HomeMy WebLinkAbout03/07/1989, 5 - PD 1414, A REQUEST TO REZONE A 4.8 ACRE SITE BOUNDED BY FOOTHILL BOULEVARD, BROAD STREET AND RAMONA ���IIII111011IIUIII "J MffTING GATE:
111111
f���� C� of San LUIS OBISpO 3-7-89
COUNCIL AGENDA REPORT nE""NUMBER:
FROM: Michael Multari, Community Development Director; By: David Moran, Assistant
Planner
SUBJECT
PD 1414, a request to rezone a 4.8 acre site bounded by Foothill Boulevard, Broad Street
and Ramona Drive (Foothill Plaza) from C-N, neighborhood commercial to C-N-PD,
neighborhood commercial planned development.
CAO RECOMMENDATION
The Council should adopt the attached draft resolution (attachment A) to:
1. Concur with the negative declaration on environmental impact, and
2. Deny the rezoning based on the finding that the proposed rezoning is inconsistent
with the purpose and intent of the general plan as it relates to neighborhood
commercial land uses.
BACKGROUND
The applicant wants to rezone this shopping center site to add the PD overlay for the
purpose of allowing 45% of the leasable floor area (approximately 31,500 sq. ft.) to be
occupied by uses not ordinarily allowed in the C-N zone.
At its January 11, 1989 meeting, the Planning Commission voted 7-0 to deny the request.
The Commission concluded that the proposed rezoning would not be consistent with the
purpose and intent of the C-N zone and recommended that an evaluation of the appropriate
land use designation for this site be included as part of the Land Use Element update.
(see draft minutes, attached)
Alternatives
The Council may:
1. Adopt the draft resolution (attachment A) to deny the rezoning. (Staff and Planning
Commission recommendation).
2. Adopt the draft ordinance (attachment B) to approve the rezoning.
3. The Council may continue review.
Significant Imoacts
The initial environmental study (attached) identified no significant adverse impacts
which would result from the proposed rezoning.
Conseauences. Of Not Taking The Recommended Action
If the rezoning is approved, it would set a precedent which could encourage owners of C-N
zoned land to apply for PD rezonings to allow C-R type uses as tenants. The net result
would be further erosion of the purpose and intent of neighborhood commercial centers
which is to serve a localized residential area.
t
icity of san lugs oBispo
is COUNCIL AGENDA REPORT
PD 1414
Page 2
Data Summary
Address: 773 Foothill Boulevard
Applicant: Ed Gingrich
Representative: RRM Design Group
Present Zoning: C-N
Present General Plan: Neighborhood commercial
Environmental Status: A negative declaration on environmental impact was granted by the
Director on December 14, 1988.
Site Description
Fully improved shopping center with 70,000 square feet of leasable floor space on a
level, 4.8 acre site. Surrounding uses include a variety of neighborhood and retail
commercial uses as well as older residential neighborhoods. A large, vacant parcel zoned
R-4 is adjacent to the west.
Evaluation
1. General Plan/Zoning Considerations -- Land use decisions in the C-N zone are
governed by the following:
Land Use Element Policies
' The city should support the concept of neighborhood convenience centers (2-5
acres depending on neighborhood size) whose service area will require shorter
automotive trip distances and will encourage nonvehicular convenience shopping.
* The city should evaluate the need for and desirability of additions to existing
neighborhood commercial centers as specific development proposals are made. Uses
must be those which will serve nearby residents, not the community as a whole.
' Specialized retail stores, and recreational uses may be established within
neighborhood commercial areas so long as (1) individually, their size would not
constitute a major citywide attraction and (2) cumulatively, they would not
displace more general, convenience uses.
Zoning Regulations
The zoning ordinance allows the retail sale and rental of `specialty' items in the
C-N zone subject to the following restrictions:
* The gross floor area of each establishment shall not exceed two thousand square
f eet.
* The combined floor area of such establishments within a shopping center, or on a
parcel which is not in a shopping center, shall not exceed twenty five percent
of the total floor area.
NOTE: `Specialties' includes such items as shoes, clothing, books, records,
video, toys, stationary, gifts, etc.
MEETING DATE:
211-1121111 city Of San 1,..,S OBISPO3-7-89
- COUNCIL AGENDA REPORT ITEM NUM89a:
pit
FROM: Michael Multari, Community Development Director; By: Da id Moran, Assistant
Planner
SUBJECT
PD 1414, a request to rezone a 4.8 acre site bounded by Foothill Boulevard, Broad Street
and Ramona Drive (Foothill Plaza) from C-N, neighborhood commercial to C-N-PD,
neighborhood commercial planned development.
