrial structures to accommodate these
units. Live/work and work/live units are intended to be occupied by business operators who live
in the same structure that contains the commercial activity or industry. A live/work unit Is
intended to function predominantly as living space with incidental accommodations for work-
related activities that are beyond the scope of a home occupation. A worknive 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.
November 21102 Crawford Multari&Clark Associates Page 51
Cit9 of San Luis Obisao-Commercial Zoidna Revisions live/Work and WorkJiive Projects
C. Limitations on use. The non-residential component of a livelwork 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.
t. 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 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. Livetwork and work/live units shall comply with the maximum density requirements of
the applicable zoning district,except that Ilve/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/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. 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 workAlve 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 clearlyseparate 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 work/live unit that
are designated as living space shallbe an integral part of the livetwork or work/live unit and
not separated for 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
November 2002 Crawford Multari&Clark Associates Page 52
City of San tut.Obispo-Commercial Zodan Revidons Uve/Work and WorVLive Proietes
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 otherthan 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.
S. Parking. Each live/work or workAive 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.
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 port" 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/five 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/rive 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 five/work or work/live unit may be permitted subject to Use Permit approval,based
on additlonal findings that the employment will not adversely affect traffic and parking
conditions in the site vicinity. The employment of any persons who do not reside in the
live/work or work/live unit shall comply with all applicable Building Code requirements.
S. Client and customer visits. Client and customer visits to live/work or work/five 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 livetwork 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 orwork/live unit is a bona fide commercial or industrial
activity consistent with Subsection C. (Limitations on use).
November 2002 Crawford Multari&Clark Associates Page 53
City d San Luis Oblw-Commercial Unix Revislons L3velWork and WorklUve Pro'een
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 livetwork or-work/live units and each livetwork 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. It 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.
November 2002 Crawford Multari&Clark Associates Page 54
City of San Luis Obispo-Commercial zoniuA Revisttms 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 polices 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 shopoina areas
identified by the Community Commercial district(see the Cgmmunity Commercial section below)
where they will not detract from the role of the downtown as the City's orimary concentration of
soeciaftv 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 Purpos and Included Uses The City should have areas for Neighborhood Commercial
uses to mealthe frequent shopping demands of people living nearby. Neighborhood
commercial uses include smaller-scale grocery stores, laundromats, and drug and hardware
stores. Neighborhood commercial eeniers uses should be available within about one mile of all
residences. These eemers uses should be located on sites not excee ft about eight 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 eenters&IM as long as they will not be a major citywide attraction
or displace more general,convenience uses.
3.2.2 New or Expanded 8enters Areas of Neighborhood Commercial Use New or expanded
areas of neighborhood commercial eeiier9 uses should:
A. Be created within,or extended into,e0seent 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 orciect design should
include:
1. Off-street parkino areas located to the side or rear of buildings rather than between
buildings and the street:
E 2.Wevide Landscaped areas with public seating;and
November 2002 Crawford Multari&Clark Associates Page 55
City of San Luis Obispo-ConnoerdW Zamine Revisions Revisions to land Use Element PoCieies
Previde Indoor or outdoor space for public use,designed to provide a focus for some
neighborhood activities.
3.2.3 Expanding Denten Existing Neighborhood Commercial Areas The City should
evaluate the need for and desirability of additions to existing areas of neighborhood commercial
eerttars use only when specific development proposals are made, and not in response to
rezoning requests which do not incorporate.a development plan.
3.3 CommunityCommercial
3.3.1 Purpose and Included Uses Areas for showing centers that serve community wide
needs are designated Community Commercial Community commercial areas are intended to
orrovlde for a wide range of retail sales and i5ersonal services within the context of distinctive
pedestrian-oriented shaooina.centers that serve customers and clients from all over the Citv
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 rote
of the downtown as the Citv's primary concentration of specialty stores
3.3.1 Buildina Intensity The ratio of building floor area to site area shall not exceed 2.0. The
Zoning Reaulations will establish maximum building height and lot coverage and minimum
setbacks from streets and other Property lines as well asprocedures for exceptions to such
standards in special circumstances Architect.rra'review will determine a oroiect's realized
building intensity.to reflect the existinaordesired architectural characterinthe surrounding area.
Dwellings may be provided in Community Commercial districts only as part of mixed use
proiects.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 housina.)
3.3.2 Certain office uses with limited need for access to downtown government services may
be located away from the downtown in areas desianated Community Commercial Appropriate
tftes ofoffices 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 around 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. targe Offices,with me sftle lei ient spaes lose ihsn 2,500 scitleje feet,and 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 oovemment services may be located in areas that are away from the
downtown, and desianated.Community Commercial Appropriate ivies of offices
include those that provide direct°over-the-counter'services to customers and clients_
Professional offices may also be appropriate Particularly above the around floor,
Revise current Policy 3.5.2, page 44 of the Land Use Element ("Services and Manufacturing" -
"Appropriate Uses"),by revising paragraph F.as follows. The proposed revisions to Table 9,Section
17.22.010 that provide greater differentiation between different types of offices eliminate the need for
the floor area limitations and rezoning requirements of this policy.
November 2002 Crawford Multmi&Clark Associates Page 56
CO or San Luis Ohisoo•Commercial Zoning Revisions Revisions to Land Use Element Policies
F. i*W Offices, having
no substantial public visitation or need for access to downtown government services
may be in Services and Manufacturing districts,
Development toning application
November 2002 Crawford Multari&Clark Associates Page 57
Lits dSen Lois Obispo-Commercial Zoning Revisions Revisions to land Use Elernens Pondes '
!November 2002 Crawford Multari&Clark Associates Page 58
City of San Luis Obispo-Cotmmmerdal ZonW Revlslon6 Esnansion of Downrown Zone
9. EXPANSION OF THE DOWNTOWN(C-D) ZONE
The final component of the proposed revisions to the City's commercial zoning regulations is the
extension of the Downtown Commercial zoning district(currently C-C,Central Commercial). The
area of the proposed expansion is along Monterey Street from Santa Rosa Street to the railroad
overpass just beyond Pepper Street.
crty of san lues ostspo v
Cerdral Commercial Unhiet 8 Expansion Area
r
®canwoommrerrtc-gZan
r ooamtsucaaan apmran
® 300 0 700 600 FOe1
The purposes of this change are to recognize the proximity, and obvious visual and functional
connections between the expansion area and the adjacent areas currently zoned within the downtown,
and to provide incentives for private property redevelopment and other improvement in the form of
the additional land uses and parking benefits allowed by the C-D(currently C-C)zoning district. The
issues raised by the proposed expansion relate primarily to parking,in light of the greater building
height and building floor area allowed by the C-D zoning district than the current C-R zoning. The
key question is whether sufficient parking can be provided for the additional development within the
expansion area. The following analysis by City staff evaluated this question, by projecting the
buildout of all parcels to be included within the expansion area, both tinder the current packing
requirements and allowable development intensities of the C-R district, and under the parking
requirements and development intensities of C-D district.
