HomeMy WebLinkAbout02-07-2017 Public Comment, RowleyResidents for Quality Neighborhoods
P.O. Box 12604 • San Luis Obispo, CA 93406
February 7, 2017
SUBJECT: Public Comment — Conversion of Commercial Zones
Dear Mayor Harmon and Members of the Council,
M -e2+, n
We are seeing the City slowly converting its commercial spaces to residential. This is not a benefit/amenity
to either current or future residents of the city and does not comply with the stated purpose of commercial
zones.
Per our Zoning Regulations, a neighborhood commercial (C -N) property may include the residential density
of an R-2 property (12 units per acre), regardless if it is located in an R-1 or R-2 zone; however, there are
currently no standards addressing the portion of the project that must remain commercial. As currently
interpreted, as long as there is some commercial element, the remainder of the project can be residential.
The ICON project at 1340 Taft Street that opened just before the last school year is an example, with more
residential than commercial.
For Community Commercial (C -C) properties the problem is even more serious. At 36 units per acre, this is a
50% greater density than that allowed in our R-4, high density residential, zones (24 units per acre). This was
a holdover from the 1994 LUE, although never used. And, as with C -N zones, there are no standards
regarding the amount of property that must remain as commercial; a small space qualifies, as aptly
demonstrated by the 22 Chorro design.
For example, the project at 22 Chorro contains 41,188 square feet. The residential living space totals
28,259 square feet, residential amenity space totals 11,329 square feet, and the commercial space totals
1,600 square feet. In other words, residential living and amenity spaces comprise 96% of the project while
commercial space is limited to 4% of the project. And this is designated as community -serving commercial?
There is one commercial property, built years ago, that does adhere to the philosophy of a commercial
property while still including residential elements; it is the Crossroads Center located off of Broad Street. In
it are diverse commercial and business uses that serve city residents, and tucked in behind second floor
businesses are four residential units. Unlike the 1340 Taft and 22 Chorro projects, residents are not the
main feature of this commercial property.
We request Council take the following actions:
1. Direct staff to include consideration of a minimum percentage for commercial properties that
should/shall be allocated solely for commercial uses.
2. Since the Community Development Director stated last month that staff was working on an
amendment to the Land Use Element, further request a review of allowing 36 units per acre in Community
Commercial zones, with consideration to reducing that amount.
Thank you for your consideration of this topic.
Sincerely,
Sandra Rowley t .
Chairperson, RQN