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HomeMy WebLinkAbout09-13-2017 PC Agenda PacketCity of San Luis Obispo, Agenda, Planning Commission Any writings or documents provided to a majority of the Planning Commission regarding any item on this agenda will be made available for public inspection in the Community Development, 919 Palm Street, during normal business hours. Agenda Planning Commission Wednesday, September 13, 2017 6:00 p.m. REGULAR MEETING Council Chamber 990 Palm Street San Luis Obispo, CA CALL TO ORDER: Chair Stevenson PLEDGE OF ALLEGIANCE : Chair Stevenson ROLL CALL : Commissioners Kim Bisheff, Scott Mann, Ronald Malak, Nicholas Osterbur, Hemalata Dandekar, Vice-Chair John Fowler, and Chair Charles Stevenson ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. CONSIDERATION OF MINUTES Minutes of the Adjourned Regular Meeting of June 29, 2017, and the Regular Meetings of July 12, and July 26, 2017. PUBLIC COMMENT: At this time, people may address the Commission about items not on the agenda. Persons wishing to speak should come forward and state their name and address. Comments are limited to three minutes per person. Items raised at this time are generally referred to staff, and, if action by the Commission is necessary, may be scheduled for a future meeting. PUBLIC HEARING ITEMS 1. Luneta Drive Connection General Plan Amendment. GENP-0557-2017: Review of the General Plan Amendment to eliminate the Luneta Drive connection, and associated Transportation Impact Report and Addendum to the Land Use and Circulation Update Environmental Impact Report. Recommendations will be forwarded to the City Council for Planning Commission Agenda Page 2 The City of San Luis Obispo is committed to include the disabled in all of its services, programs , and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. their consideration; R-4 and R-4-PD zones, Public Right-of-Way; City of San Luis Obispo, applicant. (Jennifer Rice) BUSINESS ITEMS 1. Zoning Regulations Update. The Zoning Regulations Update is focused on implementing the policies and programs of the Land Use and Circulation Elements (LUCE). This will be a standing item on the Planning Commission agenda from June 14, 2017 through completion of the Update of the Zoning Regulations, tentatively scheduled for completion in March, 2018. This will be an opportunity for staff to update the Commission on the status of the Zoning Regulations Update and for the Commission to listen to ongoing public testimony and discuss any such updates as they come forward. As a standing item, sometimes there will be nothing to report; other times staff will give a brief update with limited discussion; and at certain points, such as review of White Papers associated with the Zoning Regulations Update, there will be more substantive discussion on the item. When materials are associated with the Update, as with the White Papers, such information will be made available to the public and Commission prior to the meeting. Review Working Draft of Proposed Outline to Re-Organize the Zoning Regulations COMMENT AND DISCUSSION 1. STAFF a. Agenda Forecast ADJOURNMENT The next Regular Planning Commission m eeting is scheduled for Wednesday, September 27, 2017, at 6:00 p.m., in the Council Chamber, 990 Palm Street, San Luis Obispo, California. APPEALS: Any decision of the Planning Commission is final unless appealed to City Council within 10 days of the action (Recommendations to City Council cannot be appealed since they are not a final action.). Any person aggrieved by a decision of the Commission may file an appeal with the City Clerk. Appeal forms are available at the Community Development Department office, City Clerk’s office, or on the City’s website (www.slocity.org). The appropriate appeal fee must accompany the appeal documentation. Minutes - DRAFT PLANNING COMMISSION Thursday, June 29, 2017 Adjourned Regular Meeting of the Planning Commission CALL TO ORDER A Regular Meeting of the Planning Commission was called to order on Thursday, June 29, 2017 at 6:00 p.m. in the Council Chambers, located at 990 Palm Street, San Luis Obispo, California, by Chair Stevenson. ROLL CALL Present: Commissioners Kim Bisheff, Scott Mann, Nicholas Osterbur, Vice-Chair John Fowler, and Chair Charles Stevenson. Absent: Commissioners Hemalata Dandekar and Ronald Malak. Staff: Director of Community Development Michael Codron, Deputy Director of Community Development Doug Davidson, Assistant City Attorney Jon Ansolabehere, Transportation Manager Jake Hudson, Recording Secretary Monique Lomeli. Other staff members presented reports or responded to questions as indicated in the minutes. PLEDGE OF ALLEGIANCE Chair Stevenson led the Pledge of Allegiance. PUBLIC HEARINGS 1. 175 Venture Drive. SPEC/ER-1318-2015, GENP-1319-2015, SBDV-2042-2015: Review of the Avila Ranch Project and related entitlements, including a Specific Plan Amendment (Airport Area Specific Plan), General Plan Amendment, Rezone, Vesting Tentative Tract Map, Development Plan, Development Agreement, and Final Environmental Impact Report that addresses these entitlements. The Avila Ranch Project is a proposed new neighborhood that would include up to 720 dwelling units; a “Town Center” with 15,000 square feet of local-serving retail and office uses; 18 acres of pocket parks, mini-parks and neighborhood parks; and 55 acres of open space including riparian corridors and farmed agricultural land. Recommendations will be forwarded to City Council for their consideration; Special Focus Area SP-4; Avila Ranch, LLC, applicant. Public Comments: Allen Settle, San Luis Obispo, expressed concerns regarding traffic and circulation issues. DRAFT Minutes – Planning Commission Meeting of June 29, 2017 Page 2 Leah Brooks, San Luis Obispo, encouraged the Commission to request greater accommodations for bicyclists and pedestrians. --End of Public Comment-- Deputy Director Davidson acknowledged the receipt and distribution of new written correspondence. Transportation Manager Jake Hudson presented responses to questions posed during the Planning Commission meeting of June 28th and responded to Commission inquiries regarding phasing and funding. Commissioner Mann and Vice-Chair Fowler disclosed that they attended separate luncheons where the applicant provided a similar presentation of the Avila Ranch project. Commission discussion followed. The Commission recessed at 8:10 p.m. and reconvened at 8:22 p.m. with five (5) members present. Deputy Director, Public Works, Tim Bochum responded to Commission inquiries. Contract Planner John Rickenbach provided an update on the Architectural Review Commission’s positive review of the Avila Ranch Project design framework and land use chapters. By consensus, the Commission provided the following feedback: 1. Return to the Planning Commission with more information on project phasing and City infrastructure, specifically relative to the pace of development and gaps in the bicycle infrastructure. 2. Rebalance Table 2A, with participation from Vice-Chair Fowler, to increase the number of low income units. 3. Resituate units, without eliminating homes, to include a park space in the western R-2 zone. 4. Provide policies and plan support to maintain a sustainable working farm. 5. Implement rumble strips on Buckley Road. 6. Provide advocacy and support for the County to complete their portion of connectivity and widening of Class II lanes. 7. Provide advocacy and support for the County to complete their portion of connectivity and widening of Class II lanes. Staff reported on Climate Action Plan and gray water policies as they relate to the project and clarified Section 244.040 of the Municipal Code. DRAFT Minutes – Planning Commission Meeting of June 29, 2017 Page 3 BUSINESS ITEMS 1. Zoning Regulations Update. The Zoning Regulations Update is focused on implementing the policies and programs of the Land Use and Circulation Elements (LUCE). This will be a standing item on the Planning Commission agenda from June 14, 2017 through completion of the Update of the Zoning Regulations, tentatively scheduled for completion in March, 2018. This will be an opportunity for staff to update the Commission on the status of the Zoning Regulations Update and for the Commission to listen to ongoing public testimony and discuss any such updates as they come forward. As a standing item, sometimes there will be nothing to report; other times staff will give a brief update with limited discussion; and at certain points, such as review of White Papers associated with the Zoning Regulations Update, there will be more substantive discussion on the item. When materials are associated with the Update, as with the White Papers, such information will be made available to the public and Commission prior to the meeting. Public Comments: None. --End of Public Comment-- Deputy Director Davidson stated there are no reportable updates to the Zoning Regulations COMMENTS AND DISCUSSION Deputy Director Davidson provided an agenda forecast. ADJOURNMENT The meeting was adjourned at 9:00 p.m. The next Regular meeting of the Planning Commission is scheduled for Wednesday, July 12, 2017 at 6:00 p.m., in the location, 990 Palm Street, San Luis Obispo, California. APPROVED BY THE PLANNING COMMISSION: XX/XX/2017 Minutes - DRAFT PLANNING COMMISSION Wednesday, July 12, 2017 Regular Meeting of the Planning Commission CALL TO ORDER A Regular Meeting of the Planning Commission was called to order on Wednesday, July 12, 2017 at 6:00 p.m. in the Council Chamber, located at 990 Palm Street, San Luis Obispo, California, by Chair Stevenson. ROLL CALL Present: Commissioners Kim Bisheff, Scott Mann, Ronald Malak, Nicholas Osterbur, Vice Chair John Fowler, and Chair Charles Stevenson. Absent: Commissioner Hemalata Dandekar. Staff: Assistant City Attorney Jon Ansolabehere, Director of Community Development Michael Codron, Deputy Director of Community Development Doug Davidson, Recording Secretary Monique Lomeli. Other staff members presented reports or responded to questions as indicated in the minutes. PLEDGE OF ALLEGIANCE Chair Stevenson led the Pledge of Allegiance. PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA Jerry Rioux, San Luis Obispo, expressed concerns regarding City policy; requested the implementation of City policy 2.6 as soon as possible. --End of Public Comment-- PUBLIC HEARINGS 1. 175 Venture Drive. SPEC/ER-1318-2015, GENP-1319-2015, SBDV-2042-2015: Review of the Avila Ranch Project and related entitlements, including a Specific Plan Amendment (Airport Area Specific Plan), General Plan Amendment, Rezone, Development Plan/Tentative Tract Map, and certification of a Final Environmental Impact Report that addresses these entitlements. Recommendations will be forwarded DRAFT Minutes – Planning Commission Meeting of July 12, 2017 Page 2 to City Council for their consideration of possible project approval; The Avila Ranch Project is a proposed new neighborhood that would include up to 720 dwelling units; a “Town Center” with 15,000 square feet of local-serving retail and office uses; 18 acres of pocket parks, mini-parks and neighborhood parks; and 55 acres of open space including riparian corridors and farmed agricultural land. Recommendations will be forwarded to City Council for their consideration; Special Focus Area SP-4; Avila Ranch, LLC, applicant. Contract Planner John Rickenbach presented and update on the Avila Ranch Project, including applicant responses to direction on entitlements provided at the Planning Commission meeting of June 29, 2017; and responded to Commission inquiries. Assistant City Manager Derek Johnson provided an update regarding a pending development agreement and the City’s efforts to form a community facilities district; responded to Commission inquiries. Applicant Representative Stephen Peck, Avila Ranch LLC., presented a summary of the proposed modifications. Public Comments: Chair Stevenson opened the public hearing. Chenin Otto, San Luis Obispo, spoke in favor of the project. John Rogers, San Luis Obispo, disclosed he is a civil engineer on the project and spoke in favor of the development. John McKenzie spoke in favor of the project and encouraged the Commission to include a condition allocating funds to a dog park. Drew Munster expressed concerns regarding phasing. Carl Dudley, San Luis Obispo, spoke in favor of the project and encouraged the Commission to recommend approval. Donna Lewis, RPM Mortgage, spoke in favor of the project. Ty Safreno, San Luis Obispo, spoke in general favor of the project and expressed concerns regarding the conditions of approval. Kaila Anderson, Economic Vitality Corporation, expressed concerns regarding the availability of affordable housing. Kurt Sutherland, San Luis Obispo, requested an open question and answer forum for members of the public. DRAFT Minutes – Planning Commission Meeting of July 12, 2017 Page 3 Stephen Dorsi voiced concerns regarding the negative impacts of the development on the surrounding businesses. Kathy Borland distributed photos and spoke in opposition of the project. Jerry Rioux, San Luis Obispo, spoke in opposition of the project as presented; suggested improvements to the affordable housing component. Dr. Waldsmith, San Luis Obispo, expressed concerns regarding Buckley Road traffic impacts. Sarah Flickinger, San Luis Obispo, encouraged the Planning Commission to consider a full connection at Tank Farm and Buckley Road. Babak Naficy, San Luis Obispo, spoke regarding inconsistencies in the Environmental Impact Report and General Plan. Paul Rys, San Luis Obispo, spoke in opposition of the project as presented and stated the development is inconsistent with the City’s mission statement. Charlene Rosales, San Luis Obispo Chamber of Commerce, spoke in favor of the project. --End of Public Comment-- Chair Stevenson closed the public hearing. Deputy Director Davidson and Contract Planner Rickenbach responded to concerns raised during public comment and responded to Commission inquiries Transportation Manager Jake Hudson provided information regarding traffic and parking alternatives and responded to Commission inquiries. Director Codron provided information regarding funding for the Tank Farm Road bridge and Santa Fe realignment. The Commission reached consensus for eliminating parking on one side of the street allowing space for a bike lane; Commissioner Malak expressed concerns with supporting a motion without additional information. The Commission recessed at 8:00 p.m. and reconvened at 8:10 p.m. with six (6) Commissioners present. Discussion followed regarding specification of desired features versus conditions of approval and effects not evaluated in the EIR. DRAFT Minutes – Planning Commission Meeting of July 12, 2017 Page 4 John Rogers, Civil Engineer, provided information regarding the goal of the retention basin relative to flooding concerns. Commissioner Bisheff stated agreement with public comment by Mr. Safreno and voiced support for protected intersections; encouraged members of the public to view the video correspondence submitted by Leah Brooks. Chair Stevenson shared information regarding Class I impacts and findings of overriding consideration; encouraged the public to review the information in the agenda packet, specifically Section 9; stated there are six findings of overriding consideration with some significant public benefits, including provisions for owner-occupied homes. Assistant City Manager Derek Johnson reminded the Commission that the pending development agreement will be on the agenda for the August 9th PC meeting. Following an in-depth discussion, the Commission closed the public hearing portion of the item and directed staff to: Modify condition 101 to limit parking on one side of Earthwood Lane to allow for a bike lane with design and location at staff’s discretion. Modify statement of overriding considerations to include two additional findings, acknowledging owner-occupancy and local preference housing options offered by the developer. ACTION: MOTION BY VICE CHAIR FOWLER, SECOND BY COMMISSIONER BISHEFF, CARRIED 6-0-1 to continue the item to the Planning Commission meeting of August 9, 2017. BUSINESS ITEM 1. Zoning Regulations Update. The Zoning Regulations Update is focused on implementing the policies and programs of the Land Use and Circulation Elements (LUCE). This will be a standing item on the Planning Commission agenda from June 14, 2017 through completion of the Update of the Zoning Regulations, tentatively scheduled for completion in March, 2018. This will be an opportunity for staff to update the Commission on the status of the Zoning Regulations Update and for the Commission to listen to ongoing public testimony and discuss any such updates as they come forward. As a standing item, sometimes there will be nothing to report; other times staff will give a brief update with limited discussion; and at certain points, such as review of White Papers associated with the Zoning Regulations Update, there will be more substantive discussion on the item. When materials are associated with the Update, as with the White Papers, such information will be made available to the public and Commission prior to the meeting. DRAFT Minutes – Planning Commission Meeting of July 12, 2017 Page 5 Public Comments: Chair Stevenson opened the public hearing. None. Chair Stevenson closed the public hearing. COMMENTS AND DISCUSSION Deputy Director Davidson provided an agenda forecast. ADJOURNMENT The meeting was adjourned at 9:00 p.m. The next Regular meeting of the Planning Commission is scheduled for Wednesday, July 26, 2017 at 6:00 p.m., in the Council Chamber, 990 Palm Street, San Luis Obispo, California. APPROVED BY THE PLANNING COMMISSION: XX/XX/2017 Minutes - DRAFT PLANNING COMMISSION Wednesday, July 26, 2017 Regular Meeting of the Planning Commission CALL TO ORDER A Regular Meeting of the Planning Commission was called to order on Wednesday, July 26, 2017 at 6:00 p.m. in the Council Chambers, located at 990 Palm Street, San Luis Obispo, California, by Chair Stevenson. ROLL CALL Present: Commissioners Kim Bisheff, Scott Mann, Ronald Malak, Nicholas Osterbur, Hemalata Dandekar, Vice-Chair John Fowler, and Chair Charles Stevenson Absent: None Staff: Deputy Director of Community Development Doug Davidson, Assistant City Attorney Jon Ansolabehere, Associate Planner Shawna Scott. Other staff members presented reports or responded to questions as indicated in the minutes. PLEDGE OF ALLEGIANCE Chair Stevenson led the Pledge of Allegiance. PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA None. CONSENT AGENDA ACTION: MOTION BY VICE CHAIR FOWLER, SECOND BY COMMISSIONER BISHEFF, CARRIED 7-0 to reorder the agenda to hear Business Item 1 before Public Hearing Item 1. APPROVAL OF MINUTES ACTION: MOTION BY COMMISSIONER DANDEKAR, SECOND BY VICE-CHAIR FOWLER, CARRIED 7-0 to approve the April 26, 2017 Planning Commission meeting minutes with one administrative correction to Vice-Chair Fowler’s title. DRAFT Minutes –Planning Commission Meeting of July 26, 2017 Page 2 ACTION: MOTION BY COMMISSIONER DANDEKAR, SECOND BY COMMISSIONER BISHEFF, CARRIED 7-0 to approve the May 24, 2017 Planning Commission meeting minutes as presented. ACTION: MOTION BY COMMISSIONER DANDEKAR, SECOND BY VICE-CHAIR FOWLER, CARRIED 7-0 to approve the May 25, 2017 Planning Commission meeting minutes with one administrative correction to the Roll Call. BUSINESS ITEM 1. Zoning Regulations Update. The Zoning Regulations Update is focused on implementing the policies and programs of the Land Use and Circulation Elements (LUCE). This will be a standing item on the Planning Commission agenda from June 14, 2017 through completion of the Update of the Zoning Regulations, tentatively scheduled for completion in March, 2018. This will be an opportunity for staff to update the Commission on the status of the Zoning Regulations Update and for the Commission to listen to ongoing public testimony and discuss any such updates as they come forward. As a standing item, sometimes there will be nothing to report; other times staff will give a brief update with limited discussion; and at certain points, such as review of White Papers associated with the Zoning Regulations Update, there will be more substantive discussion on the item. When materials are associated with the Update, as with the White Papers, such information will be made available to the public and Commission prior to the meeting. Deputy Director Doug Davidson reported no updates and responded to Commission inquiries. Chair Stevenson encouraged members of the public to visit the City’s website and become familiar with the scope of work. Public Comments: None. PUBLIC HEARING ITEMS 1. 