HomeMy WebLinkAbout04-08-2015 PC Item #3 - 3680 Broad StreetMeeting Date: April 8, 2015
Item Number: 3
2
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Review of a mixed-use affordable housing project with 4,400 square feet of commercial space and 46 residential units, including a height exception as an affordable housing incentive, and a Master Use List located 3680 Broad Street. PROJECT ADDRESS: 3680 Broad Street BY: Rachel Cohen, Associate Planner Phone Number: 781-7574 e-mail: rcohen@slocity.org FILE NUMBER: USE-0809-2015 FROM: Doug Davidson, Deputy Director
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) allowing approval of the mixed-
use project subject to findings and conditions.
SITE DATA
Applicant For the Future Housing
Representative Jim Rendler
Submittal Date 1/20/2015
Complete Date 2/3/2015
Zoning Service Commercial with a special
considerations overlay (C-S-S)
General Plan Services Manufacturing
Site Area 1.6 acres
Environmental
Status
Categorically Exempt from
environmental review under
Section 15332, Class 32, In-fill
Development Projects, of the
CEQA Guidelines.
SUMMARY
The applicant proposes to establish a mixed-use affordable housing project at 3680 Broad Street within
the C-S zone (Attachment 2, Project Plans). This project requires approval of a Planning Commission
Use permit to allow a Mixed-Use project in the C-S zone. The proposed project consists of 4,400
square feet of commercial space and 46 affordable one, two, and three bedroom units. The project is
consistent with General Plan policies, Zoning Regulations and the City’s 2013-15 and upcoming 2015-
17 Financial Plans, which identified affordable housing as a Major City Goal. The ARC will review
the project following the Planning Commission’s action on the Use Permit.
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1.0 COMMISSION’S PURVIEW
The Planning Commission’s purview is to review the project in terms of its consistency with the
General Plan and Section 17.08.072 of the Municipal Code (M.C.). This section of the M.C. provides
standards for the design of mixed-use project to ensure compatibility between residential and
commercial land uses. If the Planning Commission approves the use permit, the project will return to
the ARC for a final review of design details and incorporation of code requirements.
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
The project site consists of one undeveloped lot on the east side of Broad Street, approximately
0.25 miles north of Tank Farm Road. 3680 Broad was originally a part of 3710 Broad Street, which
was approved for subdivision on March 15, 2013 (application #MS 16-13). The site is located in
the Service Commercial zone with a Special Considerations overlay (C-S-S) (Attachment 3,
Vicinity Map). The S-overlay is in place to assure the review of necessary public improvements,
unique site constraints in relation to the Orcutt Creek culvert and to ensure the safe and orderly
development within the Broad Street Annexation Area. Site specific details are noted in Table 1
below.
Table 1: Site details
Site Dimensions
(approx.)
Area: 69,696 sq ft (1.6 acres)
Width: 150 feet
Depth: ~461 feet
Current Use Vacant (no structures), improved with an access road into the property
Topography Elevation: Min. 173 feet; Max. 185 ft.
Slope: Nearly flat, 5% or less
Access From Broad Street via shared private drive
Surrounding Use /
Zoning
North, South & East: C-S-S (Service Commercial Uses); McCarthy Steel, Derrel’s
Mini Storage, The Gas Company, Plumbers and Steamfitters Union, Woodtech
Cabinet Specialists Inc., and Central Elevator Services
West: PF (Sports Fields) & C/OS (Open Space); Damon-Garcia Sports Fields
2.2 Project Description
The project proposes to construct a new mixed-use project called Iron Works that consists of 46
dwelling units, which are 100% affordable and restricted to extremely low, very-low and low
income households (households earning 30-60% of the area median income) and 4,400 square feet
of commercial space. The project involves site grading, building construction, parking,
landscaping and other site improvements. Utilities have already been stubbed in as part of the
recent subdivision as described in Section 2.1. The development will include a single story 4,400
square foot commercial building along the Broad Street frontage and two, three-story residential
buildings located behind the commercial building.
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The two residential buildings include:
• a leasing office;
• residential amenities: a laundry facility, technology center, and a community room;
• 46 units ranging in size from 557- 1,030 square feet:
o 12, one-bedroom units;
o 19, two-bedroom units;
o 15, three-bedroom units;
• Interior courtyards located in the center of each building and another courtyard between
the buildings that includes a play area for children.
Figure 1: View of the southern side of the residential units, looking towards Broad Street
2.3 Project Statistics
As shown in Table 2 below, the project complies with most applicable property development
standards. The applicant is requesting a maximum building height of 43 feet where a 35-foot
height is normally required as an incentive for affordability. Further discussion on height and
density is included below in Section 3.2.3, Maximum Density.
Table 2
ITEM PROPOSED1 ORDINANCE STANDARD2
Street Yard 20 15
Max. Height of Structure(s) 43 feet 35 feet
Building Coverage 35% 75%
Parking Spaces 74 61
Bicycle Spaces 49 49
Notes: 1. Applicant’s project plans; 2. City Zoning Regulations
2.4 Architectural Style
The project design is a contemporary interpretation of the commercial-industrial architecture that
exists in the surrounding neighborhood. The project includes the use of corrugated metal with fiber
cement siding and industrial style windows, awnings, railings and metal trim panels. The design
also includes peaked, standing seam roofing and a complementary color palette to neighboring
structures.
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3.0 PROJECT ANALYSIS
3.1 General Plan Policies
Both the Housing Element and the Land Use Element encourage mixed-use projects where they
can be found to be compatible with existing and potential future development. Housing
Element, Program 6.15 identifies the subject site as an area for higher-density, infill or mixed
use housing:
Consider General Plan amendments to rezone commercial, manufacturing or public facility
zoned areas for higher-density, infill or mixed use housing where land development
patterns are suitable and where impact to Low-Density Residential areas is minimal. For
example, areas to be considered for possible rezoning include, but are not limited to… 3710
Broad Street (Plumbers and Steamfitters Union 1). (See Attachment 4, Housing Element
Map).