November 2002 Crawford Mullan&Clark Associates Page 59
City of San Luis Obispo-Commercial Zoning Revisions &Paxsion of Downlown Zone
Page 60 and 61 have been omitted until the completion of the environmental evaluation of
the proposed CD expansion.
I
November 2002 Crawford Multari&Clark Associates Page 60
City of Sah Luis Obispo-Cow_:rcia]Zoning Revisioes
1✓xDarrstoe of Downtow»Zoae '
Page 60 and 61 have been omitted until the completion of the environmental evaluation of
the proposed CD expansion-
November
xpansionNovember 2002 Crawford Multari&Clark Associates
Page 61
City of San Luis Obispo-Commeroal Zoning Revisions Expansion ojDowntown Zone
November 2002 Crawford Multari&Clark Associates Page 62
City of San Luis Obispo-Commercial Zoning Revidow Appendts A-Compkie 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,)
November 2002 Crawford Multari&Clark Associates Page 63
City or San Luis Obispo-Commercial Zoning Revisions Appendix A-Compkte Tabk 9
TABLE 9•USES ALLOWED BY ZONE
irgmw Qp
V1 ji5lit
R!•, ,, 'g..' �m".."i
X I" I,
t"fl M * 'llir
le i
!1141 SEW
AGRICULTURE
Crop production am grazing — A A
Grewmse,oommercW IPC PC
Livestock toed Wt PC
INDUSTRY,MANUFACTURING&PROCESSING.WHOLESALING
Furniture and O*m manufacturing,Cabinet shop- D A
IndusM research and developmnt PC D 1)(10)
Labor"-Medical,affiVkal,imearch,tastM i PC
A A A A
Laundry.dry deaning plain
A:[ A
Petroleum Product storage and distrbuwn
0
ManufaCtMV-HeavyPC PC
ManuthcWng-Light D A A
PhabD and film processing tab
Priming and pubfisPft #A
RecYdUV tacftes-Collectlon and prooesskV WdUty
A
Recycling%Cdifift-Scrap and 05rr7anilkng yard
RecIrffn tacftes-Srnag coueclion facift
A
Storage yard A
I Warehousing,Indoor storageA PC(10)
wholesaling and distribAcri A PC(10)
LODGING
Bad and breaMast bin D PC PC A A A
Homeless shatter
PC PC PC PC PC PC PC PC ]PR- PC PC
Ho"
Hotel,motel
PC PC A A A
Recreational A A A PC(10)
vehzcia(RV)park accessary to hoiel,motei PC
Key A-AROVMC 0=0irsctc"'saMm4alrequired PC-PlaredngCommiwionappmvalrequiw
A(D-Dk*ctWs approval on ground flow,allm"d on second floor or above
NOW: Footnotes affecting spefic ianci uses foltow ft tab*.
November 2002 Page 64
I I
City of San Luis ObISW-COmmercial Zoning RevWcm Appendtx A Complete Table 9
TABLE 9-USES ALLOWED BY ZONE-Corriinued
ff 4X
Ul
I✓W�r. . elm,
RECREATION,EDUCATION,8 PUBLIC ASSEMBLY USES
Barltavem D. D D
Club,lodge,private meeting hall —_ ,—'_ D D A D AID D 0 D
Commercial recreation tacifdy•Indoor PC 0 D D D PC D(1 o) 1708.080
Commercial recreation facility.Outdoor PC PC
Educational co'Nerenwa —` D D D D 17.0.8.010.C.6
Flmesa/healthiac9lry _— �— D A D D PC A A D(10)
Library,museum .— �— _ PC 0 0 D
Nod club „— —�— -- 'D D D D D D Chapter 5.40
Par .playground D_ D A A A A D D A A A
Fustic asse PC 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.secondary PC PC
Serol-College.university PC
School-Elerner”.middle,secondary _ PC PC D I D PC
School-Specialized educadWraining V — PC AID AID A A A
Special event .— D 0 D D 0 D . D D D 17.08.010
Sponte and active recreation facility PCPC PC PC
Spots and entertainment asltembly tadliry — PC PC
Studio-An,dance,martial arts,music:.etc. AID ND A PC A
Theater -- -- PC(8). D D D Opo) Chapler5.40
Theater•Drtve•ln
PC PC.
RESIDENTIAL USES
Bcardrghooming house,domna3Dry _— PC D D 0 Chapter 17.20
Caretaker quarters A A *AA A A A A A A A A A A A D
Convents and monaudMka A A p
Fraternity.sorority -- PC PC
High occupancy residentlal use _ _ _ IH
D
Hie occupation —_.——_— H H H H H H H H H H H M H 17.08.080
livetwoM unite
-- -- A A A 17La.120
Mixed-use A A A A A A PC PC 17.08,672
Mobile here as temporary residence at bulk irg site A A A A A A A A
Mobile home park !— — A A A A
Mufti-family dwellings �.— —�^ A A A D D p
Residential care facilities•6 or fewer resbents —_- A A A A A A A qrD AID
A qlD D
Residential care facilities•7 or more residents— j A A A A A D pro AD D
Single-family dwellings _.— A A A(2) A A A D D
wtive units
wci
D D 17.06.120
Key: A-Allowed 0=Directo's approval required PC=Planning Commission approval required
AID-Director's aperovat on ground floor.allowed on second f ocr or above H.Home OoW pallet Permit required
Note Footnotes affecting speific-arid uses tollow are table
November 2002
Page 65
City of San Luis Oblspo.Commercial Zoning Revisions ApperrdtxA Corrrplae Table 9
TABLE 9-USES ALLOWED BY ZONE-Continued
t,Rlp * li 1a,lfiditn ��A4 "% 5 atiL +.fill'W}
c� � ^1fi 14 h S yy¢¢ � I tn� i. e -
ir 5 � � - , '2 M 4 i i.i:."J r�t151.�.�.i l p� ti.>.`.! iT'I iShcpr , VIEW
g1` �.n..,fjt � �� � ea rl'� p� � us".,.