CAO RECOMMENDATION
The Council should adopt the attached draft resolution (attachment A) to:
1. Concur with the negative declaration on environmental impact, and
2. Deny the rezoning based on the finding that the proposed rezoning is inconsistent
with the purpose and intent of the general plan as it "relates to neighborhood
commercial land uses.
BACKGROUND
The applicant wants to rezone this shopping center site to add the PD overlay for the
purpose of allowing 45% of the leasable floor area (approximately 31,500 sq. ft.) to be
occupied by uses not ordinarily allowed in the C-N zone.
At its January 11, 1989 meeting, the Planning Commission voted 7-0 to deny the request.
The Commission concluded that the proposed rezoning would not be consistent with the
purpose and intent of the C-N zone and recommended that an evaluation of the appropriate
land use designation for this site be included as part of the Land Use Element update.
(see draft minutes, attached)
Alternatives
The Council may:
1. Adopt the draft resolution (attachment A) to deny the rezoning. (Staff and Planning
Commission recommendation).
2. Adopt the draft ,ordinance (attachment B) to approve the rezoning.
3. The Council may continue review.
Sknificant Impacts
The initial environmental study (attached) identified no significant adverse impacts
which would result from the proposed rezoning.
Conseauences Of Not Taking-The Recommended Action
If the rezoning is approved, it would set a precedent which could encourage owners of C-N
zoned land to apply for PD rezonings to allow C-R type uses as tenants. The net result
would be further erosion of the purpose and intent of neighborhood commercial centers
which is to serve a localized residential area.
I�'i�l� city of san t osispo
COUNCIL AGENDA REPORT
PD 1414
Page 2
Data Summar*
Address: 773 Foothill Boulevard
Applicant: Ed Gingrich
Representative: RRM Design Group
Present Zoning: C-N
Present General Plan: Neighborhood commercial
Environmental Status:.A negative declaration on environmental impact was granted by the
Director on December 14, 1988.
Site Description
Fully improved shopping center with 70,000 square feet of leasable floor space on a
level, 4.8 acre site. Surrounding uses include a variety of neighborhood and retail
commercial uses as well as older residential neighborhoods. A large, vacant parcel zoned
R-4 is adjacent to the west.
Evaluation
L General Plan/Zoning Considerations -- Land use decisions in the C-N zone are
governed by the following:
Land Use Element Policies
• The city should support the concept of neighborhood convenience centers (2-5
acres depending on neighborhood size) whose service area will require shorter
automotive trip distances and will encourage nonvehicular convenience shopping.
• The city should evaluate the need for and desirability of additions to existing
neighborhood commercial centers as specific development proposals are made. Uses
must be those which will serve nearby residents, not the community as a whole:
• Specialized retail stores, and recreational uses may be established within
neighborhood commercial areas so long as (1) individually, their size would not
constitute a major citywide attraction and (2) cumulatively, they would not
displace more general, convenience uses.
Zoning Regulations
The zoning ordinance allows the retail sale and rental of `specialty' items in the
C-N zone subject to the following restrictions:
• The gross floor area of each establishment shall not exceed two thousand square
feet.
• The combined floor area of such establishments within a shopping center, or on a
parcel which is not in a shopping center, shall not exceed twenty five percent
of the total floor area.
NOTE: `Specialties' includes such items as shoes, clothing, books, records,
video, toys, stationary, gifts, etc.
city of san tins oBispo
di;% COUNCIL AGENDA REPORT
PD 1414
Page 3
The overall intent of the neighborhood commercial zone, then, is to provide for the
localized needs of residential neighborhoods. Furthermore, to approve a planned
development rezoning, the Council must make one or more specific findings (see
attached) that the project will provide public benefits which equal or exceed that
which would be gained through conventional zoning and design standards.
2. The Applicant's Request -- The Foothill Plaza shopping center has been the
subject of many proposed zoning actions in recent years. The Council may recall
unsuccessful requests to rezone the site to C-R, retail commercial, and to allow the
retail sale of auto parts in the C-N zone. The common element to these prior requests
was a desire to gain greater flexibility for tenant occupancy, given that some of the
tenant spaces are large and the fact that few of the uses allowed in the C-N zone
require large tenant spaces. In addition, the 2000 square foot size limit for
individual specialty retail uses further limited the possible tenants for one of the
larger spaces which was formerly occupied by a hardware store and remained vacant for
some time. (The tenant space in question has since been divided and partially
leased.)