Additionally the proposed project is consistent with Housing Element Policy 2.4 because the
project encourages housing production for extremely low, very low and low income financial
strata of the City’s population and contributes to the Regional Housing Needs Allocation for
the 2014 - 2019 planning period 2.
The Land Use Element encourages compatible mixed uses in commercial districts (policy
3.5.6) and specifically discusses residential and commercial mixed-use in policy 2.2.6:
The City shall encourage mixed use projects, where appropriate and compatible with
existing and planned development on the site and with adjacent and nearby properties.
The City shall support the location of mixed use projects and community and neighborhood
commercial centers near major activity nodes and transportation corridors/transit
opportunities where appropriate.
3.2 Zoning Regulations (17.08.072 Mixed Use Projects)
3.2.1 Design Considerations
The zoning code requires mixed-use projects be designed to achieve specific objectives
including design criteria, site layout and performance standards 3. A further design review of
1 Per the recent subdivision, “3710 Broad Street” also includes new parcels with the addresses of 3680, 3720, and 3690
Broad Street. 2 These proportions are: extremely low income, 12 percent, very low income, 12 percent; low income, 16 percent; moderate
income, 18 percent; and above moderate income, 42 percent. 3 A. Design considerations. A mixed use project shall be designed to achieve the following objectives:
1. The design shall provide for internal compatibility between the different uses.
2. Potential noise, odors, glare, pedestrian traffic, and other potentially significant impacts on residents shall be
minimized to allow a compatible mix of residential and nonresidential uses on the same site.
3. The design of the mixed use project shall take into consideration potential impacts on adjacent properties and shall
include specific design features to minimize potential impacts.
4. The design of a mixed use project shall ensure that the residential units are of a residential character and that privacy
between residential units and between other uses on the site is maximized.
5. The design of the structures and site planning shall encourage integration of the street pedestrian environment with
the nonresidential uses through the use of plazas, courtyards, walkways, and street furniture.
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the project will be completed by the ARC. The purpose of the performance standards is to
help ensure the compatibility between the residential and commercial uses both within the
project site and on adjacent properties.
Staff’s Analysis:
The Iron Works project is designed with a single-story commercial structure along the
Broad Street frontage with two, three-story residential structures located behind the
commercial structure to provide a buffer from potential noise, odors, glare and commercial
traffic. Pedestrian walkways are designed to link both commercial and residential uses to
the public right-of-way, courtyards, play area and parking areas. Three courtyard areas are
buffered by the residential structures and extensive landscaping to protect the areas from
prevailing wind, noise and overlook. The building designs have a distinct residential
character, with private outdoor use areas (patios, porches and decks) included within many
of the units. Parking and covered bicycle storage for the all the residential uses is provided.
The project is ideal for mixed-use because of its location near other mixed-use projects and
neighborhood serving retail, restaurants and low-intensity commercial uses.
3.2.2 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.
Staff’s Analysis:
The Planning Commission is being asked to approve a Master Use List for the project to
ensure on-going compatibility between commercial and residential uses. The uses that are
anticipated include various types of offices, retail uses including restaurants and various
personal and business services as consistent and appropriate for the C-S zone (Attachment
1, Draft Resolution, Exhibit A). This Master Use List is consistent with the uses approved
by the Commission for the Village at Broad and South Higuera mixed-use projects.
3.2.3 Maximum Density
The project is requesting a density bonus and an incentive to allow a maximum building
height of 43 feet where a 35-foot height is normally required (see Figure 2). There are 46
units in the project, and the proposed density is 28.75 units per acre. The maximum density
allowed in the C-S zone is 24 units per acre. As a 100% affordable housing development,
the applicant is entitled up to a 35% density bonus under State law. The proposed density
bonus for the project is 29%, consistent with State law.
In addition, Senate Bill (SB) 1818 requires cities to grant up to three “concessions and
incentives” for affordable housing projects. The added height proposed to accommodate
the project would be an exception to standards that is appropriate as an incentive consistent
with SB 1818. The applicant is requesting the height exception in order provide a more
architecturally aesthetic pitched roof line to the project (as opposed to a flat roof design)
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.
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and slightly higher than typical ceiling height for the first floor community amenities
(community room, technology room, etc.). The use of pitched roofs is consistent with the
Community Design Guidelines which encourages change in roof heights with secondary
hipped or gabled roofs in preference to mansard roofs or segments of pitched roof applied
at the structure’s edge.4 The draft resolution provides language recommending approval of
the proposed density bonus and building height as an appropriate incentive.
Figure 2: East elevation showing the proposed maximum height of 43 feet
3.2.4 Site Layout Standards
1. Location of units – Residential units are located behind the commercial portion of
the project more than 50 feet from Broad Street.
2. Loading areas – Based on the size of the proposed commercial floor area (4,400
square feet), no off-street loading areas are required.
3. Refuse and recycling areas – Commercial uses will utilize trash and recycling
facilities at the front of the site. The residential units will have access to trash and
recycling facilities more central to the site and closer to the residences (See
Attachment 2, Project Plans, pg. A1.0).
3.2.5 Performance Standards
1. Lighting – The applicant has not provided a lighting plan at this time. To minimize
potential light impacts, staff is recommending Condition No. 4 that the project
parking lot poles and fixtures not exceed the height of 15 feet (21 feet is typical)
because of the proximity to residences. Additional information on project lighting
will be required for upcoming ARC review and all exterior lighting shall be
consistent with the City’s Night Sky Preservation Ordinance and complement the
project while respecting the residential occupancy.