is prk.;xr.T.Leetl'ilsrocV.51 r 3„.11 i:�e AR ^R it i�1 it1L•Ilh �I 0 i ei��:rn ya,.�. �I' •1 )t
nt. e,aal . pled„ f„ t ( lei: .. �s�°
RETAIL SALES
Auto and vowe sales and rental
Auto parts sales,with imtslZ8 n
--- D A PC
Auto parts safes,w*41A instaltabon — 0(5) A A
A D A A A
Building and landscape materials sales,indoor A A A
A A
Bu lolo0 and landscapemeterlals sales.outoa 0 D A A A
Cancurrent sales of ato0hOIC beverales and motor luel — D D D D
Construction and hes 17.08.040
heavy equipment sales grid rectal
Conver"I nce store -- 0 D
D D 0
Emended hour retail A A A A A D D D(10) 17.08.088
Farm supply and teed stare D D D D D D D D
-- �— PC A A
Fuel dealer(propane,eta
Fumlarre,tumiaN D A
_. ngs.and appliance scores —_� A A A A'
General retail-2.000 of or lesa __ — 1 A(3) A A A A
General reta0-More than 2.000 so,up tD 15,000 st 0(3) D A A
General rets[)-!,tore than 15,OOD st,up 10 45.000 st D A A 0
General retail-More than 45,000 st,up to 6D,DDo of D A A
General retail-More than 6o,ODD st,rrp to 140,000-f PC _PC PC
Groceries.6qua.specialty foods
—-- 1—. A A A PC
Mobile home,Rv,and boat sales _
Office•eupporsrgrsm$2,000 at Or leas A PC
A A A A A 0(10)
OM�ce-supporting cnote than 2.000,up k•5,000 at D D A A
Outdoor temporary andlor seasonal sales
--
Produce steno See Section 17.08.020 17.08.020
-- _-- p p
Rettataud A A A A
A A A A A 0 D
Stxvfoe stetlon(see als0'vehicle services') D D D D A
vending Machin 17.08.030
-- — See Section 17.08.020 17.08.027
Warehouse stores-45.000 st or leas gia — -- �#—_-_-_ D D
Warehouse stores-more than 45,00[)st gla D
PC PC PC
Kdy: A=Allowed 0.Dceoturs approval required PC:Planning Conunigapn approval recored
AID=Director's approval on ground floor,allowed on second floor or above
NOW. Footnotes affecting speific land uses fallow the r%bie.
November 2002
Page 66
City of San Luis Obispo-Commercial Zoning Revisioac
APPendix A-Com [ere Table 9
TABLE 9-USES ALLOWED BY ZONE-Continued
Ig-'Sdast ,',' Y.:t qtr}sl 1� A y�y ri 11? ��tw r.•�-}
SERVICES-BUSINESS,FINANCIAL 6 PROFESSIONAL
ATMs
— A A A A A A A A A
Banka and finencial servloes _ --,-- A A A A
",,"*as support services - D(4) D(4) D(10)
A A ,AIDA A A A
-
Medical service COrvc,h bwa",urgent cars D 0 D A
Medical aeMce-Doctor office -
A AID AID A
Medical service•Extended pro — PC PC 0 PC PC D
Medical aervke HQWW
-
—.-- _ PC PC
Office ACoesaory ---- AAAAAAAA
ONke.-Business and servfae - A A Alp A
Office-Government -- 0
D PC A A P
office Processing 0 D D
CFNoe-Productk n and administrative D(4) 0(4) -A
A AID AID A D(4) D(4) A
Otffce•PrOfesslonal
A AO A/D A D(10)
Office-Temporary
---- Sae Sedion17.08.010.0
Photagnipner,photographic studlo
A AID A PC A
SERVICES.GENERAL
Catering senna
D D A 0 A A
Cemetery.mausoleum,oolumDanrml�— -- PC PC PC PC PC PC PC PC PC PC
Day care-Day care center —M D(9) D(9) D(g) D(9) 'D(9)1. A A A A/0 A
1 0(9) D(9) 000) 17.0&100
Day pre-Family day rare home A A A A A A A A A A A A
Equipment rental -- _ 17.011.100
Food taenWpackaged food d'st ibutlon center -- A A x(10)
Homeless sheow D 0
PC PC PC PC, PC PC PC PC 17.01.110
Maintenance.service.client site services
Mortuary,funeral home — A A PC
Persona{services
- --- — A A A A D A p(1 p)
Personal services-Rest. — ---
Public safety tscAities I} — D 0
--r—
Public PC PC(10)
Publicutilitytacllitiea __ _ PC
A A 17.0&080
Repair service.Equipment,large applanoes,etc, _ --
Social service organization — -- A A D(10)
-- 0 A A A A D
Vehicle services.,Repair am maintenance•Major —
Vehicleservices•R
Pair am -- A A D
spa' malntenana-Minor, PC D A A D _
Vehicle services-Carwash — D D PC D p
Veterinary dirvrlhospdal,boa g,large animal PC PC
Veterinary clinibhospital,boardng,.emallanimal,.indpor i D D
D A A/D A A '
Veiertnary dirvdhospital,boarding,smallanimal,outdoor — -
D
Kay. A-Allowed D=Directors approval required PC=Planning Cwnmiasion approval required
AID-Directo/s appioval on ground Now,allowed on second Row or above
Note. Footnotes affecting speifc land use..follow the table.
Vovember 2002.
Page 67
City of San Luk Obispo-Commerdal Zoning Revisions
ADPatdtr A ComDlcu Table 4
TABLE 9- USES ALLOWED BY ZONE-Continued
211,
:! � a"
ld� icy "Rimo--
I.,L•�`' z`•!£1�:01l19rL/.90��
b1fllu :C`� �6; �tj;�' R prp �^I'r"� AYU q •Ih � ,1�,� v"- `whgLS,�jt
!� L.� % .0 YfA;•, i�,1_,IL�1y: ♦$a� n. n', M� ` gal �� ��
G11 tel
TRANSPORTATION&COMMUNICATIONS
Airport PC
dY
Am6ulAt=..tw author 5ffmsine dl6patch lacu PC PC D
_
Ardaf=s and telecommunications facatitie& A D D(10)
-- PC PC PC
Broadcast atudb PC PC PC PC PC D D D 17.10.120
Heliport A AID A A A A
PC
PaM1.ing tadi)hr — - PC PC
�__ — Kill)PC(e)
PaPC(8) D(8) D(G) D(g)
nJrgladtiry-rvtul0•Ievei — _--�` PC(8)PC(8) PC(G)PC(G) PC(6)PC(8)
Panting faciaty-Temporary PC D D 0 D D 0
Railroadtacamea 0 D 17.08.010
Transit station ar temdnat —_.— --T— D A
--- PC PC PC 0 A
Transit stop ---
---- — A p A A A A A A
Truck or freight ten*-.W
Watm and wastewater aeaanent plants and segvices �.