The applicant has applied for the PD rezoning as a means of allowing by right (no use
permit requirements) up to 45% of the leasable floor area (approx. 31,500 sq. ft.) of
the center to be occupied by uses that are not normally allowed in the C-N zone. As
outlined above, the zoning ordinance currently allows up to 25% of the leasable space
to be occupied by "specialty retail" uses, such as shoe stores, books, clothing and
record stores.
Note from Attachment "C" that most of the uses proposed are allowed by right in the
C-R and/or C-S zones, and with the exception of retail sales of specialty items, none
of the uses are currently allowed in the C-N zone. The applicant's representative
contends (see letter, attached) that the expanded list of uses is justified because
Foothill Plaza is located within a large concentration of high density residential
zoning and that because of the proximity of this large population base, the size of
the center and the fact that there are few other C-N zoned parcels in this part of
the city, a diversity of uses which typically would have a community-wide service
area are appropriate because the "neighborhood" being served contains a uniquely
large number of people. Staff questions this reasoning since it ignores the
possibility that the proposed uses will serve the local neighborhood in addition'to
customers throughout the city. Furthermore, as the Land Use element policies suggest,
the C-N zone is intended to serve localized needs so that longer vehicle trips are
reduced or avoided altogether.
As mentioned above, in order to approve the PD rezoning the Council must make one or
more findings that the project will provide public benefits which meet or exceed
those which would be obtained through conventional zoning. In this case, staff cannot
envision benefits accruing to the public from the added types of uses which could
occupy the center, especially when typical C-N zone uses would be displaced.
3. Planning Commission Action -- As mentioned above, the Planning Commission voted
7-0 to deny the rezoning based on the finding that it would be inconsistent with the
purpose and intent of the C-N zone. Several of the Commissioners felt that it was not
timely to be deciding changes to land use designations at a time when the Land Use
element is being revised and recommended that the land use designation for the site
be evaluated as part of the Land Use element update.
II�M�► i�lllllppp� ►i���l city of San tins OBISp0
COUNCIL AGENDA REPORT
PD 1414
Page 4
ALTERNATIVES
The Council may:
L Adopt the draft resolution (attachment A) to deny the rezoning. (Staff and Planning
Commission recommendation).
2. Adopt the draft ordinance (attachment B) to approve the rezoning.
3. The Council may continue review.
OTHER REVIEW
The Planning Commission voted 7-0 to deny the rezoning at its January 11, 1989 meeting.
The Public Works Department suggests that the parking lot be re-configured to function
better, particularly as it relates to on-site circulation and the number and location of
compact parking stalls.
RECOMMENDATION
Adopt the attached draft resolution (attachment A) to concur with the negative
declaration on environmental impact and deny the rezoning request based on the following
finding:
1. The proposed rezoning is inconsistent with the purpose and intent of the C-N zone in
that the proposed uses will have a citywide service area.
Attachments: Vicinity map
Attachment A (draft resolution to deny the rezoning)
Attachment B (draft ordinance to approve the rezoning)
Attachment C (the applicant's list of proposed uses)
Draft minutes from the Planning Commission's January 11, 1989 meeting —Ilor
Required findings for PD rezoning ,40a44A
Applicant's statement ArA
Initial study CLOS
Enclosed: Site plan
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Attachment "A"
RESOLUTION NO. (1989 Series)
ARESOLUTION OF THE CITY OF SAN LUIS OBISPO DENYING
AN AMENDMENT TO THE OFFICIAL ZONE MAP OF THE CITY TO REZONE
4.8 ACRES AT 773 FOOTHILL FROM C-N TO C-N-PD
WHEREAS, the Planning Commission and the City Council have held hearings to consider
the proposed amendment in accordance with the California Government Code; and
WHEREAS, the proposed amendment has been evaluated in accordance with the California
Environmental Quality Act and the city's Environmental Impact Guidelines; and
NOW, THEREFORE, the Council resolves as follows:
SECTION 1. Fin in s..
1. The proposed amendment is inconsistent with the neighborhood orientation of the
Neighborhood Commercial zone according to the general plan and zoning regulations.