2. Noise – The vicinity is developed with low-intensity commercial uses and is
conducive to a mixed-use project. To the north of the site is Darrel’s Mini Storage
which is open from 7 a.m. to 7 p.m. daily. To the south, McCarthy Steel has an
entitlement for a wholesale and distribution business and will operate from 8 a.m. to
4 Community Design Guidelines 5.4.C: Multi-Family and Clustered Housing Design
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5 p.m., Monday through Friday. Also to the south is the Plumbers and Steamfitters
Union building which is used for meetings and classes. Across from the site to the
west are the Damon-Garcia sports fields. Other uses include mixed-use (north of the
site on Broad) and a variety of commercial and service uses on Sacramento Drive.
3. Hours of operation – Project conditions require commercial uses within the project
to be open only between 8 a.m. and 6:00 p.m. Individual uses that are subject to use
permit requirements shall be evaluated based on their proposed hours of operation.
Restaurants that wish to operate outside of these hours of operation must receive
prior approval of an Administrative Use Permit.
3.2.6 Property Development Standards 5
Since the C-S zone is designed to accommodate service-commercial uses, the Zoning Code
allows for specific conditions of approval that can be designed to ensure project
compatibility. As discussed in Section 3.2.2 above, staff is proposing a Master Use List for
the project to ensure on-going compatibility between commercial and residential uses.
3.2.7 Mandatory Findings for Approval 6
Mixed use projects require that the Planning Commission make specific findings regarding
General Plan, neighborhood compatibility, findings for health, safety and welfare, and
findings that the mix of uses provides greater benefits such as proximity to work places,
affordable housing and trip reduction.
The proposed project facilitates the ability to make these findings because it includes 100%
affordable housing, and is in close proximity to transit, workplaces, and bicycle
connections.
3.3 Site Development Criteria
Airport Overlay Zone
The Iron Works mixed-used project is located with the Airport Overlay Zone (AOZ). Section
17.57.40 of the Zoning Regulations includes development standards and uses for sites located
within the AOZ. Per Table 10, the proposed mixed use project is consistent with the
development standards and uses within this zone.
Parking
The Zoning Regulations include a reduced parking requirement for affordable housing projects,
5 Property development standards. The approval of a Use Permit for a mixed use project may include:
a. Conditions of approval that require provisions and standards in addition to, or instead of the property development
standards of the applicable zoning district to ensure the compatibility of uses and surroundings; or
b. Less restrictive standards than required by the applicable zoning district, to the extent allowed by Use Permit
approval in other sections of these regulations, to make particular use combinations more feasible. 6 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 project’s design protects the public health, safety, and welfare; and
c. The mixed uses provide greater public benefits than single-use development of the site. This finding must enumerate
those benefits, such as proximity of workplaces and housing, automobile trip reduction, provision of affordable housing, or
other benefits consistent with the purposes of this Section.
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which is one vehicle space and one bicycle space per unit regardless of number of bedrooms. In
addition the applicant has provided parking (at a ratio of 1/300 square feet) for the commercial
portion of the project. As shown Table 2 (Section 2.3), the project exceeds minimum parking
requirements and provides an additional 13 spaces that can be utilized by the project. The
applicant’s plans have attempted to maximize parking while also accommodating alternative
transportation by including bicycle parking and developing on site that is on a bus route.
S-overlay
The proposed project is located within an S-overlay zone. As mentioned previously, the S-
overlay zone was established to assure the review of necessary public improvements, the
unique site constraints in relation to the Orcutt Creek culvert and to ensure the safe and orderly
development within the Broad Street Annexation Area. The mixed-use project complies with
the S-overlay by including all necessary public improvements and promotes safe and orderly
development within the Broad Street Annexation Area and the Orcutt Creek culvert.
4.0 ENVIRONMENTAL REVIEW
The proposed Iron Works mixed-used is categorically exempt from environmental review (CEQA
Guidelines, Section 15332, Class 32, In-fill Development Projects) because the project is within City
limits, consistent with applicable with Zoning and General Plan policies, surrounded by urban uses,
and on a project site less than five acres in size served by required utilities and public services.
5.0 OTHER DEPARTMENT COMMENTS
Other departments have reviewed the proposed project and conditions have been incorporated into the
resolution. Additional conditions will be provided in the future architectural review report regarding
public improvement requirements, utility connections, and other site features.
6.0 ALTERNATIVES
9.1. Continue the project with direction to the applicant and staff on pertinent issues.
9.2. Deny the project based on findings of inconsistency with the General Plan, Zoning Regulations
and applicable City policy.
7.0 ATTACHMENTS
1. Draft Resolution
2. Project Plans
3. Vicinity map
4. Housing Element Map
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RESOLUTION NO. XXXX-15
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
APPROVING A MIXED-USE COMMERCIAL AND RESIDENTIAL
PROJECT, INCLUDING A HEIGHT EXCEPTION AS AN AFFORDABLE
HOUSING INCENTIVE, AND A MASTER USE LIST INCLUDING A
CATEGORICAL EXEMPTION FROM CEQA AS REPRESENTED IN THE
PLANNING COMMISSION AGENDA REPORT AND ATTACHMENTS
DATED APRIL 8, 2015
(3680 BROAD STREET, USE-0809-2015)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on
April 8, 2015 for the purpose of considering application USE-0809-2015, a request to allow a
mixed use project with 46 residential units and 4,400 square foot commercial space, a height
exception as an affordable housing incentive and a master use list at 3680 Broad Street; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Planning Commission has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations by staff,
presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
Section 1. Findings. Based upon all the evidence, the Commission makes the following
findings in support of the project approval that includes a mixed-use (residential and
commercial) project, consisting of 46 residential units and tenant space to allow up to 4,400
square feet of commercial floor area, a Master Use List, and a building height of 43 feet where
35 feet is the maximum allowed height as an affordable housing incentive to accommodate the
development of the proposed project:
Mixed-Use Findings:
1. That the above recitals are true and correct and are incorporated herein by this reference.
2. That the project’s mixed uses are consistent with the General Plan and are compatible
with their surroundings, with neighboring uses, and with each other since the project has
appropriate setbacks from the roadway and incorporates design features that protect the
privacy and quality of the residential units.