PC
Kyr. A=ABowad D=Directors approval required PC-Pkmmv Ccmmission approval required
AQ-Directors apprava)ori Wound Boor,allcwed on second floor or above
Note: Footnotes affecting speNttl land uses follow the table.
ovember 2002
Page 68
City of San Luis Obispo-Commercial zoning Revisions Aenendir A Complete Table 9
Notes to Table 9:
1. Ozone. All uses, A Use Permit is required for the construction of nonresidential structures or the conversion of
residential structures to non-residential uses. In order to approve a Use Permit,the Commission shall fust fund 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 to nearby residential areas.
2. R-1 zoite-Multiple dwellings. Except for condominiums,the construction of more than one dwelling on a parcel
in the R-1 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 fat for each establishment, or a combined floor area of all general retail establishments within a
stropping center of 25 percent of the total floor area in a shopping center with a gross floor area of 15,000 square feet
or more;and shall not exceed 50 percent of the total floor"in a shopping center with a gross floor area of less
than 15,000 square fat. 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
sturounding uses The Administrative Use Permit may provide for exceptions to the floor area limitations above.
4. C-S and IM zones-Required findings for ofl'ias The approval of an office facility in the C-S or M zone shall
require that the review authority first find that:.
1. The projec:will be compatible with existing and allowed land uses in the area;
2. 'lime project location or access arrangements will nor significantly direct traffic to use local or collector streets
inre,sidential zones;
3. ']hcproject will provide adequate mitigation to address potential impacts related to noise,light and glare,and
loss of privacy,among others,imposed by commercial activities on nearby residential areas,by using methods
such as setbacks,landscaping,berming and fencing;
4. The projt= will not preclude industrial or service commercial uses in areas especially suited for these uses
when compared with offices,and
5. The project will not create a shortage of C-S_or M-zoned land available for service commercial or industrial
development.
S. C-R zone-Auto sound system installation. Auto sound installation services may be approved only as an accessory
use to the retail sales of auto sound systems on the same site. Use Permit review shall consider parking space
displacement,noise from the operation,and the appearance and visibility of the installation area
6. Parking as a principal use. Use Permit approval may include deviations to otherwise applicable setback
requirements amid building height limits. A multi-level parking facility shall require the approval of a Use Permit by
the Planting Commission.
7. Religious facifitie&
a. C:-S zone requirements. Use Permit review shall consider that the C-S zone is primarily intended to
acccmmodate 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-Tand M zone requirements. A religious facility use may be allowed only inside an existing building.
November 2002 Crawford Nlultari&Clark Associates Page 69
City of San Luis Obispo•Commercial Zoning Pevisioffi APPendix A Complete Table 9 '
S. PF zone.'theaters. Only non-profit theaters are permitted
9. Day care centers. Allowed by right when:accessory to a church or school,or when 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,
November 2002 Crawford Multari&Clark Associates Page 70
wo
CStY 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:
]7.Ot3.120-Residential Uses Near the Alroort
Thea rov I o a re i ntial use allowed S i 17.22 10 Us Allowed b Z ne on a
site that is subject to the review of the San Luis Obispo unri Airport Land Use Commtssto�r, .
a include a utrement that t dens of the project be reduced from hat normaliv allowed
'pmt the underlying zone,to achieve consistency with the San Luis.Obispo.Counri Airport Land
se Plan.
3. Amend Section 17.16.120(Wireless Telecommunication Facilities)by adding new Subsection
D.,and by renumbering existing Subsections D.through A.as E.through l.,respectively. This
relocates current Table 9 footnote 20 to the same section as the other requirements for
telecommunication facilities.
D Limitations on use. A wireless telecommunication facility may be allowed in the Onen
Space zone onlyri consistent with Land Use Element Policies 5.1.2 and 6.2.2.and Open
,race Element policies reaardina resource protection of hills mountains and scenic
Ire-sources. The approval of a faciltri in the 0 zone sha11 require that the review authoriri
first find that the oroiect site is to a predominantly non-residential area.
November 2002 Crawford Multari&Clark Associates
Page 71
City of San Luis Obispo-Commercial Zomna Revisions Appendix B Ckanup Amendments
November 2(02 Crawford Multari&Clark Associates Page 72
Proposed Community Commercial O-C) Zones
Attachment 2
- t
Foothill Plaza
Neighborhood Commercial(C-N)to Scolarrs Market
Community Commerraal(C-C) Neighborhood Commercial(C-N)to
Community Commercial(C-C)
\\ ",0.
Laguna Plaza
Neighborhood Commercial(C-N)to
Community Commercial(C-C)
y
Food 4 Less/TJ's
Neighborhood Commercial(C-N)to
Community Commercial(C-C)
Marigold Shopping Center
Service Commercial(C-S-PD)to
Community Commercial(C-C-PD)
® Proposed C-C Zoning N
City Street Centerline 0.8 o _ 0.8 Mlles
City Limit Line �` A
` A#tachMent
3
CITY OF SAN LUIS OBISPO
PLANNING COMMISSION AGENDA REPORT ITEM N t
FROM:Ronald Whisenand, Deputy Direct MEETING DATE: August 7, 2002
FILE NUMBER: GPA/R/TA/ER32-02
PROJECT ADDRESS: Citywide
SUBJECT: Informational review of draft revisions to the commercial zoning regulations,
zoning map, and related amendments to the General Plan Land Use Element
RECOMMENDATION
Hear a presentation from staff and the consultant; take testimony from the public; and provide
direction to staff'and the consultant to enable preparation of a final draft of proposed changes to
the commercial zoning regulations.
BACKGROUND
In November, 2000, the City Council approved a scope of work for an update to the commercial
zoning regulations and authorized issuance of a request for proposals. In June, 2001, a contract
was awarded to the consulting firm Crawford, Multari, and Clark. The scope of work included
the following, as recgmmended by the Planning Commission:
1. Explore the creation of a new "Community-Commercial" zoning district that would apply to
centers such as Laguna Village, Foothill Plaza, Scolari's,and Marigold that not only serve the
surrounding neighborhood but residents throughout the city. Develop a list of uses allowed in
the new "Community-Commercial" zoning district that would reflect the community-wide
market area that they serve.
2. Narrow the list of allowed uses in the remaining Neighborhood-Commercial zoning districts
to those that are tnily neighborhood serving and are pedestrian oriented.
3. Refine the Service-Commercial zoning district to reflect service, light industrial, and R&D
type uses,distinguishable from Business Park and Office zones.
4. Provide a revised zoning matrix (Table 9 in the Zoning Regulations) with similar uses
grouped together and uses that are more clearly defined.
5. Evaluate expanding the Central-Commercial zone into adjacent Retail-Commercial zones in
the downtown core.