12165 and 12393 Los Osos Valley Road. SPEC-0143-2017: Review of the Froom Ranch Specific Plan (Specific Plan Area 3 - Madonna on LOVR); public scoping meeting to discuss the scope of the Environmental Impact Report being prepared for the Froom Ranch Specific Plan; Specific Plan Area 3 – Madonna on LOVR; John Madonna, applicant. (Shawna Scott) Contract Planner Emily Creel presented an in-depth review of the project and responded to Commission inquiries. Assistant City Attorney Jon Ansolabehere provided clarification on the proposed affordable and assisted living units, and future consideration of residential density. DRAFT Minutes –Planning Commission Meeting of July 26, 2017 Page 3 Applicant Representative Victor Montgomery responded to Commissioner inquiries. Public Comments: Vicente Del Rio, San Luis Obispo, spoke in support of the project and suggested the City consider implementing the Buckley Road bypass to ease the traffic impacts. Neil Havlick, California Native Plant Society, expressed concerns regarding the development above 150-foot elevation and urged the Commission to consider the utility demands the project will create; expressed concerns regarding the Froom Creek alignment and the inappropriate allocation of acreage; noted the EIR should address how the project would interrupt the groundwater flow regime and wetlands. --End of Public Comment-- Commissioner Malak referenced written correspondence addressing flooding along Calle Joaquin, stating he would like to see the issues addressed in the EIR; voiced concerns regarding the single entrance and exit point. Commissioner Mann disclosed ex-parte communications with the applicants; expressed concerns with the utility connections being identified before the EIR scoping is complete; requested information regarding the mix of housing; voiced concerns regarding connectivity issues and expressed interest in seeing unique solutions; stated he would like to increase the natural habitat and environments. Vice-Chair Fowler stated the EIR list is comprehensive and includes all areas he would be interested in reviewing; encouraged the applicant to address ground water flow and to provide more than the traditional four alternatives. Commissioner Dandekar commented on the aesthetics and view angle section and encouraged staff to consider view angles from private commercial developments in addition to the view and scenic corridors from public rights of way. Commissioner Bisheff commented on the off-site drainage basin, and evaluation of its proposed location and potential other locations in the EIR. Chair Stevenson closed the Commission comment by recommending the secondary emergency access remain open all the time, and that the EIR address cumulative transportation/circulation impacts including expansion of Mountainbrook Church operations. The Commission recessed at 7:33 pm and reconvened at 7:41 p.m. with all Commissioners present. DRAFT Minutes –Planning Commission Meeting of July 26, 2017 Page 4 2. Downtown Concept Plan. GENP-1622-2015: Final review of the July 2017 Draft of the Downtown Concept Plan; receive a project update and recommend adoption of the plan by the City Council on September 5, 2017; discussion of this item is not subject to CEQA; multiple zones; City of San Luis Obispo, applicant. (Rebecca Gershow) Deputy Director of Community Development Xzandrea Fowler introduced the Downtown Concept Plan project, Associate Planner Rebecca Gershow and the Creative Vision Team (CVT). Associate Planner Rebecca Gershow began the PowerPoint presentation; she provided a brief plan overview and identified the updates and revisions to the plan since the April 26 Planning Commission meeting. Pierre Rademaker, CVT Chairperson, presented the Downtown Concept Plan Planning Principles 1-3, Strong Identity, Plentiful and Safe Public Spaces, and Variety in Form and Function including associated goals and plan highlights. Eric Meyer, CVT Member, presented Planning Principles 4-5, Enhanced Mobility, Street Types Diagram, and Universal Accessibility including associated goals and plan highlights. T. Keith Gurnee, CVT Member, presented Planning Principle 6, Art Culture and History, including associated goals and plan highlights Melanie Mills, CVT Member, presented the Planning Principles 7 and 8, Compatible Design and Ecological Connections, including associated goals and plan highlights. Lorelei Cappel, consultant from Michael Baker International, presented information regarding project implementation and outlined the next steps in the process, inviting the Commission and members of the public to provide input. Public Comments: James Papp, San Luis Obispo, spoke on behalf of Eva Fina and expressed appreciation to the Creative Vision Team for the inclusion of cultural heritage; suggested verbiage to include indigenous and non-indigenous people, specifically the “Tilhini.” Kyle Weins, San Luis Obispo, expressed appreciation for the Creative Vision Team and spoke in favor of the plan, especially its vision for Monterey Street and the Railroad Safety Trail connection. --End of Public Comment-- Following the discussion, Commissioner Mann stated he would like to see maintenance measures and a security review with Police Department included in the plan; expressed interest in the proposed bike connections; stated interest in receiving more information DRAFT Minutes –Planning Commission Meeting of July 26, 2017 Page 5 on state-mandated building height regulations; suggested a greater degree of clarity on sustainability and feasibility; recommended greater efficiency of language. ACTION: MOTION BY COMMISSIONER DANDEKAR, SECONDED BY COMMISSIONER MALAK to recommend adoption to the City Council. ACTION: MOTION AMENDED BY COMMISSIONER OSTERBUR, SECONDED BY COMMISSIONER MALAK to include the following modification: Table 5.1 Implementation Action 19: “…Topics could include the Anza National Historic Trail, and El Camino Real historic bells, and Tilhini.” ACTION: MOTION AMENDED BY COMMISSIONER MANN, SECONDED BY COMMISSIONER BISHEFF to recommend emphasis on safe connectivity for bicyclists across Highway 101. MOTION CARRIED 7-0 on the following roll call vote: AYES: Dandekar, Malak, Bisheff, Mann, Osterbur, Fowler, and Stevenson NOES: None. ABSTAIN: None. COMMITTEE COMMUNICATIONS Deputy Director Davidson provided an agenda forecast. ADJOURNMENT The meeting was adjourned at 9:25 p.m. The next Regular meeting of the Planning Commission is scheduled for Wednesday, August 9, 2017 at 6:00 p.m., in the Council Chambers, 990 Palm Street, San Luis Obispo, California. APPROVED BY THE PLANNING COMMISSION: XX/XX/2017 PLANNING COMMISSION AGENDA REPORT SUBJECT: . Review of the Luneta Drive Connection General Plan Amendment PROJECT ADDRESS: 71 Palomar Ave. BY: Jennifer Rice, Transportation Planner/Engineer Phone: 781-7058 e-mail: jrice@slocity.org FILE NUMBER: GENP 0557-2017 FROM: Doug Davidson, Deputy Director RECOMMENDATION: Adopt a resolution recommending the City Council amend the Circulation Element of the General Plan eliminating the Luneta Drive connection and accept the proposed addendum to the LUCE Update EIR (see Attachment 1: Draft Resolution, Attachment 2: Proposed Changes to Circulation Element, and Attachment 3: LUCE Update EIR Addendum). SITE DATA Applicant City of San Luis Obispo Zoning High Density Residential (R-4) General Plan Public Right of Way – Local Street Site Area Approx. .075 acres Environmental Status Addendum to 2014 LUCE Update EIR SUMMARY The proposed project is located at 71 Palomar Avenue (APN 052 ‐162‐007), in the City of San Luis Obispo, CA. The site is currently part of the 71 Palomar Avenue property, however is intended to be dedicated to the City upon development of 71 Palomar as shown in the 2014 Circulation Element Update to become public right of way. This project proposes to amend the City Circulation Element of the General Plan to eliminate the Luneta Drive connection. This would include: 1. Maintain Luneta Drive as a non-through street, including maintaining the existing street closure on Luneta Drive between Verde Drive and Palomar Avenue; and 2. Amend Figure 1: Street Classification Diagram, Table 4. Street Classification Descriptions and Meeting Date: September 13, 2017 Item Number: Public Hearing 1 PH 1 - 1 Standards and relevant text to replace note 3 with a new high volume Residential Collector (Major) classification; and 3. Reclassify Ramona Drive from Tassajara to Broad Street to a Residential Collector (Major) classification. Physical improvements include an upgraded bollard system and installation of concrete curbs and gutter and sidewalk along the north side of the property located at 71 Palomar. 1.0 COMMISSION’S PURVIEW The Planning Commission’s role is to make recommendations to the City Council on the proposal, including findings from the Transportation Impact Study (Attachment 4), and Addendum to the LUCE Update EIR (Attachment 3). 2.0 BACKGROUND Development proposed at 71 Palomar triggered frontage improvements along Luneta Drive, per existing General Plan policy and subdivision regulations. During the project review and hearing process for 71 Palomar, neighborhood residents raised concerns about potential issues associated with completing the planned connection and requested reconsideration. At its July 19, 2016 meeting the City Council requested that staff return for discussion regarding a potential General Plan amendment eliminating the Luneta Drive connection. In response to the neighborhood’s concerns and Council’s request, due to the street being relatively isolated nature and as such requiring minimal environmental review staff proposed to proceed with the traffic study to inform future consideration of a General Plan amendment to eliminate the Luneta Drive connection. On September 6, 2016, the City Council authorized staff to evaluate an amendment to the General Plan eliminating the Luneta Drive connection. Subsequently, in 2017 a Transportation Impact Study for this specific project area was completed to analyze in more detail the existing and future circulation patterns within the neighborhood and identify impacts associated with maintaining the closure of Luneta Drive. 3.0 PROJECT INFORMATION 3.1 Site Information/Setting The project is located within a neighborhood south of East Foothill Boulevard and to the west of Broad Street. There is a mix of residential uses within the neighborhood including both high density residential and neighborhood commercial, as well as single-family residential homes. Foothill Boulevard, which acts as the northern boundary of the neighborhood, is classified as a residential arterial. Ramona Drive, paralleling Foothill Boulevard to the south is classified as a residential collector. La Entrada and Tassajara south of Foothill and north of Ramona as well as Broad Street are also classified as residential collectors. All other streets within the neighborhood are classified as local streets. PH 1 - 2 Figure 1. Project Site (Luneta closure) and proximate 71 Palomar 3.2 Project Description The project is an amendment to the Circulation Element of the General Plan to eliminate the Luneta Drive connection. This would include: 1. Maintain Luneta Drive as a non-through street, including maintaining the existing street closure on Luneta Drive between Verde Drive and Palomar Avenue; and 2. Amend Figure 1: Street Classification Diagram, Table 4. Street Classification Descriptions and Standards and relevant text to replace note 3 with a new high volume Residential Collector (Major) classification; and 3. Reclassify Ramona Drive from Tassajara to Broad Street to a Residential Collector (Major) classification. Physical improvements include an upgraded bollard system and installation of concrete curbs and gutter and sidewalk along the north side of the property located at 71 Palomar. A transportation impact study was prepared as part of this project to identify any impacts and their associated mitigations. 4.0 PROJECT ANALYSIS 4.1 LUCE Update EIR Addendum and Traffic Studies Elimination of the Luneta connection will influence future planned neighborhood traffic patterns. This General Plan amendment process includes an addendum to the LUCE Update EIR (Attachment 2) and Transportation Impact Study (Attachment 4) to identify the significance of Luneta Closure 71 Palomar PH 1 - 3 these impacts and if mitigation measures are required. The traffic study was primarily focused on formally forecasting the change of future traffic flows in the neighborhood and evaluating consistency with Circulation Element Policy 7.3, which establishes maximum traffic volume thresholds and speeds on the various classification of streets. Under the Circulation Element, the maximum daily volume for Ramona is 3,000, and the current volume on Ramona is approximately 4,000. The maximum daily volume for Luneta is 1,500, and the current volume on Luneta is approximately 300. Based on the traffic model used in the General Plan update, if the Luneta connection is completed as currently planned, it is anticipated that volumes within the neighborhood would rebalance to levels closer to General Plan policy thresholds. Table 1 shows the street classification descriptions and standards per the City’s General Plan Circulation Element for the relevant classifications within the project neighborhood. Table 1: Street Classification Descriptions and Standards Descriptions1 of Street Types Maximum ADT/LOS Desired Maximum Speeds2 Local Residential Streets directly serve residential development that front them and channel traffic to residential collector streets. 1,500 25 mph Residential Collector Streets collect traffic from residential areas and channel it to arterials. 3,0003 25 mph Residential Arterials are bordered by residential property where preservation of neighborhood character is as important as providing for traffic flow and where speeds should be controlled. LOS D 85th Percentile Speed Per California Vehicle Code Notes: (1) To determine the classification of a particular street segment, refer to Figure 1: Streets Classification Map and Appendix E. Appendix E includes the most recent traffic counts and estimates of level of service (LOS). Traffic counts will be different for various segments of a particular street. In some cases, a range of LOS ratings are shown on Appendix E for "Arterial" streets because of the variability of traffic flow con ditions along a particular corridor; and some street segments approaching intersections may have poorer LOS than shown in this table. Note that all ADT should reflect volumes typically experienced when all schools are in session. To account for seasonal shifts ADT shall be calculated using an annual average daily traffic (AADT) for individual volumes and the threshold shall be adjusted up to 15%. (2) Desired maximum speed means that 85% of motorists using the street will drive at or slower than this speed. To account for seasonal shifts speeds shall be calculated using an annual average or for individual speed surveys the threshold shall be adjusted up by 2.7 mph. (3) For Chorro and Broad Streets (north of Lincoln Street), and Margarita Avenue the maximum de sired ADT goal is 5,000 ADT. While Table 1 indicates a maximum ADT for Residential Collector Streets as 3,000, Note (3) specifically identifies three streets within the City that fall under this classification, however have been approved by the City Council to operate with a maximum ADT of 5,000. Those streets are Broad Street (north of Lincoln), Chorro Street (north of Lincoln) and Margarita Avenue. PH 1 - 4 4.1.1 Existing Conditions Under existing conditions with Luneta Drive closed to through traffic, Ramona Drive from Tassajara to Broad Street operates above the adopted volume threshold. Ramona Drive is identified in the General Plan as a Residential Collector classification. The segment between Tassajara and Broad Street currently has an Average Daily Traffic (ADT) volume of 4,170. The City’s General Plan identifies the maximum standard ADT for a street of this classification to be 3,000. All other streets within the neighborhood operate well under their associated thresholds. This localized volume of vehicles along Ramona is likely attributed to the land uses along this segment which includes high density residential and neighborhood commercial. Opening Luneta Drive per existing planning policy to accommodate two-way vehicular traffic will complete the connectivity of the neighborhood street system and alleviate some of the existing traffic on Ramona Drive. The closed section of Luneta requires that all neighborhood traffic filter down to Ramona to head in the east-west direction and require Ramona to carry higher traffic. Opening Luneta is anticipated to decrease volumes on Ramona so that Ramona will operate close to or within acceptable thresholds. The decreased traffic from Ramona would redistribute throughout the neighborhood, increasing traffic volumes on Luneta, Serrano, Verde and Palomar. The increase in traffic volumes on these local streets is significant, however no new traffic is generated by the opening of Luneta and each street that would be affected is anticipated to still operate within acceptable standards. 