3. That the project is consistent with Land Use Element Policy 2.2.6 “Housing and
Businesses” because the project is nearby neighborhood commercial centers, major
activity nodes and transit opportunities. Housing at this location is and can be compatible
with the proposed and existing commercial uses on-site and on adjacent properties.
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ATTACHMENT 1
4. That the mixed uses provide greater public benefits than single-use development of the
site since the project allows for 100% affordable residential units within close proximity
to transit, retail services and uses, and typical workplaces. Maintaining a 24-hour
presence on the site will ensure additional safety and security for the surrounding
neighborhood and commercial uses.
5. That since the proposed commercial tenant space is located close to Broad Street and is
designed to accommodate small retail uses, substantial conflicts between the residential
and commercial use are not anticipated.
6. That the project complies with all applicable provisions of the Zoning Regulations as
described within the property development standards for the Service- Commercial zone.
7. That 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.
8. That, as conditioned, 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.
Findings for More Restrictive Standards and a Master Use List:
9. Site specific property development standards are needed to protect all proposed uses of
the site, in particular residential uses. A Master Use List, which limits some of the uses
normally allowed in the C-S zones is provided as Exhibit A.
Medical Services
10. Medical services are compatible with surrounding land uses because, as conditioned to
occupy no more than 2,000 square feet of the project’s commercial lease space, adequate
parking is provided on-site to accommodate the range of mixed uses.
11. The project site is located along Broad Street, a street designated as an arterial in the
Circulation Element and has convenient access to public transportation from a transit stop
along Broad Street.
12. The proposed medical service will not significantly increase traffic in residential
neighborhoods because the project site has access to Broad Street and is not located
adjacent to a residential neighborhood. Public use of the proposed medical services does
not require on-site traffic to pass through a residential area.
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ATTACHMENT 1
13. The proposed medical service is consistent with the Airport Overlay Zone (AOZ) because
the overall development is consistent with allowable uses and non-residential density per
M.C. Section 17.57.040, Table 10.
Office Uses
14. Offices will be compatible with existing and proposed uses in the area because the site is
located along Broad Street; a street designated as an Arterial Street in the Circulation
Element, and has convenient access to public transportation and bicycle routes.
15. The project location will not significantly direct traffic to use streets in residential zones
because there are no residential zones bordering the project site.
16. The project will provide adequate mitigation to address potential impacts related to noise,
light and glare, loss of privacy and other impacts on nearby residential areas because, as a
mixed-use project, these considerations are integral part of the project design.
17. The project will not preclude industrial or service commercial uses in areas especially
suited for these uses when compared with offices.
18. The project will not create a shortage of C-S zoned land available for service commercial
or industrial development because there are vacant, developable and under-utilized
properties through-out the City in the C-S zone better suited for industrial uses.
Findings for Density Bonus & Affordable Housing Incentives:
19. The project is consistent with Housing Element, Program 6.15 because it identifies 3710
Broad Street (which includes recently subdivided parcels 3680, 3720, 3690 Broad Street)
as an area for higher-density, infill or mixed-use housing.
20. As a 100% affordable housing development, the applicant is entitled up to a 35%
maximum density bonus under State law. Therefore, the proposed density bonus for the
project of 29% is consistent with established criteria for density bonuses.
21. Senate Bill (SB) 1818 requires cities to grant up to three “concessions and incentives” for
affordable housing projects. The proposed height of 43 feet to accommodate the
development of the proposed project is an exception to standards that is appropriate as an
incentive consistent with SB 1818.
22. The proposed height exception is consistent with Community Design Guidelines, Section
5.4.C -Multi-Family Project Architecture - because the proposed roof design incorporates
significant articulation and is compatible with the character of the neighborhood.
Section 2. Environmental Review. The project is categorically exempt from
environmental review under Section 15332 (In-Fill Development Projects) of the CEQA
Guidelines because the project is within City limits, consistent with applicable City policy,
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surrounded by urban uses, and on a project site less than 5 acres in size served by required
utilities and public services.
Section 3. Action. The Planning Commission does hereby approve application USE-
0809-2015, allowing a mixed use project at 3680 Broad Street subject to the following
conditions:
Planning
1. The applicant shall defend, indemnify, and hold harmless the City and/or its agents,
officers, and employees from any claim, action, or proceeding against the City and/or its
agents, officers, or employees to attack, set aside, void, or annul the approval by the City
of this project, and all actions relating thereto, including but not limited to environmental
review (“Indemnified Claims”). The City shall promptly notify the applicant of any
Indemnified Claim upon being presented with the Indemnified Claim, and City shall fully
cooperate in the defense against an Indemnified Claim.
2. The proposed use shall operate consistent with the project description, approved plans,
and other supporting documentation submitted with this application unless otherwise
conditioned herein.
3. The project shall be forwarded to the Architectural Review Commission to review the
project design for consistency with the Community Design Guidelines and the Mixed Use
project design standards (Zoning Regulations section 17.08.072). Specific attention shall
be given to the compatibility between the adjacent commercial uses and the residential
units to protect residences from glare, noise or odors. The Architectural Review
Commission shall be responsible for taking action on additional project conditions and
code requirements as applicable.
4. Parking lot poles and fixtures shall be shown on building permit plans and not exceed 15
feet in height measured from the parking lot surface to the bottom of the fixture. Parking
lot light fixtures shall be consistent with the requirements of the City’s Night Sky
Preservation standards contained in Chapter 17.23 of the Zoning Regulations.
5. The locations of all lighting, including bollard style landscaping or path lighting, shall be
included in plans submitted for architectural review. All wall-mounted lighting fixtures
shall be clearly called out on building elevations included as part of working drawings.