6. Address the effectiveness of the Mixed Use ordinance and suggest possible incentives for
mixed commercial,residential development
7. Evaluate the City's application of Planned Development zoning.
Commercial Zoning Update
August 7, 2002
Page 2
PROPOSED CHANGES
In response to the scope of work, the consultant is suggesting the following changes, which are
described in detail in an attachment prepared by the consultant(Attachment No. 1):
• Revisions to Commercial Zone Descriptions—The primary change is the addition of a new
district category.-Community Commercial — to be applied to various shopping centers. The
Neighborhood Commercial zone would remain for smaller parcels in more pedestrian
oriented areas. In order to avoid confusion with the new Community Commercial (C-C)
zoning district, a change in title of our Central Commercial zoning district to Downtown
Commercial (C-D) is planned.
Discussion Issues: The General Plan Land Use designation that is planned for the new
Community Commercial zones is General Retail. The General Retail land use designation
covers the downtown core, downtown fringe, and regional retail areas of Madonna and Los
Osos Malley Roads. Are the Community Commercial areas different enough in character or
would the uses that will be encouraged juste creation of a new General Plan land use
designation? Sta)�''is recommending no change at this time.
• . Revisions to Table 9- Uses Allowed by Zone—Table 9 would be totally reorganized. Uses
would be grouped under broad categories. New land uses are included, such as "Iivetwork"
and "mixed-use project." Certain uses would re-characterized. As an example, offices would
be differentiated based on level of activity and associated impacts (e.g. "processing,"
"professional's rather than by business type ("insurance," "attorney," etc.). In some cases,
changes are proposed to the required level of permitting. In other cases, changes are made to
the zones in which uses are allowed. A detailed listing of the changes made is included in the
attached draft revisions. Changes to Table 9 are the most significant of any changes
proposed.
Discussion Lssues. The consultant proposes the elimination of nightclubs from the C-S zone.
They were initialiy added in with a request in the mid 90s to establish a country western
dance hall in the South Higuera area. At the time, the Commission and City Council felt that
such a use might be appropriate in lightly populated heavy commercial areas where noise
conflicts might occur. The use was never established however. The question is whether the
circumstances tha!juslyied the initial amendment have changed?
Warehouse stores are currently allowed in the downtown with a Planning Commission Use
Permit. Although many feel that such a use would not likely locate in our downtown, the
Commission has always considered it as a possibility. Should the use remain in the
Downtown Commercial zoning district with a Planning Commission Use Permit?
Commercial Zoning Update
August 7,2002
Page 3
General Retail (see new definition on pg. .25) includes several specialty retail
uses (i.e.
clothing stores, etc.) that are currently allowed in the Central Commercial and Retail
Commercial zoning districts by right and in the Neighborhood Commercial districts with size
limitations (each use no greater than 2000 square feet and no more than 25% of the center
occupied b} such specialty retail uses). This limitation is supported by General Plan Polity
3.1.5, which states, "Most specialty retail stores should be downtown, in the Madonna Road
area, or the Los Osos Palley Road area; some may be in neighborhood shopping centers so
long as then are a minor part of the centers and they primarily serve neighborhood rather
than citywide or regional markets. " Table 9 is recommending 'general retail" uses in the
15,000 to 60,000 square foot range in the new Community Commercial zoning districts with
an administrative use permit. Given the new designation of Community Commercial, which
is intended to serve citywide needs, is an amendment needed to Policy 3.1.5 to add these
centers as appropriate locations for specialty retail uses (see Section 6 of the consultant's
report)? Given the importance of the downtown hs the City's retail hub, should specialty
retail uses be restricted in some way from the Community Commercial centers? Ifso, the use
Permit alone may not be enough to provide the restrictions intended by the General Plan.
Branch Banks and Savings and Loans are currently allowed in the Service Commercial and
Manufacturing zoning districts with a administrative use permit but the proposed changes to
Table 9 exclude diem from these districts. They were originally added in these districts to
address General Plan Policy 3.5.1, which states, .....Areas reserved for these uses(Services
and Manufacturing land uses) may also accommodate convenience restaurants and other
activities primarily serving area workers. " Should branch services such continue to be
allowed in the C-S and Mzones?
Our present use categories of Fortunetellers, Hot Tubs, and Tattoo Parlors are being
combined to the new use category of"Personal Services-Restricted." The zones where the
uses will be allowed however are more restrictive than our currentregulations
commercial zones? . Is a more
restrictive approach in keeping with the direction that the City wants to take in our various
Based on our recent update of our wireless telecommunications regulations, the draft Table 9
(pg. 19) will need to be amended to add antennas and telecommunications facilities in the O
(with special findings), C-C (new zoning district), C-D. C-R, and C-T districts with a
Planning Commission Use Permit.
New Land Use Definitions -- Each land category listed in Table 9 is specifically defined.
Currently onlY some of the categories have a corresponding definition.
Discussion Is.:ues: Our current definitions are presently located towards the front of our
Zoning Regulations Our consultant has advised us that most communities are putting their
1
Commercial Zonmg Update ,
August 7,2002
Page 4
definitions at the end of the regulations where people normally look for a document's
glossary. Staff.supports this change in organization.
• Revisions to PD Requirements for Offices — Rather than requiring a rezoning for large
offices in the C-S and M zones, such offices would be allowed with a use permit subject to
the findings currently required as part of the Planned Development rezoning process.
Discussion Issues: Staff supports taking this simplified approach. Planned Developments
(PDs) are a useful planning tool when looking at development. However, it has always been
odd treating a proposed office project as a PD when no development exceptions are being
requested and where no innovative development ideas are being pffered, as are traditionally
seen in PDs. Staff is currently working with our consultant to address the concept of"large
offices'; in order to ensure that General Plan office location policies are complied with.
One additional change that staff and the consultant are working on is a comprehensive
update of the Planned Development regulations. Staff would like it to be clear that PDs are
intended to apply to unique situations where innovation in design is proposed.
• Revisions to Requirements for Mixed Use Projects — Currently the zoning regulations
allow for a "Mixed-Use" overlay zone. The primary purpose of this overlay is to permit
combining residential and commercial uses on a single parcel Because dwellings are allowed
in all other commercial zones,the Mixed-Use overlay is really only functional in the C-S and
M zones. Rather than requiring a rezoning for mixed used projects in these zones, the
consultant proposes to eliminate the MU zone and instead require a Planning Commission
use permit for mixed use projects in the C-S and M zones, subject to design and performance
standards which are outlined in the attached draft revisions.
Discussion Issues: .Section 17.08.072 B (pg. 45) clarifies the mix of uses that are allowed
and encouraged. However, no ratio of commercial to residential is specified. In the past the
Commission has struggled with this in mixed use projects such as the Takken development on
South Higuera. In this case, the MU designation was applied in a service commercial zoning
district but the applicant's plans called for a residential development with a token
commercial component. The Commission discussed the idea of a ratio at length and felt that
something close to 50150 would be appropriate. Should the Commission set a ratio in order
to ensure that the developments will truly be mixed use?