4.1.2 Cumulative Conditions Based on a Transportation Impact Study of the proposed change, Ramona will continue to exceed the maximum threshold under cumulative (full buildout) conditions regardless of the Luneta connection however the lack of Luneta connection makes the volumes heavier on Ramona. Future traffic impacts associated with keeping Luneta closed to through traffic localizes the increase in traffic generated from new development to Ramona Drive with very minor increases to traffic volumes on the surrounding streets. The ADT of Ramona Drive between Tassajara to Broad Street is forecasted to increase to 4,300. If Luneta were open in the future per existing planning policy, traffic is estimated to only slightly increase on area streets as the distribution of traffic generated from new development will be spread evenly throughout the neighborhood. However, while within an acceptable range, Ramona Drive between Tassajara and Broad Street would continue to be slightly over the 3,000-maximum threshold. Additionally, Serrano Drive would be over the 1,500- maximum threshold. 4.1.3 Proposed Policy Changes As discussed above, the Circulation Element of the City’s General Plan currently has a footnote list of Residential Collector streets that have been approved to operate at levels of higher vehicle volume (5,000 vehicles/day). This footnote list of streets has increased since the prior general plan, rather than have these higher volume streets listed as a footnote staff is proposing to establish a new formal street classification, Residential Collector (Major), PH 1 - 5 with a daily volume threshold of 5,000 vehicles per day. As a result of new traffic patterns expected as a result of keeping Luneta Close staff is also proposing that Ramona between Tassajara & Broad and Tassajara between Foothill & Ramona be reclassified to the new Residential Collector (Major) street class. It is also recommended that “clean up” language modifications for the Parkway Arterial, Regional Routes, & Freeway classifications be done as part of this General Plan Amendment to better group and differentiate facility types that are under the City’s Jurisdiction and those that are under County or State Jurisdiction. The Parkway Arterial classification is proposed to be combined with the Regional Route classification and the Freeway classification is proposed to be expanded to include Highways and Ramps. These changes represent an organizational amendment of the document and will not have an effect on the design or operation of the roadways as currently listed in the Circulation Element. Figure 1, Table 4 and relevant text within the existing Circulation Element will be updated to reflect these reclassification changes. See Attachment 2: Proposed Changes to Circulation Element. 4.2 Proposed Design of Permanent Closure In addition to the traffic study, staff has been working with the neighborhood to collect feedback on the future design of a permanent closure of Luneta Drive. A neighborhood kick-off meeting was held in October 2016 with another meeting following the conclusions of the traffic stud y held in April 2017. Regardless of whether Luneta is permanently closed or open to thru traffic, frontage improvements are necessary to meet current City standards. A permanent closure would require improvements such as upgraded bollards and a concrete curb and gutter, and possible improvements such as pedestrian facilities and additional lightin g. Attachment 3 depicts a conceptual design of the proposed improvements. 5.0 ENVIRONMENTAL REVIEW The proposed project has been analyzed pursuant to the California Environmental Quality Act (CEQA) based on the LUCE Update EIR and an Addendum to that EIR was prepared which found this project is consistent with the conclusions and mitigations of that EIR. This project would not result in new or more severe environmental impacts than were identified in the LUCE Update EIR, nor will it have an effect on mitigation measures previously adopted upon certification of the LUCE Update EIR. Both the LUCE Update EIR and subsequent Addendum shall constitute the complete environmental determination for the project. 6.0 ALTERNATIVES 6.1 Recommend the City Council deny the proposed General Plan amendment. Findings of the Planning Commission concerning such a recommendation would require development of findings to support the recommendation. 6.2 Continue the item. An action to continue the item should include a detailed list of additional information or analysis required. PH 1 - 6 7.0 ATTACHMENTS 1. Planning Commission Draft Resolution for General Plan Amendment 2. Proposed Changes to Circulation Element 3. Transportation Impact Study 4. Addendum to the LUCE Update EIR (Note: attachments to the Addendum are available online at http://opengov.slocity.org/weblink/1,1,1,1/doc/67733/Page1.aspx or by contacting Jennifer Rice, Transportation Planner/Engineer at 805-781-7058). 5. Proposed Concept PH 1 - 7 R ______ RESOLUTION NO. _____ (2017 SERIES) A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION RECOMMENDING THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, APPROVE AN AMENDMENT TO THE CIRCULATION ELEMENT OF THE GENERAL PLAN WITH AN ADDENDUM TO THE 2014 LUCE UPDATE ENVIRONMENTAL REVIEW REPORT 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 September 13, 2017 for the purpose of considering General Plan Amendments proposed as part of the Circulation Element Amendment project including General Plan Circulation Element map changes; 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 a) The Planning Commission finds and recommends the General Plan Amendment to eliminate the Luneta Drive connection between Verde and Palomar Streets based on the following findings and subject to the following conditions: i) The proposed General Plan Amendment is limited to minor policy revisions related to street classifications which have negligible effect on actual street conditions, therefore will not be detrimental to the health, safety and welfare of those living and working in the vicinity. ii) On September 3, 2014, the City Council adopted an Environmental Impact Report (EIR) for the Land Use and Circulation Element Update which adequately addresses the potential significant environmental impacts of the proposed project. The EIR along with the prepared addendum adequately evaluate the potential environmental impacts associated with the project. iii) The proposed General Plan Amendment will establish a new street classification, Residential Collector (Major), to more appropriately reflect the character of residential streets serving high density residential and neighborhood commercial. This new street classification formalizes a footnote in the current Circulation Element. PH 1 - 8 ATTACHMENT 1 Resolution No. _____ (2017 Series) Page 2 iv) The proposed General Plan Amendment will reclassify Ramona Drive between Tassajara and Broad Streets as a Residential Collector (Major) to more appropriately reflect the character along this segment of Ramona Drive serving high density residential and neighborhood commercial. v) Text, Table 4 and Figure 1 of the Circulation Element will be amended to reflect these changes. These changes represent a better organization of the document and have no effect on the design or operation of the actual roadways. SECTION 2. Environmental Review a) An addendum to the Land Use and Circulation Element Update Environmental Impact Report was prepared regarding the Luneta Drive closure. The addendum concluded the following: i) None of the following circumstances included in Section 15162 of the CEQA Guidelines have occurred which require a subsequent EIR: a. The project changes do not result in new or more severe environmental impacts. b. The circumstances under which the project is undertaken will not require major changes to the EIR. c. The modified project does not require any substantive changes to previously approved mitigation measures. ii) The proposed project would not result in a significant increase in future traffic on affected roadways such that the effect would result in an increase in the severity of any impact previously identified in the LUCE Update EIR, and the proposed street reclassification changes are minor and consistent with the scope of the approved project. iii) The changes are consistent with City objectives to improve neighborhood wellness. SECTION 3. Action. The Planning Commission does hereby recommend that the City Council approve the General Plan Amendment (GENP-0557-2017) subject to the following conditions: a) The Planning Commission does hereby recommend to the City Council the following amendment to the City of San Luis Obispo Circulation Element: (1) Circulation Element text amendment as described and shown in Exhibit A, attached hereto; and (3) Circulation Element Figure 1 amendment as described and shown in Exhibit B, attached hereto. The Planning Commission declares that should any provision, section, paragraph, sentence, or word of this Resolution be rendered or declared invalid by any court of competent jurisdiction, or by reason of any preemptive legislation, the remaining provisions, sections, paragraphs, sentences and words of this Resolution shall remain in full force and effect. The recitals contained in this resolution are incorporated by reference. PH 1 - 9 ATTACHMENT 1 Resolution No. _____ (2017 Series) Page 3 Upon motion of _______________________, seconded by _______________________, and on the following roll call vote: AYES: NOES: ABSENT: The foregoing resolution was adopted this 13th day of September, 2017. ____________________________________ Doug Davidson, Secretary Planning Commission PH 1 - 10 ATTACHMENT 1 Circulation Element        Page 2‐27   Types of Streets 7.3. Design Standards The City’s roadway system is shown in Figure 1. The City shall require that improvements to the City’s  roadway system are made consistent with the following descriptions and standards:  7.3.1. Average Daily Traffic (ADT) The total number of vehicles that use a particular street throughout the day (24 hours).  7.3.2. Vehicle Level of Service (LOS) Level of service is a letter grade representation of the quality of traffic flow based on congestion.  A. Level of Service (LOS) "A" is free‐flowing traffic while LOS "F" is extreme congestion.  B. At LOS "D," the recommended standard, drivers can expect delays of 35 to 55 seconds and sometimes  have to wait through more than one cycle of a traffic signal. Vehicle may stack up at intersections but  dissipate rapidly.  C. At LOS "E," delays increase to 55 to 80 seconds and drivers frequently have to wait through more than  one cycle of a traffic signal.  Stacked lines of cars at intersections become longer.    Table 4. Street Classification Descriptions and Standards  Descriptions1 of Street Types  Maximum  ADT/LOS  Desired maximum  Speeds2  Local Commercial Streets directly serve non‐residential development that  front them and channel traffic to commercial collector streets (reference  black line streets on Figure 1).  5,000 25 mph  Local Residential Streets directly serve residential development that front  them and channel traffic to minor and major residential collector streets  (reference black line streets on Figure 1).  1,500 25 mph  Commercial Collector Streets collect traffic from commercial areas and  channel it to arterials. 10,000 25 mph  Residential Collector Streets (Minor) collect traffic from residential areas  and channel it to arterials. 3,000 3 25 mph  Residential Collector Streets (Major) collect traffic from neighborhood  commercial, high density residential and residential areas and channel it  to arterials.  5,000 25 mph  Residential Arterials are bordered by residential property where  preservation of neighborhood character is as important as providing for  traffic flow and where speeds should be controlled.  LOS D CVC*  Arterial Streets provide circulation between major activity centers and  residential areas  LOS E  (Downtown)  LOS D  (other routes)  CVC*    CVC*  Parkway Arterials are arterial streets with landscaped medians and  roadside areas, where the number of cross streets is limited and direct  access from fronting properties is discouraged  LOS D CVC*  Parkway Arterials Highway/Regional Routes are arterial routes with  landscaped medians where the number of cross streets is limited and  direct access from fronting properties is discouraged. These routes  connect the city with other parts of the county and are used by people  LOS D CVC*  PH 1 - 11 ATTACHMENT 2 Chapter 2        Page 2‐28   Descriptions1 of Street Types  Maximum  ADT/LOS  Desired maximum  Speeds2  traveling throughout the county and state and are designated as primary  traffic carriers.  Segments of these routes leading into San Luis Obispo  should include landscaped medians and roadside areas to better define  them as community entryways  Highway/Freeway/Ramps is a regional route of significance where access  is controlled. Segments of these routes leading into San Luis Obispo  should include landscaped medians and roadside areas to better define  them as community entryways.  LOS D CVC*  *Speed Limits are dictated by prevailing speeds per the California Vehicle Code (CVC).  Notes:  (1) To determine the classification of a particular street segment, refer to Figure 1: Streets Classification Map and Appendix E.  Appendix E  includes the most recent traffic counts and estimates of level of service (LOS). Traffic counts will be different for various segments of a  particular street.  In some cases, a range of LOS ratings are shown on Appendix E for "Arterial" streets because of the variability of traffic  flow conditions along a particular corridor; and some street segments approaching intersections may have poorer LOS than shown in this  table.  Note that all ADT should reflect volumes typically experienced when all schools are in session.  To account for seasonal shifts ADT  shall be calculated using an annual average daily traffic (AADT) for individual volumes and the threshold shall be adjusted up to 15%.  (2) Desired maximum speed means that 85% of motorists using the street will drive at or slower than this speed. To account for seasonal  shifts speeds shall be calculated using an annual average or for individual speed surveys the threshold shall be adjusted up by 2.7 mph.  (3) For Chorro and Broad Streets (north of Lincoln Street), and Margarita Avenue the maximum desired ADT goal is 5,000 ADT.  PH 1 - 12 ATTACHMENT 2 Circulation Element        Page 2‐29   8. NEIGHBORHOOD TRAFFIC MANAGEMENT   8.1. Policies   8.1.1. Through Traffic The City shall design its circulation network to encourage through traffic to use Regional Routes, Highways,  Arterials, Parkway Arterials, and Residential Arterial streets and to discourage through traffic use of  Collectors and Local streets.  8.1.2. Residential Streets The City should not approve commercial development that encourages customers, employees or deliveries to  use Residential Local or Residential Collector (Minor and Major) streets.  8.1.3. Neighborhood Traffic Speeds To the extent permitted under the California Vehicle Code, the City shall endeavor to reduce and maintain  vehicular speeds in residential neighborhoods.  8.1.4. Neighborhood Traffic Management The City shall ensure that neighborhood traffic management projects:  A. Provide for the mitigation of adverse impacts on all residential neighborhoods.  B. Provide for adequate response conditions for emergency vehicles.  C. Provide for convenient and safe through bicycle and pedestrian traffic.  8.1.5. Neighborhood Traffic Management Guidelines The City shall update its Neighborhood Traffic Management Guidelines to address voting, funding, and  implementation procedures and develop an outreach program on the availability of the program.  8.1.6. Non-Infill Development In new, non‐infill developments, dwellings shall be set back from Regional Routes and Highways, Parkway  Arterials, Arterials, Residential Arterials, and Collector streets so that interior and exterior noise standards  can be met without the use of noise walls.  8.1.7. New Project Evaluation The City shall not approve development that impacts the quality of life and livability of residential  neighborhoods by generating traffic conditions that significantly exceed the thresholds established in Table 4  except as provided under CEQA. The City shall also not approve development which significantly worsens  already deficient residential neighborhood traffic conditions as established in Table 4 except as provided  under CEQA. New development shall incorporate traffic calming features to minimize speeding and cut‐ through traffic.     