All wall-mounted lighting shall complement building architecture. The lighting schedule
for the building shall include a graphic representation of the proposed lighting fixtures
and cut-sheets on the submitted building plans. The selected fixture(s) shall be shielded
to insure that light is directed downward consistent with the requirements of the City’s
Night Sky Preservation standards contained in Chapter 17.23 of the Zoning Regulations.
6. All parking spaces shall be available for residential tenants, employees and customers
free from restrictions. No parking spaces shall be individually labeled or allocated. All
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ATTACHMENT 1
parking spaces shall be within a commonly managed area outside of individual
ownership.
7. The property owner shall be responsible for maintaining and updating the current parking
calculation for the commercial component of the project upon the submittal of Planning
and Building permits for tenant changes or improvements to ensure the site does not
become under-parked.
8. The Mixed Use Project is subject to the use matrix provided in Exhibit A of this
resolution. Modifications to the use matrix require the approval of the Planning
Commission
9. Hours of operation for the commercial component of the project shall be limited to 8:00
a.m. to 6:00 p.m. unless the Community Development Director approves an
Administrative Use Permit for extended hours.
10. Architectural plans shall be submitted to the City prior to scheduling a hearing before the
Architectural Review Commission. The revised plans shall address any comments from
staff including comments from the planning, building, public works, fire and utilities
departments. The revised plans shall also incorporate any design comments from the
Planning Commission.
11. A noise disclosure shall be provided to all residential and commercial tenants, including
owners and renters, to ensure acknowledgment of potential noise in excess of residential
standards that may be generated from adjacent commercial businesses.
12. Prior to occupancy, an overflight notification shall be recorded and appear with the
property deed. The applicant shall also record a covenant with the City to ensure that
disclosure is provided to all buyers and lessees at the subject property. Notice form and
content shall be to the satisfaction of the Community Development Director and include
the following language:
NOTICE OF AIRPORT IN VICINITY: This property is presently located in the vicinity of
an airport, within what is known as the airport influence area. For that reason, the
property may be subject to some of the annoyances or inconveniences associated with
proximity to airport operations (for example: noise, vibration, or odors). Individual
sensitivities to those annoyances can vary from person to person. You may wish to
consider what airport annoyances, if any, are associated with the property before you
complete your purchase and determine whether they are acceptable to you.
13. The Use Permit shall be reviewed by the Planning Commission if the City receives
substantiated written complaints from any citizen, Code Enforcement Officer, or Police
Department employee, that includes information and/or evidence supporting a conclusion
that a violation of this Use Permit, or of City ordinances or regulations applicable to the
property or the operation of the business, has occurred. At the time of the Use Permit
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ATTACHMENT 1
review, to insure on-going compatibility of the uses on the project site, conditions of
approval may be added, deleted, or modified.
Transportation
14. Install a pork chop island and sweeping driveway entrance that provides some
deceleration for vehicles turning right from Broad Street. The pork chop island shall
restrict left turn exits from the driveway but allow left turn entrance and right turn
entrance/exit movements
15. Enter into a covenant agreement requiring the pork chop island driveway to be modified
at a future date uncertain restricting all left turn movements when the planned median
along Broad Street is constructed or sooner if a left turn collision pattern develops.
16. Enter into a memorandum of understanding that extends to residents stating that Broad
Street pedestrian crossings are provided currently at Industrial Way and in the future at
Prado Road. No pedestrian crossing provisions will be provided on Broad Street between
Prado & Industrial Way.
17. Enter into a reciprocal access agreement with adjacent parcels due to the proposed
sidewalk being on private property.
18. On-Street parallel parking spaces are provided within the access easement area, the
project will be conditioned to enter into a reciprocal parking agreement with adjacent
parcels for these spaces.
19. Pay fair share cost of Broad Street median, equivalent to length of property frontage.
On motion by , seconded by and on the following roll call vote:
AYES:
NOES: None
REFRAIN: None
ABSENT: None
The foregoing resolution was passed and adopted this day of adopted this 8th day of April, 2015.
_____________________________
Doug Davidson, Secretary
Planning Commission
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ATTACHMENT 1
Exhibit A - Uses Allowed (Iron Works, 3680 Broad Street)
Permit Requirement by Zoning District Specific use
Land Use C-S Project
Regulations
AGRICULTURE
Crop production
D -
INDUSTRY, MANUFACTURING & PROCESSING, WHOLESALING
Bakery, wholesale A A
Furniture and fixtures
manufacturing, cabinet shop D A
Industrial research and
development PC -
Laboratory - Medical, analytical,
research, testing A A
Laundry, dry cleaning plant A -
Manufacturing - Heavy -
Manufacturing - Light D D
Petroleum product storage and
distribution -
Photo and film processing lab A A
Printing and publishing A A
Recycling facilities - Collection
and processing facility
Recycling facilities - Scrap and
dismantling yard
Recycling facilities - Small
collection facility D -
Storage - Personal storage
facility A -
Storage yard D -
Warehousing, indoor storage A -
Wholesaling and distribution A D
LODGING
Homeless shelter PC - 17.08.110
RECREATION, EDUCATION, & PUBLIC ASSEMBLY USES
Club, lodge, private meeting hall D D
Commercial recreation facility -
Indoor D(12) - 17.08.060
Commercial recreation facility -
Outdoor PC -
Educational conferences
17.08.010.C.