• Revisions to Land Use Element Policies — Revisions are proposed to certain Land Use
Element policies to ensure consistency between the general plan and zoning ordinance,
specifically regarding large offices and general.retail.
Discussion Issues: As discussed above, changes to Policy 3.1.5 should be carefully
considered. Staff is recommending some additional language to ensure that specialty retail
OAF
Commercial Zoning Update
August 7,2002
Page 5
in the new Community Commercial zoning districts are "subordinate to the downtown 's role
in providing these retail uses."
Y Expansion of the Central Commercial zone (to be renamed Downtown Commercial)along
Monterey Street between Santa Rosa Street and the railroad overpass, consistent with the
downtown core area depicted in Figure 4 in the Land Use Element and with recent City
Council direction regarding downtown zoning, parking in-Iieu fee zone boundary, and the
regional transit facility location.
Discussion Issues: Prior to completion of the environmental assessment for the proposed
package of amendments and Downtown Commercial (C-D) zone expansion, more
infonnation is needed in terms of parking impacts that the changes will cause. As with the
current CC district, the C D zone will allow for more intense development and therefore the
need for more transit, access, and parking facilities in the area of the expansion. Staff is
currently working with our consultant and Public Works in order to get an accurate idea of
how many new parking spaces will need,to be accommodated in the expanded area. Failure
to provide ,idequate facilities could create significant impacts to the surrounding residential
neighborhoods. The conclusion of this preliminary study may require the CD expansion
component of this project to be placed on hold until sufficient funds can be allocated by the
City Council (perhaps with adoption of the 2003-05 budget) to allow a detailed parking and
access study to be prepared for this area of town.
Please carefully review the attached draft revisions to the commercial zoning regulations.
Comments and direction from the Commission and from the public will be used to finalize the
proposed revisions. The final draft will then return to the Commission for review and a formal
recommendation to the City Council.
ENVIRONMENTAL REVIEW
Staff is currently drarting the environmental analysis that is required for the proposed changes to
the City's Zoning Regulations, Zoning Map, and General Pian. The principle issue area will be
one of transportation and parking. The initial study will be provided with your staff report when
the ordinance package comes to the Commission for final recommendations to the City Council.
COMMUNITY OUTREACH
Changes to our commercial zoning regulations are of community-wide importance. Staff has
therefore been careful to include input from the community when drafting the proposed changes.
In addition to early community workshops before the Planning Commission, staff' held a
community workshop to present the attached program to a wide variety of property owners and
interested parties. Staff and our consultant made a presentation to the Chamber of Commerce
who has formed a spmial sub-committee to provide the City with input on the proposed changes.
Commercial Zoning Update
August 7,2002
Page 6
We hope that the Chamber report will be made available prior to the Commission's meeting.
Finally, staff and our consultant will be making a similar presentation to the Downtown
Association Board before final changes are made to the update draft.
Attached:
1. June 2002 Consultant's Report
2. Downtown Zoning Map
3. Summary of Commercial General Plan Policies
L: Commercial Zoning PC itaffRepon I.doc
r
Attachment 4
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
AUGUST 7, 2002
CALL TO ORDERIPLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:05 p.m. on
Wednesday, August 7, 2002, in the City Hall Council Chamber, 990 Palm Street, San
Luis Obispo, California.
ROLL CALL:
Present: Commissioners Stephen Peterson, Alan Cooper, Orval Osborne, Michael
Boswell, James Caruso, and Chairwoman Alice Loh
Absent: Commissioner Jim Aiken
ACCEPTANCE OF THE AGENDA
The agenda was accepted as presented.
PUBLIC COMMENT ON NON-AGENDA ITEMS
There were no comments made from the public.
BUSINESS ITEM:
1. CiityMdle. GPA, TA, R, GP/R and ER 32-02; Commercial Zoning Update; City of
San Luis Obispo, applicant.
Deputy Community Development Director Ronald Whisenand explained this was an
informal review of draft revisions to the Commercial Zoning Regulations, zoning map,
and related amendments to the General Plan Land Use Element. He further explained
the commission would hear a presentation from staff and the consultant, take testimony
from the public_ and provide direction to staff and the consultant to enable preparation of
a final draft of proposed changes to the commercial zoning regulations.
Paul Crawford, City Consultant, presented a brief summary of his analysis of the City's
existing Zoning Regulations. He explained that part one is a series of revisions to the
zoning districts. and part two is revisions to table 9 of the Zoning Regulations.
Mr. Crawford mentioned that one area where the existing regulation falls short in
addressing current technology is with office uses.
Chairwoman Loh asked if it is possible to have mixed uses in the R-4 zone.
i
Planning Commission Minutes
August 7, 2002
Page 2'
Mr, Crawford explained the current regulations would not accommodate a commercial
component.
There was some discussion as to whether Big Box Stores would be allowed.
Commr. Cooper asked if they felt they have defined what "live work" is, which is only
allowed in the new commercial zone.
Deputy Director Whisenand replied that Mr. Crawford is considering adding the
definition of "live work" to the code. Once this definition is drafted, the commission can
review it.
Mr. Crawford explained that this is a use where the community has no experience. He
stated the fundamental characteristics have a commercial enterprise and living close to
that enterprise.
Commr. Cooper noted that since there are so many variances, they might want to break
it down.
Mr. Crawford asked which among these range of possibilities are they wanting to
provide for the City, and where would they appropriately be located?
Commr Cooper expressed confusion concerning mortuaries and crematories and the
zones they are allowed in, noting there are definitions that do not include crematories.
He noted that crematories are listed under cemeteries, which are allowed in Office and
C-T zones.
Mr. Crawford replied that it should be in the definitions.
Commr. Cooper felt the definitions contradict what they learned on this project.
Mr. Crawford responded that the current Zoning Regulations allow cemeteries in the
C-T, C-S and M zones, but is not included in the downtown. Contrary to the current
ordinance, the proposed regulations allow mortuaries in Office and C-T zones and it
would make sense to allow them in the C-S zone also.
PUBLIC COMMENTS:
Mary Beth Schroeder, 2085 Wilding Lane, commented that she does not support all
these zoning changes.
Chris Skiff, 475 Marsh Street, commented that he has been developing affordable
senior housing and care facilities for 16 years and has experience with mixed-use
development. He felt the City should allow mixed uses in a more streamlined fashion,
and suggested they consider making all of them allowed uses.
Tom Phillips, 3940 Broad Street Suite A, felt the process needs to be simplified.
Planning Commission Minutes
August 7,2002
Page 3
Julie Galvin, 1328 Madonna Road, expressed her support for the proposed changes
because of the expansion of the allowed uses in the new Community-Commercial zone.