PH 1 - 13 ATTACHMENT 2 Santa R osa NorthSantaRosa H i g u e r a W e s t F o o t h i l l California Foothill S o u t h H i g u e r a Tank Farm LosOsosValley Br o a d Grand M o n t e r e y N o r t h C h o r ro Orcutt Orcutt M a d o n n a Johnson Joh n s o n M a r s h H i g h l a n d C a p i t o l i oPrado I n d u s t r i a l South Orcutt L a ur e l P i s m o Chorro High P a l m Osos Buckley 101 L a guna L a k e Source: City of San Luis Obispo, 2015 0 0.5 1 1.5 2 Miles Figure 1Streets Classification Diagram LUCE SOI Planning Subarea City Limits Urban Reserve Proposed Existing Highway/Regional Route Arterial Commercial Collector Local Residential Collector Residential Arterial Parkway Arterial Freeway PH 1 - 14 ATTACHMENT 2 o Santa Rosa NorthSantaRosa H i g u e r a W e s t F o o t h i l l California Foothill S o u t h H i g u er a Tank Farm LosOsosValley Br o a d Grand M o n t e r e y N o r t h C h o r ro Orcutt Orcutt M a d o n n a Johnson Joh n s o n M a r s h H i g h l a nd C a p i t o lioPrado I n d u s t r i a l South Orcutt L a u r e l P i s m o Chorro High P a l m Osos Buckley J e f f r e y DelRio £¤101 L a guna L a k e ¯Source: City of San Luis Obispo, 2015 0 0.5 1 1.5 2 Miles Figure 1Streets Classification Diagram LUCE SOI Planning Subarea ! ! ! ! City Limits Urban Reserve Proposed Existing Arterial Commercial Collector Residential ArterialFreeway/Ramp/Highway Residential Local Regional Route/Parkway Arterial Residential Collector (Major) Residential Collector (Minor) PH 1 - 15 ATTACHMENT 2 Luneta Drive Closure___ Transportation Impact Study Prepared by: City of San Luis Obispo Public Works Department 919 Palm Street San Luis Obispo, CA August 2017 PH 1 - 16 ATTACHMENT 3 Introduction This report presents a Transportation Impact Study analyzing Luneta Drive as a non-through street, maintaining the existing street closure between Verde Drive and Palomar Avenue. The project site is currently part of the 71 Palomar property and will be dedicated to the City as that property develops. Per existing City codes and as analyzed in the General Plan Circulation Element EIR, Luneta Drive was planned to be reconstructed to accommodate two-way vehicular traffic. A project has been proposed to amend the City Circulation Element of the General Plan to: 1. Maintain Luneta Drive as a non-through street, including maintaining the existing street closure on Luneta Drive between Verde Drive and Palomar Avenue; and 2. Amend Figure 1: Street Classification Diagram, Table 4. Street Classification Descriptions and Standards and relevant text to replace note 3 with a new high volume Residential Collector (Major) classification; and 3. Reclassify Ramona Drive from Tassajara to Broad Street to a Residential Collector (Major) classification. Physical improvements include an upgraded bollard system and installation of concrete curbs and gutter and sidewalk along the north side of the property located at 71 Palomar. This Transportation Impact Study analyzes the project site as proposed with the above described project to maintain the existing closure. This report has been prepared to present existing and anticipated transportation impacts of maintaining the closure of Luneta Drive for vehicular travel and associated mitigation measures required. The following locations were studied as part of this analysis: Roadway Segments: • Ramona – La Entrada to Tassajara • Ramona – Tassajara to Broad • Luneta – La Entrada to Tassajara • Luneta – Tassajara to Broad • Serrano – Palomar to Broad • La Entrada – Ramona to Luneta • Rafael – Ramona to Luneta • Tassajara – Foothill to Ramona • Tassajara – Ramona to Luneta • Verde – Ramona to Luneta • Palomar – Ramona to Luneta • Palomar – Luneta to Serrano PH 1 - 17 ATTACHMENT 3 Traffic conditions for the following scenarios were analyzed as part of this study: • Existing Conditions o Option A: Luneta Closed o Option B: Luneta Open • Existing Plus Project Conditions (Luneta Closed) • Cumulative Conditions (Luneta Open) • Cumulative Plus Project Conditions (Luneta Closed) Existing Conditions establish the baseline for 2016-17 traffic conditions at the study locations. Two options were analyzed under existing conditions, one assuming Luneta is closed to through traffic and one assuming Luneta is open to through traffic. Existing Plus Project conditions analyzed project-related impacts in comparison to the Existing Conditions. Cumulative Conditions is the analysis if Luneta Drive were to be developed in accordance to existing General Plan policy which plans for Luneta to be opened to two-way vehicle travel. Cumulative Plus Project Conditions analyzes future impacts anticipated with keeping Luneta closed. Analysis Methodology Cumulative volumes are forecasted using the City’s travel model. The travel model forecasts travel behavior based on land use and circulation network scenarios under the General Plan This is sometimes referred to as “full buildout”—assuming everything that can potentially be developed is developed (including vacant lots or lots that could be subdivided and further developed). This analysis includes buildout of the planned 71 Palomar development. The General Plan Circulation Element sets standards for intersection and segment level of service and neighborhood traffic management. Level of service thresholds as identified in the Circulation Element set thresholds related to congestion for intersections and segments. The streets analyzed as part of this study are not near capacity thresholds, therefore no effect to level of service is anticipated with implementation of the proposed project. As such, this study did not include a detailed analysis of level of service. Instead, this study primarily focuses on formally forecasting the change of future traffic flows in the neighborhood and evaluating consistency with Circulation Element Policy 7.3, which establishes maximum traffic volume thresholds and speeds on the various classification of streets. Neighborhood traffic management thresholds, as described in Table 1 protect the quality of residential areas by maintaining low volumes and speeds on neighborhood streets. PH 1 - 18 ATTACHMENT 3 Setting Figure 1 presents the study area vicinity map. Figure 1: Study Area Vicinity Map & Images PH 1 - 19 ATTACHMENT 3 Neighborhood Description & Street Classifications The project is located within a neighborhood south of Foothill Boulevard and to the west of Broad Street. There is a mix of residential uses within the neighborhood including both high density residential and neighborhood commercial as well as single-family residential homes. Foothill Boulevard, which acts as the northern boundary of the neighborhood, is classified as a residential arterial. Ramona Drive, paralleling Foothill Boulevard to the south is classified as a residential collector. La Entrada and Tassajara south of Foothill and north of Ramona as well as Broad Street are also classified as residential collectors. All other streets within the neighborhood are classified as local streets. Luneta Drive Luneta Drive: View from west looking eastward Luneta Drive: View from east looking westward Luneta Drive: Plan view of project area PH 1 - 20 ATTACHMENT 3 Table 1 shows the street classification descriptions and standards per the City’s General Plan Circulation Element for the relevant classifications within the project neighborhood. Table 1: Street Classification Descriptions and Standards Descriptions1 of Street Types Maximum ADT/LOS Desired Maximum Speeds2 Local Residential Streets directly serve residential development that front them and channel traffic to residential collector streets. 1,500 25 mph Residential Collector Streets collect traffic from residential areas and channel it to arterials. 3,0003 25 mph Residential Arterials are bordered by residential property where preservation of neighborhood character is as important as providing for traffic flow and where speeds should be controlled. LOS D 85th Percentile Speed Per California Vehicle Code Notes: (1) To determine the classification of a particular street segment, refer to Figure 1: Streets Classification Map and Appendix E. Appendix E includes the most recent traffic counts and estimates of level of service (LOS). Traffic counts will be different for various segments of a particular street. In some cases, a range of LOS ratings are shown on Appendix E for "Arterial" streets because of the variability of traffic flow conditions along a particular corridor; and some street segments approaching intersections may have poorer LOS than shown in this table. Note that all ADT should reflect volumes typically experienced when all schools are in session. To account for seasonal shifts ADT shall be calculated using an annual average daily traffic (AADT) for individual volumes and the threshold shall be adjusted up to 15%. (2) Desired maximum speed means that 85% of motorists using the street will drive at or slower than this speed. To account for seasonal shifts speeds shall be calculated using an annual average or for individual speed surveys the threshold shall be adjusted up by 2.7 mph. (3) For Chorro and Broad Streets (north of Lincoln Street), and Margarita Avenue the maximum desired ADT goal is 5,000 ADT. While Table 1 indicates a maximum Average Daily Traffic (ADT) for Residential Collector Streets as 3,000, Note (3) specifically identifies three streets within the City that fall under this classification, however have been approved by the City Council to operate with a maximum ADT of 5,000. Those streets are Broad Street (north of Lincoln), Chorro Street (north of Lincoln) and Margarita Avenue. These streets are acknowledged and approved to operate at higher volumes based on their land uses which include high density residential and neighborhood commercial, similar to conditions on Ramona Drive. As part of this project, Ramona Drive between Tassajara and Broad Street will be reclassified to allow a maximum ADT of 5,000 in order to acknowledge that these land uses will continue to generate a higher level of volume. This reclassification will require an amendment to the City’s General Plan. PH 1 - 21 ATTACHMENT 3 General Policies Regarding Street Volumes The City’s General Plan Circulation Element identifies desired maximum Average Daily Traffic (ADT) for streets based on their classification as well as includes Level of Service policies for all modes of transportation. This is shown in Table 1 above. Table 2 below shows the standard acceptable LOS threshold by mode. Table 3 identifies the modal priority ranking based on area within the City. Table 2: Multimodal LOS Objectives and Service Standards Travel Mode Objective LOS Minimum LOS Standard Bicycle B D Pedestrian B C Transit C Baseline LOS or LOS D, whichever is lower Vehicle C E (Downtown), D (All Other Routes) Table 3: Modal Priority Ranking Complete Street Area Priority Mode Ranking Downtown & Upper Monterey Street 1. Pedestrian 2. Bicycles 3. Transit 4. Vehicle Residential Corridors & Neighborhoods 1. Pedestrian 2. Bicycles 3. Vehicle 4. Transit Commercial Corridors & Areas 1. Vehicles 2. Bicycles 3. Transit 4. Pedestrian Regional Arterial and Highway Corridors 1. Vehicles 2. Transit 3. Bicycles 4. Pedestrian Based on Table 3, the proposed project would fall under Residential Corridors & Neighborhoods, meaning that pedestrian impacts will carry the most significance. This ranking prioritizes the modes of transportation within this project area in the following order: pedestrians, bicycles, vehicle and transit. General Plan Policy Regarding Street Connection Existing Subdivision Regulations requires construction of 71 Palomar (the property on which the site is located) to complete the remaining section of Luneta and provide enough width for the road connection to be opened to two-way through traffic. This connection of Luneta Drive was also included in the 1994 update to the General Plan’s Circulation Element by being shown on Figure 1 of the Streets map. The EIR for the 2014 update to the Circulation Element analyzed traffic conditions assuming the opening of Luneta to thru traffic, therefore this analysis of traffic conditions assuming a permanent closure of Luneta Drive is necessary. Consistencies with LUCE EIR Implementation of the proposed project would not change the findings of the 2014 Land Use and Circulation Element Update Environmental Impact Report. This project is consistent with adopted policies to avoid or mitigate environmental impacts. All relevant intersections and PH 1 - 22 ATTACHMENT 3 roadway segments operate well within their capacity; therefore, no level of service analysis was conducted and there are no anticipated effects to LOS with project implementation. See Attachment 1 for a list of items identified as a significant transportation impact per the LUCE Update EIR. Existing Conditions Existing conditions establish baseline traffic conditions that currently exist in the study area. Per the LUCE Update Background Report, the Neighborhood Traffic Management Major Findings applicable to this project include: • The Average Daily Traffic within the Ramona neighborhood currently exceeds the City’s desired maximum volumes for Residential Collector and Local Streets. • Ramona (La Entrada to Broad) has a baseline LOS of C. As previously stated, this project is not anticipated to effect Level of Service on any roadway within the project area. Two options are analyzed under existing conditions. Option A is an analysis of existing traffic conditions assuming Luneta Street maintains the existing closure. Because the project being proposed is a policy change to the General Plan, it is necessary to analyze the traffic conditions as they currently exist. Option B is an analysis of existing traffic conditions assuming Luneta is opened to two-way traffic, per current policies. Option A: Luneta Closed Existing Volumes & Cut-Thru Traffic: Option A Figure 2 displays existing segment volume counts within the neighborhood followed by Table 4 which lists further data on each segment including any existing deficiencies. PH 1 - 23 ATTACHMENT 3 Figure 2: Existing Segment Average Daily Traffic: Option A Table 4: Existing Conditions Volume Data: Option A Street Segment General Plan Classification General Plan Threshold Volume Cut Thru Deficiency Ramona La Entrada to Tassajara Residential Collector 3,000 996 72 NO Ramona Tassajara to Broad Residential Collector 3,000 4,170 333 YES Luneta La Entrada to Tassajara Local Residential 1,500 100 0 NO Luneta Tassajara to Broad Local Residential 1,500 133 0 NO Serrano Palomar to Broad Local Residential 1,500 612 0 NO Rafael Ramona to Luneta Local Residential 1,500 816 0 NO La Entrada Ramona to Luneta Local Residential 1,500 198 0 NO Tassajara Foothill to Ramona Residential Collector 3,000 1,842 261 NO Tassajara Ramona to Luneta Local Residential 1,500 388 0 NO Verde Ramona to Luneta Local Residential 1,500 439 0 NO Palomar Ramona to Luneta Local Residential 1,500 178 0 NO Palomar Luneta to Serrano Local Residential 1,500 630 0 NO A cut through study indicated that some vehicles use Ramona from La Entrada to Broad as a “cut through” to get from Foothill to Broad Street, and visa-versa. The cut through study analyzed every travel route option through the neighborhood as part of the study. The study showed that during an 8-hour period, 72 vehicles used Ramona to access Broad via La Entrada and 261 used Ramona to access Broad via Tassajara, totaling 333 cut through vehicles on the PH 1 - 24 ATTACHMENT 3 segment of Ramona between Tassajara and Broad Street. No other routes through the neighborhood were recorded to have cut through traffic. Figure 3 shows the cut through patterns within the neighborhood. Figure 3: Cut Through Travel Paths Operation of Existing Conditions: Option A In existing conditions with Luneta Drive closed to through traffic, Ramona Drive from Tassajara to Broad Street operates in deficient conditions. Ramona Drive is identified in the General Plan as a Residential Collector classification. The segment between Tassajara and Broad Street currently has an Average Daily Traffic (ADT) volume of 4,170. Currently, the City’s General Plan identifies the maximum standard ADT for a street of this classification to be 3,000. This localized volume of vehicles along this segment is likely attributed to the land uses along this segment which include high density residential and neighborhood commercial. Additionally, unnecessary volume traveling on Ramona was identified via the cut through study which did indicate that some drivers use the neighborhood as quicker access from Foothill Boulevard to Broad Street. Cut through traffic can typically be mitigated by installing traffic calming devices. However, even 100% success of diverting cut through traffic off of Ramona would still result in this segment being over the current threshold of 3,000 daily vehicles. PH 1 - 25 ATTACHMENT 3 Option B: Luneta Open Existing Volumes & Cut-Thru Traffic: Option B Option B analyzes existing conditions coupled with the opening of Luneta Drive to two-way traffic as currently planned for in the City’s General Plan. Figure 4 displays existing segment volume counts assuming Luneta is open to through traffic. Table 5 presents additional data on each segment. Figure 4: Existing Segment Average Daily Traffic: Option B PH 1 - 26 ATTACHMENT 3 Table 5: Existing Volume Data: Option B Street Segment General Plan Classification General Plan Threshold Volume Cut Thru Deficiency Ramona La Entrada to Tassajara Residential Collector 3,000 660 72 NO Ramona Tassajara to Broad Residential Collector 3,000 2,900 333 NO Luneta La Entrada to Tassajara Local Residential 1,500 100 0 NO Luneta Tassajara to Broad Local Residential 1,500 1,100 0 NO Serrano Palomar to Broad Local Residential 1,500 1,500 0 NO Rafael Ramona to Luneta Local Residential 1,500 620 0 NO La Entrada Ramona to Luneta Local Residential 1,500 200 0 NO Tassajara Foothill to Ramona Residential Collector 3,000 1,400 261 NO Tassajara Ramona to Luneta Local Residential 1,500 100 0 NO Verde Ramona to Luneta Local Residential 1,500 50 0 NO Palomar Ramona to Luneta Local Residential 1,500 1200 0 NO Palomar Luneta to Serrano Local Residential 1,500 700 0 NO Operation of Existing Conditions: Option B Opening Luneta Drive to accommodate two-way vehicular traffic will alleviate some of the existing traffic on Ramona Drive. Opening Luneta will decrease volumes on Ramona so that Ramona will operate at an acceptable volume under existing General Plan thresholds. The traffic coming from Ramona would redistribute throughout the neighborhood, increasing traffic volumes on Luneta, Serrano, Verde and Palomar. While there is a noticeable increase in traffic volumes on several of these streets, as shown in Table 5, the average daily traffic volumes will remain within acceptable standards. Opening Luneta Drive is not anticipated to have an impact on existing cut through traffic, as it is not anticipated to significantly reduce travel times compared to existing routes. A travel time study conducted in 2016 indicated additional time would be added to trips using Serrano/Palomar/Luneta to cut through the neighborhood. Therefore, cut through volume with the Luneta connection is expected to reflect travel patterns as presented under Option A Figure 3. Existing Plus Project Conditions Existing Plus Project Volumes and Cut-Thru Traffic The proposed project is a policy change to keep Luneta closed maintaining the existing configuration of Luneta closed to through traffic. Additionally, the proposed project will reclassify Ramona Street to allow a maximum volume of 5,000 Average Daily Vehicles. While the project does include improvements such as completing the curb and gutter and installing a sidewalk, the impact on travel patterns due to the project will not change the existing conditions. Therefore, the traffic data used for Existing Plus Project would be the same as Option A. Figure 4 displays existing segment volume counts within the neighborhood followed by Table 5 which lists further data on each segment including any existing deficiencies. Figure 4: Existing Plus Project Average Daily Traffic PH 1 - 27 ATTACHMENT 3 Table 4: Existing Plus Project Conditions Volume Data Street Segment General Plan Classification* General Plan Threshold Volume Cut Thru Deficiency Ramona La Entrada to Tassajara Residential Collector (Minor) 3,000 996 71 NO Ramona Tassajara to Broad Residential Collector (Major) 5,000 4,170 333 NO Luneta La Entrada to Tassajara Local Residential 1,500 100 0 NO Luneta Tassajara to Broad Local Residential 1,500 133 0 NO Serrano Palomar to Broad Local Residential 1,500 612 0 NO Rafael Ramona to Luneta Local Residential 1,500 816 0 NO La Entrada Ramona to Luneta Local Residential 1,500 198 0 NO Tassajara Foothill to Ramona Residential Collector (Minor) 3,000 1842 261 NO Tassajara Ramona to Luneta Local Residential 1,500 388 0 NO Verde Ramona to Luneta Local Residential 1,500 439 0 NO Palomar Ramona to Luneta Local Residential 1,500 178 0 NO Palomar Luneta to Serrano Local Residential 1,500 