6
Fitness/health facility A A
Golf Course
Library, museum
Library, branch facility
Night club D D
Chapter
17.95
Park, playground
Public assembly facility PC -
PC3 - 15
Exhibit A
Permit Requirement by Zoning District Specific use
Land Use C-S Project
Regulations
Religious facility D(7) D
School - Boarding school,
elementary, middle, secondary
School - College, university
campus
School - College, university -
Satellite classroom facility
School - Elementary, middle,
secondary
School - Specialized
education/training A D
Special event D D 17.08.010
Sports and active recreation
facility PC -
Sports and entertainment
assembly facility
Studio - Art, dance, martial arts,
music, etc. A A
Theater
Chapter
17.95
Theater - Drive-in PC -
RESIDENTIAL USES
Boarding/rooming house,
dormitory
Chapter
17.20
Caretaker quarters A A
Convents and monasteries
Fraternity, sorority
High occupancy residential use
Home occupation H H 17.08.090
Live/work units A A 17.08.120
Mixed-use project PC A 17.08.072
Work/live units D A 17.08.120
RETAIL SALES
Auto and vehicle sales and rental A -
Auto parts sales, with installation A -
Auto parts sales, without
installation A A
Bakery, retail D A
Bar/Tavern D D
Building and landscape materials
sales, indoor A D
Building and landscape materials
sales, outoor A -
Construction and heavy
equipment sales and rental D -
Convenience store D A 17.08.095
Extended hour retail D D
Farm supply and feed store A D
Fuel dealer (propane, etc) D -
Furniture, furnishings, and
appliance stores A A
General retail - 2,000 sf or less
PC3 - 16
Exhibit A
Permit Requirement by Zoning District Specific use
Land Use C-S Project
Regulations
General retail - More than 2,000
sf, up to 15,000 sf
Groceries, specialty foods
Liquor Store/Alcohol Sales 17.11
Mobile home, RV, and boat sales A -
Office-supporting retail, 2,000 sf
or less
Office-supporting retail, More
than 2,000, up to 5,000 sf
Wine tasting room - off site D D
Outdoor temporary and/or
seasonal sales
See Section
17.08.020 17.08.020
Produce stand A A
Restaurant D A
Restaurant with late hour alcohol
service D D 17.11 &
17.100.R.
Outdoor BBQ/Grill, accessory to
restaurant D D
Service station (see also "vehicle
services") A - 17.08.030
Vending machine
See Section
17.08.050 17.08.050
Warehouse stores - 45,000 sf or
less gfa D -
Warehouse stores - more than
45,000 sf gfa PC -
SERVICES - BUSINESS, FINANCIAL & PROFESSIONAL
ATMs A A
Banks and financial services D(4) A
Business support services A A
Medical service - Clinic,
laboratory, urgent care D(11) A
Medical service - Doctor office D(11) A
Medical service - Extended care
Medical service - Hospital
Convalescent hospital
Office - Accessory A A
Office - Business and service D (4) A
Office - Government
Office - Processing D(4) A
Office - Production and
administrative D(4) A
Office - Professional
Office - Temporary See Section 17.08.010.C
Photographer, photographic
studio A A
SERVICES - GENERAL
Catering service A A
Cemetery, mausoleum,
columbarium PC -
Copying and Quick Printer
Service A A
PC3 - 17
Exhibit A
Permit Requirement by Zoning District Specific use
Land Use C-S Project
Regulations
Day care - Day care center
(child/adult) D(9) A 17.08.100
Day care - Family day care home
(small/large) 17.08.100
Equipment rental A -
Food bank/packaged food
distribution center D -
Maintenance service, client site
services A A
Mortuary, funeral home D -
Personal services A A
Personal services - Restricted D D
Public safety facilities
Public utility facilities A - 17.08.080
Repair service - Equipment,
large appliances, etc. A -
Residential Support Services
Social service organization D A
Vehicle services - Repair and
maintenance - Major A -
Vehicle services - Repair and
maintenance - Minor A -
Vehicle services - Carwash D -
Veterinary clinic/hospital,
boarding, large animal D -
Veterinary clinic/hospital,
boarding, small animal, indoor A A
Veterinary clinic/hospital,
boarding, small animal, outdoor D -
TRANSPORTATION &
COMMUNICATIONS
Airport PC -
Ambulance, taxi, and/or
limousine dispatch facility A -
Antennas and
telecommunications facilities D A 17.16.120
Media Production - Broadcast
studio A A
Media Production -
Backlots/outdoor facilities and
soundstages D -
Heliport PC -
Parking facility D(6) -
Parking facility - Multi-level PC(6) -
Parking facility - Temporary D - 17.08.010
Railroad facilities D -
Transit station or terminal D -
Transit stop A A
Truck or freight terminal A -
Water and wastewater treatment
plants and services
Key: A = Allowed D = Director’s Use Permit approval required
PC = Planning Commission Use Permit approval required
PC3 - 18
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PC3 - 19
ATTACHMENT 2
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PC3 - 20
ATTACHMENT 2
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PC3 - 21
ATTACHMENT 2
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v
a
t
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n
2.
F
r
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n
t
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v
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n
0
4
81
6
3
2
4
Ke
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p
n
.
t
.
s
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2
Ma
t
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g
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n
d
1.
A
r
c
h
.
G
r
a
d
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C
o
m
p
o
s
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t
e
R
o
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f
2.
M
e
t
a
l
S
i
d
i
n
g
3.
F
i
b
e
r
C
e
m
e
n
t
S
i
d
i
n
g
4.
F
i
b
e
r
C
e
m
e
n
t
T
r
i
m
5.
M
e
t
a
l
R
a
i
l
i
n
g
6.
M
e
t
a
l
A
w
n
i
n
g
7.
M
e
t
a
l
P
a
n
e
l
8.
O
u
t
l
o
o
k
e
r
s
1
5
6
7
7
1
8
PC3 - 22
ATTACHMENT 2
KT
G
Y
G
r
o
u
p
,
I
n
c
.
Ar
c
h
i
t
e
c
t
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r
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+
P
l
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n
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n
g
17
9
2
2
F
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v
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C
A
9
2
6
1
4
94
9
.
8
5
1
.