Brett Cross, 17 Mariner's Cove, felt the Commission should give consideration to mixed-
use zones. He felt if they want mixed-use zoning, it should be required as an overlay.
He suggested the Commission rethink the C-C zone, the Mixed Use overlay, and Office
Use.
There were no further comments made by the public.
COMMISSION COMMENTS
Commr. Caruso commented on the footnote regarding conversions of residences to
offices, and felt they should be reviewed by the Planning Commission. He felt if there
are performance standards; they should speak for themselves and change the Planning
Commission Review to allowed uses in the C-S and M zones. He suggested they go
through the Mixed-Used Standards and insure th9t there are incentives, and would like
this type of use encouraged. He commented that he would like to see the residential
element of Mixed-Use Projects be the protected element. He suggested that a certain
size of office building should be required. He suggested the 15 units per acre should be
increased to 24 units; He suggested they rethink their height standards and parking
requirements so they could get more density on projects.
Commr. Cooper suggested that the staff and the consultant write up a definition of what
Community-Commercial is. He felt that it should be regional. He expressed a concern
on the recommended uses for nightclubs, and stated that he isn't convinced that
nightclubs should be eliminated in C-S zones. He commented that he agrees with the
consultant that warehouse stores should not be downtown. He suggested that there
should be a more restrictive review of general retail in excess of 15,000 sq. ft, and
under the General-Retail 15,001 to 45,000 sq. ft. and 45,001 to 60,000 sq. ft. and noted
the original ordinance stated that it would require PC approval for 15,000 to 60,000 sq.
ft. and suggested that it remain there.
Commr. Cooper commented that he agrees that PD should be reserved for only
innovative development, unique situations, and there should be a percentage ratio; and
he agrees they should wait on the expansion of the Commercial Core and suggested
they rethink some of the categories such as hot tubs, tallow works, and crematories. He
suggested live work allowed uses should be allowed in other zones besides C-T, C-R,
and C-S. He expressed a discomfort on the PC approval of stores in the excess of
45,000 sq. ft in the C-C zone.
Deputy Director Whisenand asked if he thought it should not be allowed.
Commr. Cooper replied he felt it should not be allowed. He suggested the whole
paragraph regarding mix of uses be removed.
Planning Commission Minutes -
August 7,2002
Page 4
Vice-Chair Osborne asked what the criterion is for the Director to approve or not
approve.
Deputy Director Whisenand explained the Administrative Use Permit process and the
identical findings that the Planning Commission would need to make for approving a
Use Permit. These decisions are usually at a lower level because community concerns
are minimal with these types of issues. and they tend to be more localized,
neighborhood issues rather than general community-wide issues of concern. The
Administrative Use Permit decisions are appealable to the Planning Commission.
Vice-Chair Osborne commented that he would like to see more uses be either allowed
(A's) or not be allowed rather than so many discretionary uses.
Deputy. Director Whisenand reiterated that the use permit process does provide a
valuable way to add unique conditions to projects and to allow changes to be made to
address neighborhood compatibility issues.
Vice-Chair Osborne stated that he would like the zones expanded for live work. He
stated there is a maximum of 15 units per acre on Mixed-Use and noted this is between
the R-2 at 12 units per acre and R-3at 18 units per acre, and questioned if they
conscientiously chose to make it R-2 %for the units per acre.
It was noted that Commissioner Caruso proposed that it be 24 units per acre.
Vice-Chair Osborne concurred with 24 units per acre. He expressed that he concurs
with Commissioner Cooper that the paragraph should be stricken so there is not a
preference stated for the horizontal versus the vertical orientation.
Commr. Peterson recommended that nightclubs be kept in the C-S zone. He felt that
produce stands do not need to be deleted from the C-N zone. He suggested that
Convenience Retail Stores remain in the M zone as an allowed use.
Commr. Peterson noted that he likes the idea of allowing a more heavily weighted
residential use in the Mixed-Use zone between residential and commercial, and
suggested an 80/20 ratio.
Deputy Director Whisenand responded when it comes back they could look more in the
performance standards, possibly eliminating the ratio and addressing it to the
performance standards.
Commr. Peterson suggested they look at allowing commercial uses in the R-4 and R-3
zones with PC approval. He felt they have too much C-S zoning in the city.
Deputy Director Whisenand asked for clarification whether he meant to narrow the list of
uses in the C-S zone, or to consider rezoning C-S lands to other uses as a separate
work program item.
Planning Commission Minutes`
August 7, 2002
Page 5,
Commr. Peterson felt:that one way to fix the problem is to make the C-S zone not such
a catchall.
Deputy Director Whisenand noted that prior Commissions have addressed this issue
following the 1994 General Plan update. The C-S zone was at one time a very broad
land use category. He noted the proposal here is to limit it to the service related uses
that they are hoping to see.
Commr. Peterson suggested they build in the ability to have exceptions to floor area
ratios, height limits, and setbacks when it is a Mixed-Use Project. He presented an
expansion map on what he would like to see as the Downtown Commercial zone
expansion.
Commr. Boswell agreed with most of the comments made, but disagreed with
Commissioner Caruso's suggestion that they change all the (D's) to (A's) for the retail.
He commented on the performance standards and asked if it would be possible to set a
ratio range when they establish the Mixed-Use zoning category. He suggested they
retain their Mixed-Use category and it should also be addressed in Table 9. He
suggested they make a distinction that the development has a storefront, and not make
it a horizontal or vertical distinction. He mentioned one of the keys to retaining (D) or
(A) is that it does allow community input.
Deputy Director Whisenand explained that the Administrative Use Permit process is
designed specifically to not be a burden to applicants.
Commr. Boswell commented that there is too much C-S zoning in the City, but felt he
cannot agree that the C-S zoning category is too broad. He commented that the new
C-N category is something that serves residents within a three-block radius, and felt
some performance standards in the C-S zone would be appropriate. He suggested they
think about this zone sliding towards 1 per 500 square feet on this parking table for this
pedestrian orientated neighborhood. He commented on the differences between the C-
C and C-R zones and felt the differences were so minimal that he did not see the point
of having two categories. He suggested they eliminate the difference and handle the
few uses that are different in these two categories with some specific use regulations or
performance criteria. He suggested that there be some additional guidance on why
particular uses should require additional review.
Chairwoman Loh commented that this is a good start on the Commercial Zoning
Regulations and the public gave some good input. She suggested that they consider
the M-U overlay. She agreed with the other Commissioners comments and felt this
needs to be strengthened.
COMMENT AND DISCUSSION:
2. Staff
A. Agenda Forecast:
I i
Planning Commission Minutes, -
August 7,2002
Page 6
August 21, 2002: Bob Jones City-to-Sea Bikeway.