630 0 NO *General Plan Classifications and Thresholds in this table represent the proposed thresholds that would be implemented with project approval. Existing Plus Project Impacts & Mitigation As the project includes reclassifying Ramona Drive to allow a maximum ADT of 5,000, the volume on Ramona between Tassajara and Broad Street operate sufficiently within the daily PH 1 - 28 ATTACHMENT 3 threshold. Cut through patterns would still reflect existing patterns, however even with the identified cut through volume, neighborhood streets would operate in sufficient conditions. Consideration was given to other feasible routes to ease the intensity of volumes along this segment of Ramona. The layout of streets within this neighborhood is not a grid pattern, therefore does not easily lend itself to various acceptable route options. Luneta Drive is the only parallel street to Ramona. Without opening Luneta there is not another feasible route. No significant impacts are anticipated under Existing Plus Project therefore no mitigations are being recommended. Cumulative Conditions (Luneta Open) Cumulative Conditions estimates future traffic conditions considering existing planning and policy, in this case opening Luneta Drive to two-way traffic as currently planned for in the City’s General Plan. The future traffic conditions are estimated assuming full buildout of the neighborhood including the planned 71 Palomar development as well as all other land use approved in the City’s General Plan. Cumulative Conditions Volumes & Cut-Thru Traffic Future traffic impacts associated with opening Luneta to through traffic are estimated to only slightly increase traffic on individual streets as the distribution of traffic generated from new development will be spread evenly throughout the neighborhood. PH 1 - 29 ATTACHMENT 3 Figure 6: Cumulative Conditions Segment Average Daily Traffic Table 7: Cumulative Conditions Volume Data *General Plan Classifications and Thresholds in this table represent the current conditions established in the Circulation Element. Street Segment General Plan Classification* General Plan Threshold Volume Cut Thru Deficiency Ramona La Entrada to Tassajara Residential Collector 3,000 670 -- NO Ramona Tassajara to Broad Residential Collector 3,000 3,100 -- NO Luneta La Entrada to Tassajara Local Residential 1,500 120 -- NO Luneta Tassajara to Broad Local Residential 1,500 1,200 -- NO Serrano Palomar to Broad Local Residential 1,500 1662 -- NO Rafael Ramona to Luneta Local Residential 1,500 640 -- NO La Entrada Ramona to Luneta Local Residential 1,500 210 -- NO Tassajara Foothill to Ramona Residential Collector 3,000 1,500 -- NO Tassajara Ramona to Luneta Local Residential 1,500 150 -- NO Verde Ramona to Luneta Local Residential 1,500 50 -- NO Palomar Ramona to Luneta Local Residential 1,500 780 -- NO Palomar Luneta to Serrano Local Residential 1,500 1230 -- NO PH 1 - 30 ATTACHMENT 3 Cumulative Conditions Impacts & Mitigation Future trips are anticipated to redistribute within the neighborhood. Ramona between Tassajara and Broad as well as Serrano between Palomar and Broad Streets are anticipated to be right around their associated thresholds. Per Table 1, Note (1) the ADT threshold shall be adjusted up to 15%. Therefore, Ramona and Serrano are anticipated to be within this adjustment. No significant impacts are anticipated under cumulative conditions therefore no mitigations are being recommended. Cumulative Plus Project Conditions (Luneta Closed) Cumulative Plus Project represents an estimate of future traffic conditions that would result if Luneta Drive was not opened to two-way traffic. The future traffic conditions are estimated assuming full buildout of the neighborhood including the planned 71 Palomar development as well as all other land use approved in the City’s General Plan. Cumulative Plus Project Volumes & Cut-Thru Traffic Future traffic impacts associated with keeping Luneta closed to through traffic localizes the increase in traffic generated from new development to Ramona Drive with very minor increases to traffic volumes on the surrounding streets. Figure 7: Cumulative Plus Project Segment Average Daily Traffic PH 1 - 31 ATTACHMENT 3 Table 8: Cumulative Plus Project Volume Data Street Segment General Plan Classification* General Plan Threshold Volume Cut Thru Deficiency Ramona La Entrada to Tassajara Residential Collector (Minor) 3,000 1,200 -- NO Ramona Tassajara to Broad Residential Collector (Major) 5,000 4,300 -- NO Luneta La Entrada to Tassajara Local Residential 1,500 120 -- NO Luneta Tassajara to Broad Local Residential 1,500 150 -- NO Serrano Palomar to Broad Local Residential 1,500 770 -- NO Rafael Ramona to Luneta Local Residential 1,500 900 -- NO La Entrada Ramona to Luneta Local Residential 1,500 210 -- NO Tassajara Foothill to Ramona Residential Collector (Minor) 3,000 2,000 -- NO Tassajara Ramona to Luneta Local Residential 1,500 450 -- NO Verde Ramona to Luneta Local Residential 1,500 439 -- NO Palomar Ramona to Luneta Local Residential 1,500 320 -- NO Palomar Luneta to Serrano Local Residential 1,500 780 -- NO *General Plan Classifications and Thresholds in this table represent the proposed thresholds that would be implemented with project approval. Cumulative Plus Project Impacts & Mitigation Future traffic is anticipated to increase throughout the neighborhood, however, maintaining a concentration of volume along Ramona Drive. As seen in Table 8, the segment of Ramona from Tassajara to Broad Street would have a future daily volume of 4,300. With the reclassification of Ramona Drive, this would operate within the maximum threshold of 5,000 vehicles/day. Luneta remaining closed to through traffic is not anticipated to have a future impact on cut thru traffic, therefore no additional impacts are foreseen. No significant impacts are anticipated under cumulative plus project conditions therefore no mitigations are being recommended. PH 1 - 32 ATTACHMENT 3 Attachment 1: Transportation Impact Significance Per thresholds identified in the LUCE Update EIR, and as summarized in the table below, the project would not have a significant impact on transportation. The intersection and roadway Levels of Service would not degrade. Maintaining the closure of Luneta Drive would not impact emergency services. The project is consistent with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities. Table 9: Transportation Impact Significance of Luneta Closure Would the project: Yes No Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and nonmotorized travel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit; Specifically, Local roadway segment (not downtown) operating at LOS D or better, but degrading to LOS E or F or; X Local roadway segment (downtown) operating at LOS E or better, but degrading to LOS F or; N/A Local roadway segment is currently deficient, and project increases volume‐to‐capacity ratio by 0.01 or more; X Intersection (not downtown) operating at LOS D or better, but degrading to LOS E or F or; X Intersection (downtown) operating at LOS E or better, but degrading to LOS F or; N/A Intersection is currently deficient, and any increase in volume due to the project increases. X Conflict with an applicable congestion management program, including, but not limited to level of service standards and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways; State Highway roadway segment operating at LOS D or better but degrading to LOS E or F; N/A Local roadway segment (not downtown) operating at LOS D or better, but degrading to LOS E or F or; X Local roadway segment (downtown) operating at LOS E or better, but degrading to LOS F or; N/A Local roadway segment is currently deficient, and project increases volume‐to‐capacity ratio by 0.01 or more. X Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment). X Result in inadequate emergency access. X Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities. X PH 1 - 33 ATTACHMENT 3 Addendum to the Land Use and Circulation Element Final Environmental Impact Report (SCH# 2013121019) Luneta Drive Closure City File No: GENP 0557-2017 1. Project Title: Luneta Drive Closure 2. Lead Agency Name and Address: City of San Luis Obispo 990 Palm Street San Luis Obispo, CA 93401 3. Contact Person and Phone Number: Jennifer Rice, Transportation Planner/Engineer II 805-781-7058 4. Project Location: 71 Palomar Avenue, San Luis Obispo, CA (APN 052-161-007) (refer to Attachment 1) 5. Project Representative Name and Address: Jennifer Rice City of San Luis Obispo 919 Palm Street San Luis Obispo, CA 93401 6. General Plan Designation: High Density Residential 7. Zoning: R-4 (High Density Residential), R-4-PD (High Density Residential, Planned Development), public right-of-way PH 1 - 34 ATTACHMENT 4 8. Description of the Project: The project consists of an amendment to the Circulation Element of the General Plan to eliminate the Luneta Drive connection (currently part of 71 Palomar property). This would include: 1. Maintain Luneta Drive as a non-through street, including maintaining the existing street closure on Luneta Drive between Verde Drive and Palomar Avenue; 2. Amend Figure 1: Street Classification Diagram, Table 4. Street Classification Descriptions and Standards and relevant text to replace note 3 with a new high volume Residential Collector (Major) classification (Attachment 2); 3. Reclassify Ramona Drive from Tassajara to Broad Street from Residential Collector to a Residential Collector (Major) classification; and The portion of 71 Palomar currently identified as future public right-of-way will be still be dedicated to the City at the time of that properties development. At that time, physical improvements to this area will include an upgraded bollard system and installation of concrete curbs and gutter and sidewalk along the north side of Luneta(refer to Attachment 3). The City assumed that approximately 2 trees as well as shrubs within the proposed public right-of-way would be removed to accommodate the project. 9. Project Entitlements Requested: Amendment to General Plan Circulation Element. 10. Setting and Surrounding Land Uses: The subject property is located along Luneta Drive just east of Palomar Avenue. The uses along the north side of Luneta are multi-family residences, zoned R-4-PD, High Density Residential with additional High Density Residential uses proposed. The south side of Luneta Drive is developed with single-family residential homes, zoned R-1-PD, Low Density Residential. The topography of the site is gently sloping upwards from Luneta Drive, and existing vegetation on the site consists of both small and matured native and non-native trees. An existing 15’ wide roadway segment of Luneta Drive boarders the site to the south. This segment of Luneta currently restricts through vehicle movement with bollards across the roadway. The road segment is primarily used as a biking and walking pathway. 11. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement.): No permits or approvals from other public agencies are required. 12. Previous Environmental Review On December 9, 2014, the City Council certified the Land Use and Circulation Element (LUCE) Update EIR, which evaluated the potential environmental effects of traffic and circulation city-wide as a result of the updated LUCE. Council Resolution No. 10586 is PH 1 - 35 ATTACHMENT 4 attached and includes all of the findings and mitigation measures that apply to the LUCE Update (Attachment 3). All of these mitigation measures are still in effect and will apply to this project. Section 15164 of the State CEQA Guidelines allows a lead agency to prepare an addendum to a EIR when “minor technical changes or additions” have occurred in the project description since the EIR was certified. In addition, the lead agency is required to explain its decision not to prepare a subsequent EIR pursuant to State CEQA Guidelines Section 15162, which requires subsequent EIRs when proposed changes would require major revisions to the previous EIR “due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects.” The evaluation below discusses the circulation issue areas covered by the LUCE Update EIR and concludes that in each case no new environmental effects are created and that there is no increase in the severity of previously identified significant effects. CIRCULATION FACTORS POTENTIALLY AFFECTED: Environmental impacts associated with the Circulation Element update were evaluated in the LUCE Update EIR (SCH# 2013121019). As addressed below, the proposed amendment to the adopted Circulatation Element, which would result in the elimination of the previously-proposed connection of Luneta Drive from the General Plan, would not result in any new impacts not previously disclosed in the certified EIR, and would not increase the severity of any impact identified in the certified EIR. Traffic and Circulation The Final EIR for the LUCE Update identified eight impacts relative to traffic and circulation. A Transportation Impact Study was prepared for this project to analyze the future traffic conditions of the project site as well as identify potential impacts resulting from the project (See Attachement 4). Based on the Transportation Impact Study,the proposed project is consistent with the mitigation measures requried to mitigate these impacts and the proposed project does not create any new impacts relative to traffic and circulation because the the project proposes to maintain existing conditions, with the exception of some minor physical improvements within the developed public right-of-way (limited primarily to pedestrian improvements). CIR Impact 1: Development and street network changes under the LUCE Update will cause roadways currently operating at LOS D or better to deteriorate to LOS E or F, in downtown San Luis Obispo, roadways operating at LOS E or better will deteriorate to LOS F, or will add additional traffic to roadways operating at LOS E (outside of downtown) or F (in downtown). This is considered a Class I, significant and unavoidable impact. The following mitigation measure was approved: 1) As future development under the LUCE Update is proposed, the City will be PH 1 - 36 ATTACHMENT 4 required to ensure consistency with the General Plan and the policies/programs listed above. However, with the incorporation of the Proposed Project, adherence to proposed and existing City policies and programs discussed above, and continued support of Caltrans’, SLOCOG’s and SLORTA’s efforts to address demand on US 101 in the vicinity of San Luis Obispo, these mitigation measures would not mitigate the impacts. Based on the Transportation Impact Study, implementation of the proposed project would not further reduce level of service (LOS), as identified above in CIR Impact 1. The impact idenfied in the LUCE Update EIR would remain significant and unavoidable, as documented in the CEQA Findings and Statement of Overriding Considerations for the LUCE Update and EIR. The City would continue to implement the required mitigation measure identied above. CIR Impact 2: Development and street network changes under the LUCE Update will cause intersections currently operating at LOS D or better to deteriorate to LOS E or F, in downtown San Luis Obispo, intersections operating at LOS E or better will deteriorate to LOS F, or will add additional traffic to intersections operating at LOS E (outside of downtown) or F (in downtown). Impact is considered to be Class I, significant and unavoidable. The following mitigation measures were approved as options to mitigate impacts for these intersections to meet the LOS standard: 1) CIR‐1. Grand & Slack (#8) Install increased traffic control (traffic signal or roundabout). 2) CIR‐2. California & Taft (#12) Install increased traffic control (traffic signal or roundabout). 3) CIR‐3. Grand & US 101 SB on‐ramp (#13) Install dedicated WB right‐turn lane. 4) CIR‐4. San Luis & California (#55) Install increased traffic control (traffic signal or roundabout). 5) CIR‐5. Higuera & Tank Farm (#85) Add NB right‐turn lane, WB dual right‐turn lanes, two‐way left‐turn lane on Tank Farm between Higuera and Long. 6) CIR‐6. Broad & High (#89) Install increased traffic control (traffic signal or roundabout). Augment bicycle facilities and improve transit headways on Broad Street. 7) CIR‐7 Broad & Rockview (#94) Install downstream signal at Broad & Capitolio. Augment bicycle facilities and improve transit headways on Broad Street. 8) CIR‐8. Broad & Capitolio (#95) Install increased traffic control (traffic signal or roundabout). Augment bicycle facilities and improve transit headways on Broad Street. 9) CIR‐9. Johnson & Orcutt (#96) Install roundabout. 10) CIR‐10. Broad & Tank Farm (#98) Establish time‐of‐day timing plans. Add SB dual left‐turn lane, NB dedicated right‐turn lane and WB dedicated right‐turn lane. Augment Bicycle facilities and improve transit PH 1 - 37 ATTACHMENT 4 headways on Broad Street. 