2
1
3
3
kt
g
y
.
c
o
m
1.
R
i
g
h
t
E
l
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v
a
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o
n
2.
R
e
a
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v
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n
0
4
81
6
3
2
4
Ke
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p
n
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t
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s
.
Ma
t
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L
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g
e
n
d
1.
A
r
c
h
.
G
r
a
d
e
C
o
m
p
o
s
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t
e
R
o
o
f
2.
M
e
t
a
l
S
i
d
i
n
g
3.
F
i
b
e
r
C
e
m
e
n
t
S
i
d
i
n
g
4.
F
i
b
e
r
C
e
m
e
n
t
T
r
i
m
5.
M
e
t
a
l
R
a
i
l
i
n
g
6.
M
e
t
a
l
A
w
n
i
n
g
7.
M
e
t
a
l
P
a
n
e
l
8.
O
u
t
l
o
o
k
e
r
s
1
7
5
2
3
1
8
PC3 - 23
ATTACHMENT 2
KT
G
Y
G
r
o
u
p
,
I
n
c
.
Ar
c
h
i
t
e
c
t
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r
e
+
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l
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n
n
i
n
g
17
9
2
2
F
i
t
c
h
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v
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n
e
,
C
A
9
2
6
1
4
94
9
.
8
5
1
.
2
1
3
3
kt
g
y
.
c
o
m
1.
L
e
f
t
E
l
e
v
a
t
i
o
n
2.
F
r
o
n
t
E
l
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v
a
t
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o
n
0
4
81
6
3
2
4
Ke
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p
n
.
t
.
s
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2
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t
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r
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a
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L
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g
e
n
d
1.
A
r
c
h
.
G
r
a
d
e
C
o
m
p
o
s
i
t
e
R
o
o
f
2.
M
e
t
a
l
S
i
d
i
n
g
3.
F
i
b
e
r
C
e
m
e
n
t
S
i
d
i
n
g
4.
F
i
b
e
r
C
e
m
e
n
t
T
r
i
m
5.
M
e
t
a
l
R
a
i
l
i
n
g
6.
M
e
t
a
l
A
w
n
i
n
g
7.
M
e
t
a
l
P
a
n
e
l
8.
O
u
t
l
o
o
k
e
r
s
1
5
6
7
7
1
8
8
PC3 - 24
ATTACHMENT 2
KT
G
Y
G
r
o
u
p
,
I
n
c
.
Ar
c
h
i
t
e
c
t
u
r
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+
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l
a
n
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g
17
9
2
2
F
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c
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v
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n
e
,
C
A
9
2
6
1
4
94
9
.
8
5
1
.
2
1
3
3
kt
g
y
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c
o
m
1.
R
i
g
h
t
E
l
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v
a
t
i
o
n
2.
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e
a
r
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l
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v
a
t
i
o
n
0
4
81
6
3
2
4
Ke
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a
p
n
.
t
.
s
.
Ma
t
e
r
i
a
l
L
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g
e
n
d
1.
A
r
c
h
.
G
r
a
d
e
C
o
m
p
o
s
i
t
e
R
o
o
f
2.
M
e
t
a
l
S
i
d
i
n
g
3.
F
i
b
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r
C
e
m
e
n
t
S
i
d
i
n
g
4.
F
i
b
e
r
C
e
m
e
n
t
T
r
i
m
5.
M
e
t
a
l
R
a
i
l
i
n
g
6.
M
e
t
a
l
A
w
n
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n
g
7.
M
e
t
a
l
P
a
n
e
l
8.
O
u
t
l
o
o
k
e
r
s
1
7
5
2
3
1
8
PC3 - 25
ATTACHMENT 2
KT
G
Y
G
r
o
u
p
,
I
n
c
.
Ar
c
h
i
t
e
c
t
u
r
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+
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l
a
n
n
i
n
g
17
9
2
2
F
i
t
c
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Ir
v
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e
,
C
A
9
2
6
1
4
94
9
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8
5
1
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2
1
3
3
kt
g
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c
o
m
2.
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y
p
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c
a
l
C
o
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r
t
y
a
r
d
E
l
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v
a
t
i
o
n
1.
B
u
i
l
d
i
n
g
A
-
C
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r
t
y
a
r
d
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n
0
4
81
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3
4
Ke
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M
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p
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t
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s
.
Ma
t
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r
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a
l
L
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g
e
n
d
1.
A
r
c
h
.
G
r
a
d
e
C
o
m
p
o
s
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t
e
R
o
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f
2.
M
e
t
a
l
S
i
d
i
n
g
3.
F
i
b
e
r
C
e
m
e
n
t
S
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d
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n
g
4.
F
i
b
e
r
C
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m
e
n
t
T
r
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m
5.
M
e
t
a
l
R
a
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l
i
n
g
6.
M
e
t
a
l
A
w
n
i
n
g
7.
M
e
t
a
l
P
a
n
e
l
8.
O
u
t
l
o
o
k
e
r
s
1
6
2
2
1
2
2
8
PC3 - 26
ATTACHMENT 2
KT
G
Y
G
r
o
u
p
,
I
n
c
.
Ar
c
h
i
t
e
c
t
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g
17
9
2
2
F
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v
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C
A
9
2
6
1
4
94
9
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8
5
1
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2
1
3
3
kt
g
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.
c
o
m
2.
L
e
f
t
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l
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v
a
t
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o
n
3.
R
e
a
r
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v
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t
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o
n
0
4
81
6
1
3
Ke
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t
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s
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2
Ma
t
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r
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n
d
1.2.3.
F
i
b
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C
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m
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t
S
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d
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g
4.
F
i
b
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r
C
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m
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n
t
P
a
n
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5.
M
e
t
a
l
A
w
n
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n
g
6.
O
u
t
l
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k
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s
7.
T
e
n
a
n
t
S
i
g
n
a
g
e
2
3
1.