SECTION Z. Environmental Determination. An environmental study has been prepared
and the Community Development Director has approved a negative declaration.
SECTION 3. Action. The request to amend the text of the zoning regulations to allow
retail sale of auto parts and accessories in the C-N zone is hereby denied.
On motion of seconded by ,
and on the following roll-call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day of
Mayor
ATTEST:
City Clerk
Resolution No.
Page 2
APPROVED:
City Administrative Officer
City A Iry
Community Development Director
Attachment "B"
ORDINANCE NO. (1989 Series)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO AMENDING
THE OFFICIAL ZONE MAP OF THE CITY TO REZONE
APPROXIMATELY 4.8 ACRES AT 773 FOOTHILL BLVD.
FROM C-N TO C-N-PD
WHEREAS, the Planning Commission and the City Council have held hearings to consider
appropriate zoning on subject property in accordance with Section 65800 et. scq. of the
Government Code; and
WHEREAS, the City Council finds that the proposed zoning is consistent with the
general plan; and
WHEREAS, the City Council finds that the proposed uses to be allowed in this C-N
center as part of the Planning Development rezoning provides a greater range of services
and commodities than would be provided by conventional zoning.
WHEREAS, the rezoning has been evaluated in accordance with the California
Environmental Quality Act and the city's Environmental Impact Guidelines, and a negative
declaration has been granted by the city; and
WHEREAS, the proposed zoning promotes the public health, safety, and general welfare;
and
BE IT ORDAINED by the Council of the City of San Luis Obispo as follows:
SECTION 1. That the area shown on the map attached hereto marked Exhibit "A" and
included herein by reference, be reclassified from C-N to C-N-PD.
SECTION 2. That the list of allowed uses for the site shall include those listed on
Exhibit "B" and included herein by reference, in addition to uses ordinarily allowed in
the C-N zone as lited in Section 17.22.010 of the Zoning Ordinance.
SECTION 3. After review and consideration, the determination of the Community
Development Director to approve a negative declaration is hereby upheld.
SECTION 4. This ordinance, together with the ayes and noes, shall be published once
in full, at least three (3) days prior to its final passage, in the Telegram-Tribune, a
Ic
Ordinance No. (1989 Series)
Page 2
newspaper published.and circulated in said city, and the same shall go into effect at the
expiration of thirty (30) days after its said passage.
INTRODUCED AND PASSED TO PRINT by the Council of the City of Sand Luis Obispo, at it
meeting held on the day of 1989 on motion
of seconded by and on the following roll call
vote:
AYES:
NOES:
ABSENT:
Mayor Ron Dunin
ATTEST:
City Clerk Pamela Voges
APPROVED:
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Exhibit TO
List Of Proposed Uses To Be Allowed By
Right For Up To 45% Of The Leasable Floor Area Of
Foothill Plaia, With Corresponding Use Permit
Requirements By Zone
USE O C-C C-R C-S M
Advertising services A A/D A A D
Broadcast studio A A/D A A A
Catering service A A A
Computer service A A/D A A D
Delivery and private.
postal service D A A A
Electronic games D D
Photofinishing, blue-
printing PC A A
Retail sales -- lumberyards
nurseries D A A A
Retail sales -- appliances,
furniture, business supplies A A A
Retail sales -- auto parts
and accessories D A A PC
Retail sales -- specialties
(shoe stores, clothing, books,
records, toys, stationary,etc.) A A
Secretarial services A A/D A D
Ticket/travel agencies A A A PC D
A = Allowed By Right
D = Allowed With Director's Approval
A/D = Allowed On Upper Floors, Director's Approval For Ground Floor
PC = Planning Commission Approval Required
NOTE: None of the uses listed above are allowed in the C-N zone.
Attachment C
List Of Proposed Uses To Be Allowed By
Right For Up To 45% Of The Leasable Floor Area Of
Foothill. Plaza, With Corresponding Use Permit
Requirements By Zone
USE O C-C C-R C-S M
Advertising services A A/D A A D
Broadcast studio A A/D A A A
Catering service A A A
Computer service A A/D A A D
Delivery and private
postal service D A A A
Electronic games D D
Photofinishing, blue-
printing PC A A
Retail sales -- lumberyards
nurseries D A A A
Retail sales -- appliances,
furniture, business supplies A A A
Retail sales -- auto parts
and accessories D A A PC
Retail sales -- specialties
(shoe stores, clothing, books,
records, toys, stationary,etc.) A A
Secretarial services A A/D A D
Ticket/travel agencies A A A PC D
A = Allowed By Right
D = Allowed With Director's Approval
A/D = Allowed On Upper Floors, Director's Approval For Ground Floor
PC = Planning Commission Approval Required
NOTE: None of the uses listed above are allowed in the C-N zone.