11) CIR‐11. Broad & Airport (#102) Install TWLTL north of intersection. Augment Bicycle facilities and improve transit headways on Broad Street. Based on the Transportation Impact Study, implementation of the proposed project would not further reduce level of service (LOS), as identified above in CIR Impact 2. The impact idenfied in the LUCE Update EIR would remain significant and unavoidable, as documented in the CEQA Findings and Statement of Overriding Considerations for the LUCE Update and EIR. The City would continue to implement the required mitigation measures identied above (none of which required the Luneta connection to mitigate potentially significant traffic congestion impacts). CIR Impact 4: Development under the LUCE Update may increase traffic volumes or traffic speed in designated neighborhood traffic management areas. Impact is considered to be Class III, less than significant. The following mitigation measure were approved: As future development under the LUCE Update is proposed, the City will be required to ensure consistency with the General Plan and the policies/programs listed above. Therefore, mitigation measures are not required. The Circulation Element adopted in 2014 included the connection of Luneta Drive from Palomar Avenue to Verde Drive, which was anticipated to result in a decrease in traffic on surrounding neighborhood streets. If approved, the Circulation Element would be amended to maintain existing conditions with minor street and pedestrian improvements. As a result, surrounding neighborhood streets would not experience a decrease in traffic as anticipated in the LUCE EIR. However, based on the Luneta Drive Closure Transportation Impact Study, implementation of the proposed project would not increase the severity of this identified less than significant impact. Table 4 of the Circulation Element identifies maximum thresholds for street classification. There are two classifications of streets currently within this project area. Ramona is classified as a Residential Collector Street with a maximum Average Daily Traffic (ADT) threshold of 3,000, Tassajara and La Entrada between Foothill and Ramona are also classified as a Residential Collector street. All other streets in the project area are classified as Local Residential Streets with a maximum ADT of 1,500. While Table 4 of the Circulation Element sets a threshold of 3,000 for Residential Collector Streets, a footnote indicates three streets within the City that fall under this classification, however have been approved by the City Council to operate with a maximum ADT of 5,000. Those streets are Broad Street (north of Lincoln), Chorro Street (north of Lincoln) and Margarita Avenue. These streets are acknowledged and approved to operate at higher volumes based on their land uses which include high density residential and neighborhood commercial. The project includes maintaining the closure of Luneta Drvie as well as reclassifying Ramona from Tassajara to Broad to allow for a maximum ADT of 5,000. Ramona between Tassajara and Broad has traditionally operated at volumes above the threshold established to service the high PH 1 - 38 ATTACHMENT 4 density residential and neighborhood commercial uses along it. The third component of the project established a new street classification with a 5,000 ADT threshold memoralizing several streets already designated within this threshold. Based on the Transportation Impact Study, future traffic impacts associated with keeping Luneta closed to through traffic localizes the increase in traffic generated from new development to Ramona Drive with very minor increases to traffic volumes on the surrounding streets. The ADT of Ramona Drive between Tassajara to Broad Street is forecasted to increase to 4,300, which would be within the ADT threshold for Ramona with project implementation. Maintaining the closure of Luneta Drive will preserve the low vehicle volumes this neighborhood street currently experiences, as well as on Palomar, Verde and Serrano. CIR Impact 5: Development under the LUCE Update may encourage increased heavy vehicle traffic on non‐designated truck routes. Impact is considered to be Class III, less than significant. As development under the LUCE Update is proposed, the City will be required to ensure consistency with the General Plan and the policies/programs listed above. Therefore, mitigation measures are not required. Based on the Transportation Impact Study, implementation of the proposed project would not increase the severity of this identified less than significant impact.The proposed project would maintain existing conditions (with the exception of minor traffic calming and pedestrian improvements), and not result in the encouragement of increased heavy vehicle traffic on non- designated truck routes. Conclusion Maintaining the closure of Luneta Drive creates no new environmental impacts relative to traffic and circulation and would not increase the severity of any impacts identified in the LUCE Update EIR. All mitigation measures approved in the LUCE Update EIR and associated CEQA Findings are still in effect. No new mitigation is required. Other Resources Implementation of the proposed amendment to the Circulation Element would not result in any new new physical changes that are not addressed and analyzed in the LUCE Update EIR. As noted above, compliance with all mitigation measures that are relevant to the proposed project would be required upon implementation of this proposed amendment to the Circulation Element. PH 1 - 39 ATTACHMENT 4 DETERMINATION In accordance with Section 15164 of the State CEQA Guidelines, the City of San Luis Obispo has determined that this addendum to the LUCE Update EIR is necessary to document changes or additions that have occurred in the project description since the EIR was certified. The revisions to the project relate to discussions in the Traffic and Circulation sections of the EIR. No other issue areas are affected by the proposed project. The preparation of a subsequent EIR is not necessary because: 1. None of the following circumstances included in Section 15162 of the CEQA Guidelines have occurred which require a subsequent EIR: a. The project changes do not result in new or more severe environmental impacts. b. The circumstances under which the project is undertaken will not require major changes to the EIR. c. The modified project does not require any substantive changes to previously approved mitigation measures. 2. The proposed project would not result in a significant increase in future traffic on affected roadways such that the effect would result in an increase in the severity of any impact previously identified in the LUCE Update EIR, and the proposed street reclassification changes are minor and consistent with the scope of the approved project. 3. The changes are consistent with City objectives to improve neighborhood wellness. Attachments: 1. Vicinity Map 2. Proposed Changes to Circulation Element 3. Revised Project Plans 4. Luneta Drive Closure Transportation Impact Study 5. Council Resolution No. 10586, 2014 Series certifying the LUCE Update EIR Available Electronically: LUCE Update EIR (Final EIR): http://www.slocity.org/government/department-directory/community-development/planning- zoning/general-plan PH 1 - 40 ATTACHMENT 4 This page intentionally left blank. PH 1 - 41 ATTACHMENT 4 P H 1 - 4 2 A T T A C H M E N T 5 MEMORANDUM DATE: September 13, 2017 TO: Planning Commission BY: Kyle Bell, Associate Planner FROM: Doug Davidson, Deputy Director SUBJECT: Zoning Regulations Update – Table of Contents Outline The following attachments present a draft outline of the proposed re-organization of the Zoning Regulations. In conjunction with implementing the LUCE, a primary goal of the Update is to make the document easier and more clear for the public, staff, and decision makers. The structure of the outline will need to be agreed upon prior to the comprehensive red-lined update; once the structure of the outline is acknowledged any future changes to the organization will compromise the ability of the public to clearly identify changes from the existing regulations. Attachment 2 has been provided as an example from another City to compare and see how a re-organized Zoning Code would flow. Key notes: • The new structure is organized to respond to three key questions a person asks: 1) How can I use my property? 2) What are the development standards? 3) What permits are required, and what is the process for obtaining permits? • Each of Articles 1 through 9 group related provisions to help users navigate the Zoning Regulations based on the above questions. • Article 8 has been created to group housing regulations specific to San Luis Obispo. This is not a structure one typically sees in a modern zoning code; however, it responds to the emphasis the City places on housing production to meet all housing needs, and at appropriate locations in the community. • Provisions in Articles 3 and 4 have been alphabetized (mostly) for ease of reference. • Existing Title 17 provides Purpose and Intent statements for most sections, which is an excellent practice. We propose including the same where they are not currently provided. ATTACHMENTS 1. Table of Contents Outline Memo 2. Sample City Outline PC B1 - 1 August 4, 2017 TO: Doug Davidson, Deputy Director of Community Development, Development Review Kyle Bell, Associate Planner City of San Luis Obispo FROM: MIG Consultant Team RE: Draft Updated Zoning Regulations Outline for Discussion Below we present the MIG consultant team’s recommendation for the reorganization of Title 17 (Zoning Regulations) of the San Luis Obispo Municipal Code. This follows the general approach established in the scope of services. We have indicated references to existing sections of Title 17 to allow staff and the public to see how the existing sections will be moved. New provisions are identified as well; these are recommended to provide greater clarity, to address State law, and to respond to discussions we have had with you to date. Also, the table at the end of this memorandum identifies existing provisions we recommend removing from Title 17. Please note that refinements to the structure will be made based on your review and discussions with the MIG team; hence, we have not renumbered the entire new outline. This outline serves as a guide to the reorganization since a red-lined version of the comprehensive update reorganization will not be prepared. The first step is to reorganize the code per the approved outline. Following approval of the outline, which City staff can publish on the website, work on substantive changes will proceed using track changes or a similar means to identify the substantive changes (such as Word’s compare documents function). Key things we wish you to note:  The new structure is organized to respond to three key questions a person asks: 1) How can I use my property? 2) What are the development standards? 3) What permits are required, and what is the process for obtaining permits?  Each of Articles 1 through 9 group related provisions to help users navigate the Zoning Regulations based on the above questions.  Article 8 has been created to group housing regulations specific to San Luis Obispo. This is not a structure one typically sees in a modern zoning code; however, it responds to the emphasis the City places on housing production to meet all housing needs, and at appropriate locations in the community. Attachment 1 PC B1 - 2 SAN LUIS OBISPO ZONING REGULATIONS UPDATE draft outline 2  Provisions in Articles 3 and 4 have been alphabetized (mostly) for ease of reference.  Existing Title 17 provides Purpose and Intent statements for most sections, which is an excellent practice. We propose including the same where they are not currently provided. Please review the proposed outline over the next two weeks. Let’s plan for a call on either August 15 or 22 to discuss. We should schedule up to 90 minutes for the call. Article 1: Enactment, Applicability, and Enforcement New (and Notes) Existing (and Notes) CHAPTER 17.02. PURPOSE AND APPLICABILITY OF THE ZONING REGULATIONS 17.020.010 – Title 17.020.010 – Title 17.020.020 – Purpose and Authority 17.020.020 – Purpose 17.020.030 – General Requirements 17.020.030 – General Requirements 17.020.040– Relationship to Prior Ordinances and Other Codes New 17.020.050 – General Plan Consistency – Regulations Interpretation and Application 17.020.050 – General Plan Consistency – Regulations Interpretation and Application 17.02.060 – Relationship to California Environmental Quality Act Explains how processes are affected by CEQA review. New 17.02.070 – Relationship to Design Guidelines New 17.02.080 – Relationship to Specific Plans New 17.02.090 – Prior Rights and Violations New 17.02.100 – Limitations on Use New 17.02.110 – Severability, Partial Invalidation of the Zoning Regulations New 17.02.120 - Enforcement Chapter 17.72: Enforcement CHAPTER 17.04. INTERPRETATION OF THE ZONING REGULATIONS 17.04.010 – Rules of Interpretation 17.020.040 - Interpretations 17.04.020 – Procedures for Interpretation 17.020.040 - Interpretations 17.04.030 – Uses Not Classified This provides greater clarity on how the Director deals with unclassified uses and formalizes a process for recording interpretations. New 17.04.050 – Text Takes Precedence over Graphics New CHAPTER 17.06. ZONES ESTABLISHED AND ZONING MAP 17.06.010 – Purpose New 17.06.020 – Designation of Zones 17.060.010 – Designation of Zones 17.06.030 – Official Zoning Map 17.06.020 – Areas within the City to Be Designated within a Zone District – Zoning Map to be Part of these Regulations 17.06.040 – Uncertainty of Boundaries New 17.06.050 – Classification of Annexed Lands and Unclassified Property 17.70.050 – Annexation and Prezoning Attachment 1 PC B1 - 3 SAN LUIS OBISPO ZONING REGULATIONS UPDATE draft outline 3 Article 2: Zones, Allowable Uses, and Development and Design Standards New (and Notes) Existing (and Notes) CHAPTER 17.10. USE REGULATIONS 17.10.010 – Use Regulations Will include provisions for prohibited uses in current 17.22, elsewhere in the Zoning Regulations, and as directed by City staff Regarding the current Table 9 notes, we will look to relocate the notes to the chapters addressing specific zones and we will include a cross reference in the “Specific Use Regulations” in Table 9. 17.22 Use Regulation (Table 9 and introductory text) 17.08.070 – Mineral Extraction Chapter 17.92: Onshore Support Facilities CHAPTER 17.12. AGRICULTURAL (AG) ZONE 17.12.010 – Purpose and Application 17.33.010 – Purpose and Application 17.12.020 – Development Standards 17.33.020 – Property Development Standards CHAPTER 17.14. CONSERVATION/OPEN SPACE (C/OS) ZONE 17.14.010 – Purpose and Application 17.32.010 – Purpose and Application 17.14.020 – Development Standards 17.32.020 – Property Development Standards CHAPTER 17.16. LOW-DENSITY RESIDENTIAL (R-1) ZONE 17.16.010 – Purpose and Application 17.24.010 – Purpose and Application 17.16.020 – Development Standards 17.24.020 – Property Development Standards 17.16.040 – Recreational Vehicle Parking 17.16.050 – Manufactured Housing 17.16.060 – Accessory Dwelling Units 17.21.010 – Accessory Dwelling Units CHAPTER 17.18. MEDIUM-DENSITY RESIDENTIAL (R-2) ZONE 17.18.010 – Purpose and Application 17.26.010 – Purpose and Application 17.18.020 – Development Standards 17.26.020 – Property Development Standards CHAPTER 17.20. MEDIUM-HIGH DENSITY RESIDENTIAL (R-3) ZONE 17.20.010 – Purpose and Application 17.28.010 – Purpose and Application 17.20.020 – Development Standards 17.28.020 – Property Development Standards CHAPTER 17.22. HIGH-DENSITY RESIDENTIAL (R-4) ZONE 17.22.010 – Purpose and Application 17.30.010 – Purpose and Application 17.22.020 – Development Standards 17.30.020 – Property Development Standards CHAPTER 17.24. OFFICE (O) ZONE 17.24.010 – Purpose and Application 17.34.010 – Purpose and Application 17.24.020 – Development Standards 17.34.020 – Property Development Standards CHAPTER 17.26. COMMERCIAL-NEIGHBORHOOD (C-N) ZONE 17.26.010 – Purpose and Application 17.38.010 – Purpose and Application 17.26.020 – Development Standards 17.38.020 – Property Development Standards CHAPTER 17.28. COMMERCIAL-RETAIL (C-R) ZONE 17.28.010 – Purpose and Application 17.40.010 – Purpose and Application 17.28.020 – Development Standards 17.40.020 – Property Development Standards CHAPTER 17.30. COMMERCIAL-COMMUNITY (C-C) ZONE 17.30.010 – Purpose and Application 17.41.010 – Purpose and Application 17.30.020 – Development Standards 17.41.020 – Property Development Standards CHAPTER 17.32. COMMERCIAL-DOWNTOWN (C-D) ZONE 17.32.010 – Purpose and Application 17.42.010 – Purpose and Application 17.32.020 – Development Standards 17.42.020 – Property Development Standards Attachment 1 PC B1 - 4 SAN LUIS OBISPO ZONING REGULATIONS UPDATE draft outline 4 Article 2: Zones, Allowable Uses, and Development and Design Standards New (and Notes) Existing (and Notes) CHAPTER 17.34. COMMERCIAL-TOURIST (C-T) ZONE 17.34.010 – Purpose and Application 17.44.010 – Purpose and Application 17.34.020 – Development Standards 17.44.020 – Property Development Standards CHAPTER 17.36. COMMERCIAL-SERVICE (C-S) ZONE 17.36.010 – Purpose and Application 17.46.010 – Purpose and Application 17.36.020 – Development Standards 17.46.020 – Property Development Standards CHAPTER 17.40. MANUFACTURING (M) ZONE 17.40.010 – Purpose and Application 17.48.010 – Purpose and Application 17.40.020 – Development Standards 17.48.020 – Property Development Standards CHAPTER 17.42. BUSINESS PARK (BP) ZONE 17.42.010 – Purpose and Application 17.49.010 – Purpose and Application 17.42.020 – Development Standards 17.49.020 – Property Development Standards CHAPTER 17.46. PUBLIC FACILITY (PF) ZONE 17.46.010 – Purpose and Application 17.36.010 – Purpose and Application 17.46.020 – Development Standards 17.36.020 – Property Development Standards 17.46.030 – Public School Tenant Uses 17.36.020 – Public School Tenant Uses CHAPTER 17.52. PLANNED DEVELOPMENT (PD) OVERLAY ZONE 17.52.010 – Purpose 17.50.010 – Purpose 17.52.020 – Applicability 17.50.020 – Application and Procedure 17.52.030 – Preliminary Development Plan Required 17.50.030 – Preliminary Development Plan 17.52.040 – Process for Approval 17.50.040 – Actions of the Planning Commission 17.50.050 – Actions of the Council 17.50.060 – Decision and Findings 17.52.050 – Final Development Plan 17.50.080 – Final Development Plan 17.50.070 – Requirement for Development Plan 17.52.060 – Phasing 17.50.090 – Phasing 17.52.070 – Amendment to Final Development Plan 17.50.100 – Amendment to Final Development Plan 17.52.080 – Revocation of PD Zoning 17.50.110 – Revocation of PD Zoning CHAPTER 17.54. SPECIFIC PLAN (SP) OVERLAY ZONE 17.54.010 – Purpose and Application 17.52.010 – Purpose and Application 17.54.020 – Allowed Uses 17.52.020 – Allowed Uses 17.54.030 – Development Standards 17.52.030 – Development Standards CHAPTER 17.56. SPECIAL FOCUS AREA (S-F) OVERLAY ZONE 17.56.010 – Purpose and Application 17.53.010 – Purpose and Application 17.56.020 – Allowed Uses 17.53.020 – Allowed Uses and Development Standards 17.56.030 - Development Standards 17.53.020 – Allowed Uses and Development Standards 17.56.040 – Subsequent Amendments 17.53.030 – Subsequent Amendments CHAPTER 17.58. HISTORICAL PRESERVATION (H) OVERLAY ZONE 17.58.010 – Purpose and Application 17.54.010 – Purpose and Application 17.58.020 – Allowed Uses 17.54.020 – Allowed Uses 17.56.030 – Development Standards 17.54.030 – Development Standards CHAPTER 17.60. MIXED USE (MU) OVERLAY ZONE 17.60.010 – Purpose 17.55.010 – Purpose 17.60.020 – Application and Procedure 17.55.020 – Application and Procedure Attachment 1 PC B1 - 5 SAN LUIS OBISPO ZONING REGULATIONS UPDATE draft outline 5 Article 2: Zones, Allowable Uses, and Development and Design Standards New (and Notes) Existing (and Notes) 17.60.030 – Development and Design Standards We propose to consolidate the MU provisions throughout Title 17 into this chapter to make them easier to use. Also, provisions beyond the current regulations will be included to address LUCE policy and to reflect elimination of the current live/work and work/live provisions. 