August 14, 2002: Copeland's Project, Use Permit and Environmental Review.
August 28, 2002: Use Permit/Cellular Facilities; Jennifer Boundy Text Amendment for
Bed & Breakfast; Subdivision on Johnson Avenue; Neil
Havlik/Conservation Guidelines for the City.
Commr. Cooper asked if the cellular installations are going to be amply disguised, what
would be the role of the Commission.
Deputy Director Whisenand explained that the staff report will clearly spell out the
Commission's role in the Use Permit process.
3. Commission:
Commr. Caruso commented on discussions regarding affordable housing. He noted the
commission would like staff to select a piece of property that is adjacent to an existing
R-3 development on Lawrence Drive, which is approximately seven acres. They would
then like to go through a design exercise to depict what the results would be if
standards were lessened. He suggested a date of September 11th to bring some of
these ideas back to the Commission.
ADJOURNMENT:
With no further business before the Commission, the meeting adjourned at 9:50 p.m. to
the next regular meeting scheduled for August 14, 2002, at 7:00 p.m. in Council
Chamber.
Respectfully submitted by
Irene E. Pierce
Recording Secretary
Attachment 5
SAN LUIS OBISP'O COUNTY
DEPARTMENT OF PLANNING AND BUILDING
VICTOR HOLANDA, AICP
DIRECTOR
NOTICE OF AIRPORT LAND USE COMMISSION ACTION
ALUC 2002-015
HEARING DATE: DECEMBER 18, 2002
RECOMMENDATION TC: CITY OF SAN LUIS OBISPO
SUBJECT: Proposed Commercial Zoning Revisions by the CITY OF SAN LUIS OBISPO for a
determination of consistency or inconsistency with the Airport Land Use Plan. The
proposed changes are with respect to commercial development within the City limits.
(Michael Codron, Associate Planner)
On December 18, 2002, tie Airport Land Use Commission determined that the proposed Commeal
Zoning Revisions by the City of San Luis Obispo is consistent with the Airport Land Use Plan, a
referred back to the City of San Luis Obispo. nrcid is
It you have any questions regarding this matter, please contact me at (805) 781-5718.
Sincerely,
`��ff8m y
Chris Macek, Secretary
Airport Land Use Commission
(Planning Department Use Only)
Date NOFA Mailed _ January 17. 2003
Marled Hand-delivered
CITY OF SAN LUIS OBISPO
I
JAN 2 7 2003
COMMUNITY DEVEIDPMPP I
COUNTY GCMRNNIENT CENTER SAN LL1s 081spo CALIFORNIA 93408 (805) 7$7_5600
EMAIL: planninge„co slo.ca.us Fax: (80.5) 781.1242 wEEISITE: http://www.slocoplanbldg.com
i
Figure
Area Not Subject to
Alrport.Land Use Plan
South St
I/� Esta Johnson Ave
Southwood Dr
\ v orcutt Rd
los, A,a� 8
r3Q Area Subject to
Airport Land Use Plan 4
Tank Farm Rd
a
Buckley Rd �,
.6
Fj
Airport Land Use Planning Area Boundary
Attachment 6
Draft
Zoning Regulations Amendment for Consistency with
Airport land Use Plan (Approved by ALUC)
7.22.010 Uses allowed by zones.
® Uses within zones shall be as provided in tpe-#etlewiAg-eq
A— The use is allowed; symbols shall have these meanings:
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;
AID— 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 UM, indicated by number in &a-WWNjA�
!, may be found at the end of th�
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.
MOMEM Listed uses are principal uses. Accessory uses are allowed
with principal uses
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.
I See also Section 17.36.030 concerning uses which may be
established within public schools.
Drive-through facilities are not allowed in any zone.
G m attesolairportalcorrizone.doc
Attachment 7
RESOLUTION NO.XXXX-02
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING
COMMISSION OF THE CITY OF SAN LUIS OBISPO CONTINUING
CONSIDERATION OF THE PROPOSED COMMERCIAL ZONING
REVISIONS TO A DATE UNCERTAIN,WITH DIRECTION ON
ADDITIONAL INFORMATION AND CHANGES TO ACCOMPANY A
FINAL REVIEW OF THE PROJECT
R/TA/GPR/GPA/ER 32-02 (Citywide)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted public
hearings in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on
February 12, 2002 for the purpose of considering Application R/TA/GPR/GPA/ER 32-02, a
series of changes proposed to the City's Zoning Regulations and General Plan to modernize and
enhance standards for commercial development; and
WHEREAS, said public hearing was for the purpose of formulating and forwarding
recommendations to the City Council of the City of San Luis Obispo regarding the project;and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law: and
WHEREAS, the Planning Commission generally agrees with the revisions proposed but
cannot take a final action on the project until the environmental document is completed;and
WHEREAS, the Planning Commission has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations by staff,
presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
Section 1. Direction. The Commission directs staff ad the project consultant to make
the following changes to the Proposed Commercial Zoning Revisions before a recommendation
can be forwarded to the City Council on the project:
1. Table b: Parking Requirements by Use will be revised to reflect the new land use
categories contained in Table 9. No substantive changes to parking requirements will be
proposed
2. Table 9 will be amended to allow branch libraries in the CN zone, with the approval of an
Administrative Use Permit.
3. Moving (ompany wif l be added to the definition of"Warehousing."
4. Chapter 17.10: Nonconforming Uses will be revised to exempt existing dwellings. This
will prevent existing dwellings in the C-T from being considered non-conforming. As
proposed, new Jwellings are no longer allowed in the C-T zone unless they are part of a
/ t I
Planning Commission Resolution#XXXX-02
Commercial Zoning Revisions,App, No. 32-02
mixed-use development. Dwellings are also not allowed on their own in the C-S or M
zones, although many currently exist in the industrial areas surrounding Broad Street.
The change would implement Housing Element Program 3.3.9 (Digest Numbering),
which says that the City will consider amending existing regulations that make housing a
non-conforming use in certain zones. With this change, the proposed revisions to
allowed uses in the C-T zone would be consistent with the General Plan.
5. The following definition for Medical Lab shall be added to the definitions section:
Laboratory -Medical,Analytical, Research,Testing. A facility for testing, analysis,and/or research. Examples of
from Industrial Research and Development in its orientation
this use include medical labs, soils and materials testing labs,and forensic labs. This type of facility is distingulshed
more toward testing and analysis than product
development or prototyping:an Industrial Research and Development f ii 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 S2rvice-Clinic, Laboratory, Urgent Carel, but may also
Include incidental specimen collection.
6. Additional items of direction to be added by the Planning Commission....
On motion by seconded by and on the following roll call vote to wit:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 120i day of February, 2003.
Ronald Whisenand, Secretary
Planning Commission