17.62.030-17.62.05
the final development plan.(Ord. 941§ I (part). and council must find that the proposed develop-
1982: prior code.§ 9204'4(B)) ment satisfies at least three of the five criteria set
17.62.030 Actions of the council. out in subsection A of this section.The applicant
After giving notice as provided in Section provide a detailed statement indicating how
the development satisfies the appropriate criteria
17.70.030. the council shall hold a public hear- set out in subsection A of this section. The max-
ing on the application and the recommends- imum density bonus is not automatic. In detec-
tions of the planning commission. The council mining the allowable bonus, the commission
may approve.approve subject to certain modifi- and council shall assess the extent to which these
cations. or denv the proposal. The decision of criteria are met
the council shall be rendered in writing, stating tC.oTo approve a planned development allow
all modifications or conditions to be reflected in ing large professional office buildings which can
the final development plan. If it approves or include multiple tenants but with no single ten-
conditionally approves the preliminary devel- ant space less than two thousand five hundred
opment plan. the council shall approve the square feet in the CS or M zone, the planning
rezoning and the official zone map shall be commission or council must find that it meets
amended to indicate approval of the planned each of the criteria listed below. The following
development. (Ord. 941 § l (part). 1982: prior office-related uses are prohibited in the PD in
code§ 9204.4(C)) these zones: Banks. real estate offices, financial
institutions, medical clinics and doctors' offices
17.62.040 Required findings. and lawyers' offices.
A. To approve a planned development. the 1. The project will be compatible with existing
planning commission and council must.find that and allowed land uses in the area.
it meets one or more of the following criteria: 2. The project's location or access arrange-
1. It provides facilities or amenities suited to a ment do not significantly direct traffic to use
particular occupancy group (such as the elderly local or collector streets in residential areas.
or families with children) which would not be 3. The project will provide adequate mitiga-
feasible under convectional zoning; tion to address potential impacts related to noise.
2. It transfers allowable development, within light and glare and loss of privacy,among others.
a site. from areas of greater environmental sen- imposed by commercial activities on nearby resi-
sitivity or hazard to areas of less sensitivity or denial areas,by using methods such as setbacks.
hazard. landscaping, berming and fencing:
3. It provides more affordable housing than 4. The project does not preclude industrial or
would be possible with conventional develop- service commercial uses in areas especially suited
menta for such uses when compared with offices.
4. Features of the particular design achieve 5. The project does not create a shortage of CS
the intent of conventional standards (privacy, and M zoned land available for service commer-
usable open space, adequate parking, com- tial or industrial development.(Ord. 1087§ I Ex.
patibility with neighborhood character, and so A(2). 1987;Ord.941 § l (part), 1982:prior code§
on) as well as or better than the standards them- 9204.4(D))
selves:
5. It incorporates features which result in con- 17.62.050 Requirement for development plan.
sumption of less materials,energy or water than No land division may be undertaken and no
conventional development. construction begun within an area zoned PD
B. In order to grant a "density bonus' (as until a final development plan has been
explained in Section 17.50.030).the commission
484-1 ISan Luis ObnW 1471
� As
October 5; 1988
Mr. Mike Multari , Director
Community Development Department
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
Re: Foothill Plaza Rezoning
Dear Mr. Multari :
On behalf of our client, Channel Properties, we are submitting for
your review and approval an application for rezoning of the Foothill
Plaza, located on the southwest corner of Foothill Boulevard and
Broad Street, from C-N to C4-PD.
The purpose of this PD zone request. is to expand the list of allow-
able uses that may be located in this particular commercial center.
The following paragraphs will describe why we feel a broadening of
uses at the Foothill Plaza is warranted.
San Luis Obispo contains seven areas zoned C-N. The C-N zone is
defined as a zone ". . . intended to provide retail sales and personal
services primarily for the convenience of surrounding residential
areas." These C-N zoned areas serve primarily low and medium-density
residential neighborhoods, with the exception of the Foothill Plaza
and Laurel Lane shopping centers. The Laurel Lane Center serves a
relatively small high and medium-density residential area.