17.55.030 – Development Standards 17.08.072 – Mixed Use Projects B. Mix of Uses C. Maximum Density D. Site Layout and Project Design Standards E. Performance Standards F. Requirements for Use Permit Projects 17.60.040 – Design Considerations 17.087.072.A – Mixed Use Projects: Design Considerations 17.60.050 – Performance Standards 17.087.072.E – Mixed Use Projects: Performance Standards 17.60.060 – Requirements for Use Permit Projects 17.087.072.F – Mixed Use Projects: Requirements for Use Permit Projects CHAPTER 17.62. SPECIAL CONSIDERATION (S) OVERLAY ZONE 17.62.010 – Purpose and Application 17.56.010 – Purpose and Application 17.62.020 – Allowed Uses 17.56.020 – Allowed Uses 17.62.030 – Development Standards 17.56.030 – Development Standards 17.62.040 – Waiver of Use Permit Requirement with Subdivision Map 17.56.040 – Waiver of Use Permit Requirement with Subdivision Map CHAPTER 17.64. AIRPORT (AOZ) OVERLAY ZONE 17.64.010 – Purpose 17.57.010 – Purpose and Intent 17.64.020 – Applicability 17.57.020 – Applicability 17.57.050 – Airport Overlay Zone 17.64.030 – Allowed Uses 17.57.040 – Development Standards and Uses and Table 10 17.64.040 – Development Standards 17.57.040 – Development Standards and Uses 17.64.050 – Procedures for Establishing Uses within the AOZ 17.57.030 – Procedures 17.64.060 – Airspace Protection 17.57.060 – Airspace Protection 17.64.070 – Noise Compatibility Standards 17.57.070 – Noise 17.64.080 – Overflight Notice 17.57.080 – Overflight Notice 17.64.090 – Designated Clear Areas 17.57.090 – Open Land Attachment 1 PC B1 - 6 SAN LUIS OBISPO ZONING REGULATIONS UPDATE draft outline 6 Article 3: Regulations and Standards Applicable to All Zones New (and Notes) Existing (and Notes) CHAPTER 17.XX. SITE DEVELOPMENT AND GENERAL DEVELOPMENT STANDARDS  Permitted Projections into Required Setback Areas  Vision Clearance Triangle at Intersections  Height Measurement and Exceptions Regarding the remaining provisions below: Each will be a separate chapter. We have not listed the detailed regulations for each topic. New These provisions may exist in Title 17 today (or elsewhere in the Municipal Code), but we did not see them in our review. Applicability of Other Provisions in the Zoning Regulations 17.02.005 - Applicability of Other Provisions Accessory Structures 17.21.030 – Accessory Structures Building Setback Lines Chapter 17.74: Building Setback Lines (Plan Line) Coverage 17.16.030 – Coverage Creek Setbacks 17.16.025 – Creek Setbacks Density 17.16.010 – Density Fences, Walls, and Hedges 17.16.050 – Fences, Walls, and Hedges= Flood Damage Prevention Chapter 17.84: Flood Damage Prevention Regulations Guest Quarters 17.21.020 – Guest Quarters Off-street Parking and Loading 17.16.060 – Parking Space Requirements and Table 6 17.16.070 – Parking and Driveway Design and Exceptions Outdoor Sales and Storage 17.16.090 – Screening of Outdoor Sales and Storage Night Sky Preservation Chapter 17.23: Night Sky Preservation Performance Standards A. Applicability B. Air Contaminants C. Discharges to Water or Public Sewer System D. Energy Conservation E. Hazardous Materials F. Heat and Cold G. Illumination H. Noise I. Solid Waste J. Vibration Chapter 17.18: Performance Standards New: Applicability (same as 17.18.090 – General and Special Conditions), Hazardous Materials, Cold Property Maintenance Standards Chapter 17.17: Property Maintenance Standards Public Art Requirements for Private Development Definitions could be kept in this section or moved to Definitions chapter. Chapter 17.98: Public Art Requirements for Private Development Street Right-of-Way Dedication and Improvement Chapter 17.76: Street Right-of-Way Dedication and Improvement Water-Efficient Landscape Standards Chapter 17.887: Water Efficient Landscape Standards Attachment 1 PC B1 - 7 SAN LUIS OBISPO ZONING REGULATIONS UPDATE draft outline 7 Article 3: Regulations and Standards Applicable to All Zones New (and Notes) Existing (and Notes) We recommend keeping these definitions specific to this chapter here rather than place them in the Definitions chapter. Yards 17.16.020 – Yards Attachment 1 PC B1 - 8 SAN LUIS OBISPO ZONING REGULATIONS UPDATE draft outline 8 This is the place to consider adding any other uses for which the City has routine conditions it may wish to codify. Also, each land use topic will be a separate chapter; we have not listed the detailed regulations for each topic in this outline. Article 4: Regulations for Specific Land Uses and Activities New (and Notes) Existing (and Notes) Adult Entertainment Businesses We recommend keeping these definitions specific to this chapter here rather than place them in the Definitions chapter. Chapter 17.95: Adult Entertainment Businesses Bed and Breakfast Establishments Chapter 17.19: Bed and Breakfast Establishments Convenience Stores 17.08.095 – Convenience Stores Day Care – Large Family (Seven to 14 children) 17.08.100 – Child and Adult Day Care Day Care – Small Family (Eight or fewer children) 17.08.100 – Child and Adult Day Care Day Care Centers – Adult and Children 17.08.100 – Child and Adult Day Care Deemed Approved Alcoholic Beverage Sales 17.11: Deemed Approved Alcoholic Beverage Sales Regulations Electronic Game Amusement Centers 17.08.060 – Electronic Game Amusement Centers Home Occupations 17.08.090 – Home Occupation Homeless Shelters 17.08.110 – Homeless Shelters Homestay Rentals 17.08.140 – Homestay Rentals Motor Fuel and Alcoholic Beverages – Concurrent Sales 17.098.040 - Concurrent Sales of Motor Fuel and Alcoholic Beverages Outdoor Sales on Commercial and Residential Lots 17.08.020 - Outdoor Sales on Commercial and Residential Lots Pools and Pool Equipment - Location 17.08.120 – Location of Pool and Pool Equipment Public Utilities 17.08.080 – Public Utilities Recreational Vehicle as Dwelling Unit—Limitations 17.16.015 – Recreational Vehicle as Dwelling Unit Religious Assembly Uses in Residential Zones Suggest to include performance standards to minimize conflicts in residential neighborhoods New Safe Parking 17.08.115 – Safe Parking Satellite Dish Antenna 17.16.110 – Satellite Dish Antenna Service Stations 17.08.030 – Service Stations Temporary and Intermittent Uses 17.08.010 – Temporary and Intermittent Uses Vending Machines 17.08.050 – Vending Machines Wireless Telecommunications Facilities 17.16.120 – Wireless Telecommunications Facilities Attachment 1 PC B1 - 9 SAN LUIS OBISPO ZONING REGULATIONS UPDATE draft outline 9 Article 5: Nonconformities New (and Notes) Existing (and Notes) CHAPTER XX: NONCONFORMING USES Intent 17.10.010 - Intent Regulations 17.10.020 - Regulations CHAPTER XX: NONCONFORMING LOTS Intent 17.12.010 - Intent Regulations 17.12.020 - Regulations CHAPTER XX: NONCONFORMING STRUCTURES Intent 17.14.010 - Intent Regulations 17.14.020 - Regulations Attachment 1 PC B1 - 10 SAN LUIS OBISPO ZONING REGULATIONS UPDATE draft outline 10 This is the place to consider adding any other permitting or administrative provisions that would benefit from codification. For example, should the Design Review Process be included here? Does the City have a Zoning Clearance process? Administrative Adjustments? Article 6: Permit Procedures New (and Notes) Existing (and Notes) CHAPTER XX: GENERAL PROVISIONS Purpose and Intent New Discretionary Permits and Action This will include a chart showing the various permits and responsible review/hearing bodies. New Exemptions from Permit Requirements New Additional Permits May Be Required New Burden of Proof and Precedence New CHAPTER XX: PERMIT APPLICATION FILING AND PROCESSING Purpose This new chapter consolidates common provisions from each of the chapters that address how to file applications and how staff goes about reviewing applications before sending them to the responsible review/acting authority. New Authority for Land Use and Zoning Decisions New Multiple Permit Applications New Application Preparation and Filing 17.58.020 – Application Form Application Fees Chapter 17.68: Fees Applicant Indemnification New Initial Application Review New Project Evaluation and Staff Reports New Environmental Review New Reapplication for Denied Permit Application Chapter 17.64: Repeat Applications Inactive Applications Chapter 17.65: Inactive Applications CHAPTER XX: USE PERMITS Purpose and Intent 17.58.010 – Purpose and Intent Procedure – Administrative Use Permit 17.58.030 - Procedures Procedure – Commission Use Permit 17.58.030 - Procedures Conditions of Approval 17.58.050 – Conditions of Approval Criteria for Approval 17.58.060 – Criteria for Approval Required Findings 17.58.040 - Findings Requirement for and Compliance with Use Permits 17.58.070 - Requirement for and Compliance with Use Permits Modification of Use Permit New Permit to Run with the Land New – This states State law. CHAPTER XX: REASONABLE ACCOMMODATION Purpose and Intent 17.61.010 – Purpose and Intent Requests for Reasonable Accommodation 17.61.040 - Requests for Reasonable Accommodation Application Requirements 17.61.050 – Application Requirements Review Authority 17.61.030 – Review Authority Conditions of Approval 17.61.080 – Conditions of Approval Attachment 1 PC B1 - 11 SAN LUIS OBISPO ZONING REGULATIONS UPDATE draft outline 11 Article 6: Permit Procedures New (and Notes) Existing (and Notes) Required Findings 17.61.060 - Required Findings Occupancy Requirement 17.61.070 – Performance Standard Modification of Use Permit New Permit to Run with the Land New – This states State law. CHAPTER XX: VARIANCES Purpose and Intent 17.60.010 – Purpose and Intent 17.60.020 – Scope Procedure 17.60.030 - Procedure Burden of Proof New Required Findings 17.60.040 - Findings Expiration 17.60.050 - Expiration Modification of Use Permit New Permit to Run with the Land This states State law. New Attachment 1 PC B1 - 12 SAN LUIS OBISPO ZONING REGULATIONS UPDATE draft outline 12 Article 7: Administration of Zoning Regulations New (and Notes) Existing (and Notes) CHAPTER XX: ADMINISTRATIVE RESPONSIBILITY Purpose This is a new chapter that sets forth the responsibilities of the review authorities. New Community Development Director Planning Commission Architectural Review Commission Cross reference to Chapter 2.48 City Council CHAPTER XX: AMENDMENTS - ZONING REGULATIONS AND ZONING MAP Scope 17.70.010 – Scope Authority to Initiate an Amendment 17.70.020 – Initiation Processing, Notice, and Hearings 17.70.030 – Planning Commission Action 17.70.040 – Council Action CHAPTER XX: GENERAL PLAN AMENDMENTS Purpose 17.80.030 – Purpose Authority to Initiate an Amendment 17.80.040 – Initiation of Amendments - Applications Schedule for and Coordination of Amendments 17.80.050 – Schedule for Amendments 17.80.080 – Coordination of Amendments Processing, Notice, and Hearings 17.80.060 – Planning Commission Action 17.80.070 – Council Action CHAPTER XX: APPEALS Standing to Appeal 17.66.010 – Standing to Appeal Time to File Appeal 17.66.020 – Time Limits Content of Appeal Filing 17.66.040 – Content of Appeals Course of Appeals 17.66.030 – Course of Appeals Hearings and Notice 17.66.050 – Hearings and Notice CHAPTER XX: PUBLIC NOTICES AND HEARINGS Purpose This chapter consolidates all similar requirements throughout Title 17 regulating how hearings are noticed, scheduled, and conducted. Notice of Hearing Scheduling of Hearing Hearing Procedure Recommendation by Planning Commission Recommendation by Architectural Review Commission New Cross reference to Chapter 2.48. Coordination of Multiple Appeals on Single Application This is the new process we have discussed to bring forward to the City Council, as one packet, appeals on PC action and ARC action. New Effective Date of Decision Attachment 1 PC B1 - 13 SAN LUIS OBISPO ZONING REGULATIONS UPDATE draft outline 13 Article 7: Administration of Zoning Regulations New (and Notes) Existing (and Notes) CHAPTER XX: DEVELOPMENT AGREEMENTS Purpose and Scope 17.94.010 Purpose and Scope Authority 17.94.020 Authority Initiation of Hearings 17.94.030 Initiation of Hearings Applications—Legal Interest 17.94.040 Applications—Legal Interest Fees 17.94.050 Fees Preapplication Review 17.94.060 Preapplication Review Application—Contents 17.94.070 Application—Contents Public Notice 17.94.080 Public Notice Failure to Receive Notice 17.94.090 Failure to Receive Notice Planning Commission Hearing and Recommendation 17.94.100 Planning Commission Hearing and Recommendation City Council Hearing 17.94.110 City Council Hearing City Council Action 17.94.120 City Council Action Development Agreement—Contents 17.94.130 Development Agreement—Contents Development Agreement—Adoption by Ordinance— Execution of Contract 17.94.140 Development Agreement—Adoption by Ordinance—Execution of Contract Recordation of Executed Agreement 17.94.150 Recordation of Executed Agreement Ordinance, Regulations, and Requirements Applicable to Development 17.94.160 Ordinances, Regulations and Requirements Applicable to Development Subsequently Enacted State and Federal Laws 17.94.170 Subsequently Enacted State and Federal Laws Enforcement—Continuing Validity 17.94.180 Enforcement—Continuing Validity Amendment—Time Extension—Cancellation 17.94.190 Amendment—Time Extension— Cancellation Review for Compliance—Director’s Authority 17.94.200 Review for Compliance—Director’s Authority Violation of Agreement—Council Review and Action 17.94.210 Violation of Agreement—Council Review and Action Modification or Termination for Violations 17.94.220 Modification or Termination for Violations Consequences of Termination 17.94.230 Consequences of Termination Irregularity of Proceedings 17.94.240 Irregularity in Proceedings Coordination of Approvals 17.94.250 Coordination of Approvals Attachment 1 PC B1 - 14 SAN LUIS OBISPO ZONING REGULATIONS UPDATE draft outline 14 Article 8: Housing-Related Regulations New (and Notes) Existing (and Notes) CHAPTER XX: AFFORDABLE HOUSING INCENTIVES Purpose These may require minor adjustments to conform to recent changes in State law. 17.90.010 – Purpose Definitions We recommend keeping these definitions specific to this chapter here rather than place them in the Definitions chapter. 17.90.020 - Definitions Application Process 17.90.030 - Application Process Standard Incentives for Housing Projects 17.90.040 - Standard Incentives for Housing Projects Standard Incentives for Conversion of Apartments to Condominium Projects 17.90.050 - Standard Incentives for Conversion of Apartments to Condominium Projects Alternative or Additional Incentives 17.90.060 - Alternative or Additional Incentives Relationship to Other City Procedures 17.90.070 - Relationship to Other City Procedures Agreements for Affordable Housing 17.90.080 - Agreements for Affordable Housing Fees Because this fee provision is very specific to this process, we recommend keeping it here instead of with the more generic fee provisions. 17.90.090 – Fees Affordability Standards 17.90.100 - Affordability Standards Occupant Qualifications 17.90.110 - Occupant Screening CHAPTER XX: DOWNTOWN HOUSING CONVERSION REGULATIONS Purpose and Intent 17.86.010 - Purpose and Intent Area of Applicability 17.86.020 - Area of Application Definitions We recommend keeping these definitions specific to this chapter here rather than place them in the Definitions chapter. 17.86.030 – Definitions Land Uses Affected 17.86.040 - Land Uses Affected No Net Housing Loss 17.86.050 - No Net Housing Loss Exceptions 17.86.060 - Exceptions Public Hearing Required 17.86.090 – Public Hearing—Notification Conditions of Approval 17.86.080 – Conditions of Approval Required Findings 17.86.070 – Findings Required CHAPTER XX: RESIDENTIAL GROWTH MANAGEMENT REGULATIONS Purpose and Justification 17.88.010 - Purpose and Justification Allocations 17.88.020 - Allocations Periodic City Council Review and Consideration of Revisions 17.88.030 - Periodic City Council Review and Consideration of Revisions CHAPTER XX: INCLUSIONARY HOUSING REQUIREMENTS Purpose 17.91.010 - Purpose Definitions 17.91.020 - Definitions Applicability and Exclusions 17.91.030 - Applicability and Exclusions Attachment 1 PC B1 - 15 SAN LUIS OBISPO ZONING REGULATIONS UPDATE draft outline 15 Article 8: Housing-Related Regulations New (and Notes) Existing (and Notes) General Standards 17.91.040 - General Standards Procedures 17.91.050 - Procedures In-lieu Housing Fee 17.91.060 - In-lieu Housing Fee Affordable Housing Fund Established 17.91.070 - Affordable Housing Fund Established Real Property Dedication 17.91.080 - Real Property Dedication Incentives 17.91.090 - Incentives Project Application 17.91.100 - Project Application Conditions of Approval 17.91.110 - Conditions of Development Approval Program Requirements 17.91.120 - Program Requirements Eligibility Screening 17.91.130 - Eligibility Screening Affordability Restrictions 17.91.140 - Affordability Restrictions Shared Equity Purchase Program 17.91.150 - Shared Equity Purchase Program Early Resale of Shared Equity Properties 17.91.151 - Early Resale of Shared Equity Properties Management and Monitoring 17.91.160 - Management and Monitoring Enforcement and Appeals 17.91.170 - Enforcement and Appeals Severability 17.91.180 - Severability Attachment 1 PC B1 - 16 SAN LUIS OBISPO ZONING REGULATIONS UPDATE draft outline 16 Article 9: Definitions New (and Notes) Existing (and Notes) CHAPTER XX: DEFINITIONS A Adult Business definitions will be kept in the Adult Business provisions. A B B C C D D E E F F 17.84.020 Definitions (Floodplain Management Regulations) G G H H I I J J K K L A new section will be provided to group all Land Use related (uses listed in Table 9) definitions. L M M N N O O P P 17.989.020 Definitions (Public Art) Q Q R R 17.61.020 Definitions (for Reasonable Accommodation) S S T T U U V V W W X X Y Y Z Z Attachment 1 PC B1 - 17 SAN LUIS OBISPO ZONING REGULATIONS UPDATE draft outline 17 Chapters/Sections Deleted and Why Chapter or Section Reason for Deletion 17.08.130 – Live/Work and Work/Live Units Incorporated into Mixed Use Overlay regulations 17.16.100 – Utility Services Previously deleted by Ord. No. 1353 Chapter 17.20: Residential Occupancy Standards May conflict with federal fair housing law. Other regulations address the concern via regulating the types of housing allowed in each zone, building code limits on occupancy, parking regulations for larger units, and requirements for what constitutes a bedroom. 17.70.060 – Other Requirements Removed since it just states Government Code requirements for urgency ordinances and other provisions. Chapter 17.82: Residential Condominium Development and Conversions Previously deleted by Ord. No. 1490 Chapter 17.93: High-Occupancy Residential Use Regulations May conflict with federal fair housing law. Attachment 1 PC B1 - 18 TOC-1 Table of Contents Article 1: Enactment, Applicability, and Enforcement Chapter 10.02 – Purpose and Applicability of the Zoning Code ......................................................... 1-1 10.02.010 – Title .................................................................................................................................... 1-1 10.02.020 – Purpose and Authority ....................................................................................................... 1-1 10.02.030 – Relationship to Prior Ordinances and Other Codes .......................................................... 1-1 10.02.040 – Relationship to General Plan ............................................................................................. 1-2 10.02.050 – Relationship to California Environmental Quality Act ........................................................ 1-2 10.02.060 – Relationship to Design Guidelines..................................................................................... 