F
r
o
n
t
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l
e
v
a
t
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o
n
1
4
4.
R
i
g
h
t
E
l
e
v
a
t
i
o
n
5
6
7
1
4
3
6
7
5
2
Ma
t
e
r
i
a
l
L
e
g
e
n
d
1.
S
t
a
n
d
i
n
g
S
e
a
m
R
o
o
f
PC3 - 27
ATTACHMENT 2
KT
G
Y
G
r
o
u
p
,
I
n
c
.
Ar
c
h
i
t
e
c
t
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+
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g
17
9
2
2
F
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t
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v
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n
e
,
C
A
9
2
6
1
4
94
9
.
8
5
1
.
2
1
3
3
kt
g
y
.
c
o
m
PC3 - 28
ATTACHMENT 2
KT
G
Y
G
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p
,
I
n
c
.
Ar
c
h
i
t
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c
t
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17
9
2
2
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,
C
A
9
2
6
1
4
94
9
.
8
5
1
.
2
1
3
3
kt
g
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.
c
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m
PC3 - 29
ATTACHMENT 2
KT
G
Y
G
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p
,
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c
.
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c
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t
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17
9
2
2
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9
2
6
1
4
94
9
.
8
5
1
.
2
1
3
3
kt
g
y
.
c
o
m
PC3 - 30
ATTACHMENT 2
KT
G
Y
G
r
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p
,
I
n
c
.
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c
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t
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9
2
2
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9
2
6
1
4
94
9
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8
5
1
.
2
1
3
3
kt
g
y
.
c
o
m
PC3 - 31
ATTACHMENT 2
KT
G
Y
G
r
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p
,
I
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c
.
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c
h
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t
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c
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g
17
9
2
2
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,
C
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9
2
6
1
4
94
9
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8
5
1
.
2
1
3
3
kt
g
y
.
c
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m
PC3 - 32
ATTACHMENT 2
KT
G
Y
G
r
o
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p
,
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n
c
.
Ar
c
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t
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c
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9
2
2
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A
9
2
6
1
4
94
9
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8
5
1
.
2
1
3
3
kt
g
y
.
c
o
m
PC3 - 33
ATTACHMENT 2
KT
G
Y
G
r
o
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p
,
I
n
c
.
Ar
c
h
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t
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c
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17
9
2
2
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,
C
A
9
2
6
1
4
94
9
.
8
5
1
.
2
1
3
3
kt
g
y
.
c
o
m
PC3 - 34
ATTACHMENT 2
KT
G
Y
G
r
o
u
p
,
I
n
c
.
Ar
c
h
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t
e
c
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+
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n
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n
g
17
9
2
2
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i
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v
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n
e
,
C
A
9
2
6
1
4
94
9
.
8
5
1
.
2
1
3
3
kt
g
y
.
c
o
m
Se
c
t
i
o
n
A
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A
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c
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n
C
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0
4
81
6
Ke
y
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p
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.
t
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s
.
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c
t
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o
n
B
-
B
Bu
i
l
d
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n
g
A
B
u
i
l
d
i
n
g
B
PC3 - 35
ATTACHMENT 2
KT
G
Y
G
r
o
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p
,
I
n
c
.
Ar
c
h
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t
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c
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g
17
9
2
2
F
i
t
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v
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n
e
,
C
A
9
2
6
1
4
94
9
.
8
5
1
.
2
1
3
3
kt
g
y
.
c
o
m
PC3 - 36
ATTACHMENT 2
KT
G
Y
G
r
o
u
p
,
I
n
c
.
Ar
c
h
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t
e
c
t
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+
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g
17
9
2
2
F
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v
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e
,
C
A
9
2
6
1
4
94
9
.
8
5
1
.
2
1
3
3
kt
g
y
.
c
o
m
PC3 - 37
ATTACHMENT 2
KT
G
Y
G
r
o
u
p
,
I
n
c
.
Ar
c
h
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t
e
c
t
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+
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17
9
2
2
F
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,
C
A
9
2
6
1
4
94
9
.
8
5
1
.
2
1
3
3
kt
g
y
.
c
o
m
PC3 - 38
ATTACHMENT 2
KT
G
Y
G
r
o
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p
,
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c
.
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c
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t
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c
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17
9
2
2
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,
C
A
9
2
6
1
4
94
9
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8
5
1
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2
1
3
3
kt
g
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c
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m
BR
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D
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&
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R
Ke
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a
p
n
.
t
.
s
.
Pr
i
v
a
t
e
D
r
i
v
e
Broad St.
1
PC3 - 39
ATTACHMENT 2
KT
G
Y
G
r
o
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p
,
I
n
c
.
Ar
c
h
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t
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17
9
2
2
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A
9
2
6
1
4
94
9
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8
5
1
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2
1
3
3
kt
g
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c
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m
RE
T
A
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B
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D
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N
G
Ke
y
M
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n
.
t
.
s
.
Pr
i
v
a
t
e
D
r
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v
e
Broad St.
1
PC3 - 40
ATTACHMENT 2
KT
G
Y
G
r
o
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p
,
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c
.
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c
h
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t
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PC3 - 41
ATTACHMENT 2
C-S-S
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C/OS-40-SP
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VICINITY MAP File No. 0809-20153720 BROAD ST ¯
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ATTACHMENT 3
City of San Luis Obispo Housing Element, January 2015
28
I) 11950 Los Osos Valley Road (Pacific Beach High School)
J) 2500 Block of Boulevard Del Campo (adjacent to Sinsheimer Park)
K) 12165 Los Osos Valley Road (adjacent to Home Depot)
Figure 1
Areas to be Considered for Possible Rezoning
6.16 Continue to provide resources that support the SLO County Housing Trust fund’s efforts
to provide below-market financing and technical assistance to affordable housing
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ATTACHMENT 4