The Foothill Plaza Center, on the other hand, is located within the
largest high-density residential enclave in the city. Furthermore,
it is the only C-N zone center of considerable size north of Highway
101 serving the 2,800 on-campus residents at Cal Poly and .the
thousands of staff members and off-campus students who utilize this
center. In view of the fact that this is the largest C-N shopping
plaza serving the entire densely-populated north end of the city, we
feel that slightly broadening the commercial uses allowed in the
plaza would permit it to more successfully "provide retail sales and
personal services primarily for the convenience of surrounding
residential areas". Due to the population that is concentrated in
the vicinity of the Foothill Plaza Center, uses that would typically
have a community wide service area, in effect become "neighborhood
serving" uses.
Mr. Mike Multari
October 5, 1988
Page 2
REZONING PROPOSAL
We propose rezoning of the Foothill Plaza Shopping Center from C-N to
C-N-PD to allow up to 45% of the plaza's leasable space to be
occupied by uses not otherwise permitted in the C-N Zone.
The following uses are proposed to be allowed in the C-N PD zone:
Advertising and related services
(Graphic design, writing, mailing, addressing, etc. )
Broadcast Studios
Catering services
Computer Services
Delivery and private postal services
Electronic game amusement center
Photo finishing - wholesale; blueprinting, microfilming
Retail sales - building and landscape materials
(lumberyards, nurseries, floor and wall coverings,
paint, glass stores, etc. )
Retail sales - appliances, furniture and furnishings, musical
instruments; data processing equipment, business, office and
medical equipment stores; catalog stores; sporting goods,
outdoor supply
Retail sales - auto parts and accessories except tires and
batteries as principal use
Retail sales and rental - specialties (shoe stores, clothing
stores, book/record/videotape stores, toy stores, stationery
stores, gift shops)
Secretarial and related services (court reporting, stenography,
_ typing, telephone answering, etc. )
Ticket/travel agencies
To approve this Planned Development Zone Overlay for the Foothill
Plaza Center, we propose the following findings be made:
Findings
1. The proposed project will not be detrimental to the health,
safety and welfare of persons living or working in the area.
2. The proposed project will be compatible with existing and
allowed land uses in the area.
3. The proposed project provides uses suited to the particular
neighborhood's needs in the surrounding area, which are not
otherwise available nearby under conventional zoning.
i
i
Mr. Mike Multari
October 5, 1988
Page 3
4. The subject site is located in an area of the city where the
immediate surrounding population is of a sufficient size and
density to substantiate the inclusion of land uses not
otherwise permitted in the C-N zone.
5. The proposed project will result in consumption of less
energy (gasoline) and generate less traffic and air
pollution because it will provide for needed services in
close proximity to a large, high density residential area.
These uses would otherwise be available only by traveling a
greater distance by automobile.
6. The proposed project will not result in the proliferation of
uses out of the major CR and CC zoned areas of the city
(particularly downtown) .
The expansion of allowable uses is justifiable due to the uniqueness
of the surrounding neighborhood's densities and population
characteristics (i.e. high student population). The findings above
substantiate this request and can be made on the basis of the size of
the neighborhood service area for the center.
Please find enclosed the necessary applications, site plan, and
application fee for the requested re-zoning. Contact me as soon as
you have had an opportunity to review the enclosed materials:
Sincerely,
RRM SIGN GROUP
Ir
. Wilbanks, AICP
resident
ng Division
cc: Mr. Ed Gingrich
Channel Properties
A14/JW-FTHLL
city of sm tuts oBIspo
��ii�►I►IIIII IIIIIIIII►►
I�IiIFINMITIAL STUDY OF ENVIRONMENTAL IMPACT
Err
SITE LOCATION - FM=HiZ IA4 APPLICATION NO.
PROJECT DESCRIPTIO
a
APPLICANT
STA F RECOMMENDATION:
NEGATIVE DECLARATION MITIGATION INCLUDED
EXPANDED IWTIAL STUDY REQUIRED ENVIRONMENTAL IMPACT REPORT REQUIRED
PREPARED BY DATE
COMMUNITY DEVELOPMENT DIRECTOR'S ACTION: pA 12/14/88
Negative Declaration
SUMMARY OF INITIAL STUDY FINDINGS
I.DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
IL POTENTIAL IMPACT REVIEW POSSIBLE ADVERSE EFFECTS
A. COMMUNITY PLANS AND GOALS ......................................................
B. POPULATION DISTRIBUTION AND GROWTH...................:......................
C. LAND USE ................................,........................................
D. T RANSPORTATION AND CIRCULATION ..............................................
E. PUBLIC SERVICES ............................................_........... ......
F. UTILITIES................_..................................................... , �
G. NOISE LEVELS ..........._...........................................................
H. GEOLOGIC 5 SEISMIC HAZARDS&TOPOGRAPHIC MODIFICATIONS .....................
1. AIR QUALITY AND WIND CONDITIONS...............................................
J. SURFACE WATER FLOW AND QUALITY ........................................ .
KPLANT LIFE....................._................................................
LANIMAL LIFE.....................................................................
M. ARCHAEOLOGICALIHISTORICAL ...................................................
N. AESTHETIC ...............................................................
O. ENERGY/RESOURCE USE ..........................................................
P. OTHER ......................................................................
....
ITL STAFF RECOMMENDATION
'SEE ATTACHED REPORT
I. DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
The applicant proposes changes to the zoning regulations governing use of an existing
shopping center with approximately 70,000 square feet of leasable area in a C-N zone.
Over 60,000 square feet are currently occupied by a variety of retail, restaurant,
personal service and bank uses.
The changes would allow various additional uses normally allowed in the C-R zone, and
would increase the floor area which could be devoted to specialty retail sales.
The center is surrounded by various neighborhood commercial uses and residential uses,
with a large vacant parcel zoned for R-4 use adjacent to the west.
I1. POTENTIAL IMPACT REVIEW
A. Community Plans and Goals
The Land Use Element of the general plan states the following policy:
Specialized retail stores, and recreational uses may be established within
neighborhood commercial areas so long as (1) individually, their size would not
constitute a major citywide attraction and (2) cumulatively, they would not displace
more general, convenience uses.
This policy is reflected in the Zoning Regulations in a limitation on the maximum size of
specialty retail tenants in the C-N zone, and a limitation of the maximum percentage
(25%) of a C-N center which may be occupied by such uses.
As indicated in the application, the limit for this center is proposed to to be 45%, and
various uses in addition to specialty retail are to be allowed. Currently, approximately
4% of the center's floor area is devoted to this type of use, so the ultimate potential
for additional "C-R" type uses would be about 25,000 square feet.
It seems likely that adequate neighborhood commercial services would remain available in
the vicinity in this center and the three other C-N and C-R centers nearby.
Significance: It is unlikely that the rezoning of this center would result in
significant disruption of existing shopping patterns in the city since the downtown
C-R/C-C arca has over 800,000 square feet of retail floor space. The cumulative effects
of similar rczonings might be significant.
Mitigation: If the project is approved, the Land Use Element policies governing similar
projects should be clarified.
D. Transportation and Circulation
Existing uses in the center generate traffic at different rates. Note that restaurants -
which are not subject to floor area limitations under existing regulations - generate a
much higher level of traffic than does specialty retail. The City Engineer does not
expect the range of generation rates or the overall amount of traffic generated to change
significantly, although the length of trips generated may increase as trips within the
neighborhood decrease and trips from across town increase. The existing circulation
system is adequate to handle such an incremental change, in the Engineer's judgement.
Significance: No significant impact is expected to occur.
III. STAFF RECOMMENDATION
The project will not result in significant adverse impacts, and a negative declaration
should be approved. If this project is approved, however, the Land Use Element should be
amended to prevent adverse cumulative impacts from future similar projects..
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k, IF,Council
P_1 CAO MEETING. AGENDA
draft �,Carl Ply EM-�� f IT
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P.C. Minutes �'�ClerK-Clg.
January 11, 1989 VN mjL rA;Z(
Page 8
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8. Planned Development Rezonina PD1414. Consideration of amending the zoning map to
neighborhood-commercial-planned development (C-N-PD) from neighborhood-commercial
(C-N) to allow for expanded retail uses; 773 Foothill Boulevard; Channel Properties,
applicant.
Greg Smith, Associate Planner, presented the staff report, recommending that the
commission concur with the negative declaration on environmental impact and find that the
proposed rezoning is inconsistent with the purpose and intent of the general plan and
deny the request.
Chairperson Kourakis declared the public hearing open.
John Wilbanks of RRM Design Group, representative, indicated that applicant desired some
flexibility in placing tenants in the shopping center that would not necessitate having
to come to the commission each time for approval. He believed there was justification in
broaden the allowed uses in this center because of the large size of the center and its
close proximity to Cal Poly. He felt that by broadening the allowable uses within the
center, trips from the immediate neighborhood would be shortened rather than drawing more.
trips from other parts of town. He noted that the proposal will not displace more
general convenience uses and no immediate or drastic changes would take place in the
center if the zoning were approved. He indicated that they proposed uses that would be
allowed by right in the C-R with the exception of photofinishing and blueprinting and
electronic games. He noted that no specific uses or changes were being proposed for the
center at this time but was asking for the PD rezoning to cover 45% of the shopping
center which would exclude the Lucky's and Thrifty buildings.
Chairperson Kourakis declared the public hearing closed.
Commr. Gerety felt it may be appropriate to rezone this area to C-R in the future, but
felt it was inappropriate at this time since the Planning Commission is in the processing
studying the general plan for a major update. He recommended denial of Planned
Development Rezoning PD 1414, based on the following finding that the proposed rezoning
is inconsistent with the purpose and intent of the C-N zone in that the proposed uses
will have a citywide service area.
Commr. Schmidt seconded the motion, Resolution No. 4076-89.
Chairperson Kourakis supported the motion agreeing with Commr. Gerety that the request
was premature. She agreed that that area was different from other areas in the city and
felt a campus-commercial zoning area may be appropriate to consider.
Commr. Schmidt indicated that this was the only neighborhood center in that part of town
which serves and has functioned well as a neighborhood center for many years. He
questioned if many of C-R allowed uses even belonged in a neighborhood center.
RECEIVED
MAI 2 1989
CrTy CLERK
SAN LU15ABICPO.CP
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P.C. Minutes
January 11, 1989
Page 9
Commr. Crotser indicated he was prepared to support the proposal with an amending of the
proposed uses, however, considering the upcoming update of the general plan, he agreed
that the request was premature.
AYES: Gerety, Schmidt, Crotser, Duerk, Hainline, Roalman, Kourakis
NOES: None
ABSENT: None
The motion passes.
Commr. Gerety left the meeting.
COMMENT ISCUSSION
Staff and commisst ers discussed recent council actions including the Nazarene Church
appeal and the Roya Way subdivision, with Roy Hanff joining in the discussion.
The commission discuss the proposed City Hall expansion project and suggested the
commission review the pr 'ect at the next special meeting with the goal to forward
comments to the City Coun 'I regarding retention of the green space between City Hall and
the library.
Commr. Duerk noted the dinner eeting was scheduled for January 26th at Tsurugi's
Restaurant.
Chairperson Kourakis noted UCSB uld be conducting a conference on water law and
policies.
The meeting adjourned at 10:45 p.m. to th next special meeting of the commission
scheduled for January 12, 1989, at 4:00 p.m. in the Planning Conference Room (Room 22),
City Hall, 990 Palm Street.
Respectfully submitted,
Barbara Ehrbar
Recording Secretary
V TING AGENDA
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DAI E 3" 7"9' ITEM #
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R R M D E S I G N G R O U P
An hilerfure•Plmluigv•EfnKiurrriq¢'Inferior. *Denotes action by Lead Person
Respond by:
(-Council
February 28, 1989 CAO
&01y Atty.
OiCrerk-ori-.
Mayor Ron Dunin
City of San Luis Obispo F ✓
P.O. Box 8100
San Luis Obispo, CA 93403-8100
Re: Foothill Plaza Rezoning
Dear Mayor Dunin and Members of the Council :
On behalf of our client Ed Gingrich, I wish to request that the City
Cduncil continue its consideration of the proposed rezoning of the
Foothill Plaza property to the Council 's next regular meeting. This
continuance will allow us to discuss with staff other new options on
how we might approach the rezoning and finding a set of conditions
under which a rezoning might be favorably considered.
In our research of the City's Zoning Regulations as well as the
Zoning Regulations of other communities in the Central Coast, we have
found that there might be some other techniques that could be
explored on the property that might be more palatable to the City
Council in a public policy sense.
Please confirm that this continuance is acceptable to you and other
members of the Council . If it is not acceptable at this time,we will
be prepared to make our full presentation to the Council .
Sincerely,
RRM DESIGN GROUP
T. Keith Gurne
Senior Vice P sident
Planning Div sion
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