1-2 10.02.070 – Relationship to Specific Plans ........................................................................................... 1-2 10.02.080 – Prior Rights and Violations ................................................................................................ 1-2 10.02.090 – Limitations on Use ............................................................................................................. 1-2 10.02.100 – Exemptions for City Projects ............................................................................................. 1-2 10.02.110 – Severability, Partial Invalidation of Zoning Code ............................................................... 1-3 Chapter 10.04 – Interpretation of the Zoning Code .............................................................................. 1-5 10.04.010 – Purpose ............................................................................................................................. 1-5 10.04.020 – Rules of Interpretation ....................................................................................................... 1-5 10.04.030 – Procedures for Interpretation ............................................................................................. 1-5 10.04.040 – Uses Not Classified ........................................................................................................... 1-6 10.04.050 – Text Takes Precedence over Graphics ............................................................................. 1-7 Chapter 10.06 – Zoning Map and Zones ................................................................................................ 1-9 10.06.010 – Purpose ............................................................................................................................. 1-9 10.06.020 – Establishment of Zones ..................................................................................................... 1-9 10.06.030 – Official Zoning Map .......................................................................................................... 1-10 10.06.040 – Uncertainty of Boundaries ............................................................................................... 1-10 10.06.050 – Classification of Annexed Lands and Unclassified Property ........................................... 1-10 Article 2: Zones, Allowable Uses, and Development and Design Standards Chapter 10.10 – Residential Zones (R-E, R-1, R-2, R-3, R-4) ................................................................ 2-1 10.10.010 – Purpose ............................................................................................................................. 2-1 10.10.020 – Land Use Regulations ....................................................................................................... 2-2 10.10.030 – Development Standards .................................................................................................... 2-4 10.10.040 – Recreational Vehicle Parking ............................................................................................ 2-8 10.10.050 – Privacy Standards for the R-E and R-1 Zones .................................................................. 2-9 10.10.060 – Site Design and Architectural Standards ......................................................................... 2-10 10.10.070 – Manufactured Housing .................................................................................................... 2-13 10.10.080 – Accessory Dwelling Units ................................................................................................ 2-13 10.10.090 – Density Bonus for Affordable Housing............................................................................. 2-14 10.10.100 – Senior Citizen Housing Developments ............................................................................ 2-16 10.10.110 – Other Applicable Regulations .......................................................................................... 2-17 Chapter 10.12 – Commercial Zones (C-1 and C-2) .............................................................................. 2-19 10.12.010 – Purpose ........................................................................................................................... 2-19 10.12.020 – Land Use Regulations ..................................................................................................... 2-19 10.12.030 – Development Standards .................................................................................................. 2-23 Attachment 2 PC B1 - 19 Table of Contents TOC-2 10.12.040 – Site Design and Architectural Standards ......................................................................... 2-25 10.12.050 – Limitations on Outdoor Use and Storage ........................................................................ 2-26 10.12.060 – Other Applicable Regulations .......................................................................................... 2-27 Chapter 10.14 – Commercial-Manufacturing Zone (CM) .................................................................... 2-29 10.14.010 – Purpose ........................................................................................................................... 2-29 10.14.020 – Land Use Regulations ..................................................................................................... 2-29 10.14.030 – Development Standards .................................................................................................. 2-32 10.14.040 – Site Design and Architectural Standards ......................................................................... 2-34 10.14.050 – Limitations on Outdoor Use and Storage ........................................................................ 2-35 10.14.060 – Other Applicable Regulations .......................................................................................... 2-35 Chapter 10.16 – Public Facilities Zone (PF)......................................................................................... 2-37 10.16.010 – Purpose ........................................................................................................................... 2-37 10.16.020 – Land Use Regulations ..................................................................................................... 2-37 10.16.030 – Development Standards .................................................................................................. 2-37 10.16.040 – Other Applicable Regulations .......................................................................................... 2-39 Chapter 10.18 – Open Space Zone (OS) .............................................................................................. 2-41 10.18.010 – Purpose ........................................................................................................................... 2-41 10.18.020 – Land Use Regulations ..................................................................................................... 2-41 10.18.030 – Development Standards .................................................................................................. 2-42 10.18.040 – Other Applicable Regulations .......................................................................................... 2-42 Chapter 10.20 – Specific Plan Zone ..................................................................................................... 2-43 10.20.010 – Purpose ........................................................................................................................... 2-43 10.20.020 – Establishment of Specific Plan Zones ............................................................................. 2-43 10.20.030 – Accessory Donation Boxes Prohibited ............................................................................ 2-44 Article 3: Regulations Applicable to all Zones Chapter 10.24 – Site Planning and General Development Standards ................................................ 3-1 10.24.010 – Purpose and Applicability .................................................................................................. 3-1 10.24.020 – Permitted Projections into Required Setback Areas ......................................................... 3-1 10.24.030 – Vision Clearance Triangle at Intersections ........................................................................ 3-2 10.24.040 – Height Measurement and Exceptions ................................................................................ 3-2 10.24.050 – Setbacks: Measurement, Standards, and Exceptions....................................................... 3-4 Chapter 10.26 – Accessory Structures .................................................................................................. 3-5 10.26.010 – Purpose and Applicability .................................................................................................. 3-5 10.26.020 – Permit Requirements; Exemptions .................................................................................... 3-5 10.26.030 – Development Standards .................................................................................................... 3-5 10.26.040 – Canopies and Canopy Structures ...................................................................................... 3-6 10.26.050 – Accessory Donation Boxes ................................................................................................ 3-7 Chapter 10.28 – Fences, Hedges, and Walls ......................................................................................... 3-9 10.28.010 – Purpose and Applicability .................................................................................................. 3-9 10.28.020 – Permit Requirements ......................................................................................................... 3-9 10.28.030 – Maximum Permitted Heights ............................................................................................. 3-9 10.28.040 – Measurement of Fence, Hedge, and Wall Height ........................................................... 3-11 10.28.050 – Prohibited Fencing Materials ........................................................................................... 3-13 10.28.060 – Fence and Wall Materials ................................................................................................ 3-13 10.28.070 – Open and Non-View Obscuring Fences .......................................................................... 3-13 10.28.080 – Fences and Solid Walls along a Public Right-of-way ...................................................... 3-14 Attachment 2 PC B1 - 20 Table of Contents TOC-3 Chapter 10.30 – Off-Street Parking and Loading ................................................................................ 3-15 10.30.010 – Purpose ........................................................................................................................... 3-15 10.30.020 – Applicability ...................................................................................................................... 3-15 10.30.030 – Permit Requirements ....................................................................................................... 3-15 10.30.040 – Exemptions ...................................................................................................................... 3-16 10.30.050 – Nonconforming Parking for Detached Single-family Dwellings ....................................... 3-16 10.30.060 – Off-Street Parking Space Requirements ......................................................................... 3-16 10.30.070 – Parking Space and Drive Aisle Dimensions .................................................................... 3-20 10.30.080 – Parking in the R-E, R-1, and R-2 Zones .......................................................................... 3-24 10.30.090 – Parking Lot Location ........................................................................................................ 3-25 10.30.100 – Parking Lot and Structure Design Considerations .......................................................... 3-25 10.30.110 – Shared Parking ................................................................................................................ 3-27 10.30.120 – Compact and Tandem Parking ........................................................................................ 3-28 10.30.130 – Maintenance of Off-Street Parking Facilities ................................................................... 3-28 10.30.140 – Prohibition on Commercial Vehicle Parking in Residential Zones .................................. 3-28 10.30.150 – Parking Restrictions in Commercial Zones ..................................................................... 3-29 10.30.160 – Parking Lot Landscaping ................................................................................................. 3-29 10.30.170 – Bicycle Parking Requirements ......................................................................................... 3-30 10.30.180 – Off-Street Loading Requirements .................................................................................... 3-31 10.30.190 – Downtown Business District Specific Plan ...................................................................... 3-31 Chapter 10.32 – Landscaping ............................................................................................................... 3-33 10.32.010 – Purpose ........................................................................................................................... 3-33 10.32.020 – Delegation ........................................................................................................................ 3-33 10.32.030 – Applicability ...................................................................................................................... 3-33 10.32.040 – Landscape Documentation Plans Required .................................................................... 3-34 10.32.050 – Landscape Water Use Standards .................................................................................... 3-36 10.32.060 – Landscape Requirements – Commercial, Industrial, and Institutional Development ...... 3-37 10.32.070 – Landscape Requirements – Residential Development ................................................... 3-38 10.32.080 – Compliance with City Street Tree Plan ............................................................................ 3-38 10.32.090 – Landscape Installation and Maintenance Standards....................................................... 3-38 Chapter 10.34 – Signs ............................................................................................................................ 3-41 10.34.010 – Purpose ........................................................................................................................... 3-41 10.34.020 – Applicability ...................................................................................................................... 3-41 10.34.030 – General Provisions .......................................................................................................... 3-41 10.34.040 – Message Neutrality .......................................................................................................... 3-42 10.34.050 – Definitions ........................................................................................................................ 3-42 10.34.060 – Permit Required ............................................................................................................... 3-47 10.34.070 – Exempt Signs and Sign Maintenance Activities .............................................................. 3-48 10.34.080 – Regulations for Exempt Signs ......................................................................................... 3-50 10.34.090 – Prohibited Signs ............................................................................................................... 3-52 10.34.100 – General Development Standards for All On-site Signs ................................................... 3-54 10.34.110 – Open Space Zone - Number of Allowed Signs and Allowable Sign Area ....................... 3-54 10.34.120 – Residential Zones - Number of Allowed Signs and Allowable Sign ................................ 3-54 10.34.130 – Commercial and Industrial Zones - Number of Allowed Signs and Allowable Sign Area 3-56 10.34.140 – Master Sign Programs ..................................................................................................... 3-61 10.34.150 – Temporary Signs ............................................................................................................. 3-62 10.34.160 – Signs Utilizing Non-Roman Alphabet .............................................................................. 3-64 10.34.170 – Electronic Display Billboards ........................................................................................... 3-64 10.34.180 – Sign Performance Standards .......................................................................................... 3-68 10.34.190 – Sign Maintenance Requirements .................................................................................... 3-68 10.34.200 – Nonconforming Signs, Amortization and Abatement of Signs ........................................ 3-69 10.34.210 – Signs Prohibited on Public Property within the Public Right-of-way ............................... 3-70 10.34.220 – Emergency Abatement of Signs ...................................................................................... 3-71 Attachment 2 PC B1 - 21 Table of Contents TOC-4 Chapter 10.36 – Property Maintenance ................................................................................................ 3-73 10.36.010 – Statement of Need and Purpose ..................................................................................... 3-73 10.36.020 – Applicability ...................................................................................................................... 3-73 10.36.030 – Relationship to Other Laws ............................................................................................. 3-73 10.36.040 – General Maintenance Provisions ..................................................................................... 3-74 Chapter 10.38 – Performance Standards ............................................................................................. 3-77 10.38.010 – Applicability ...................................................................................................................... 3-77 10.38.020 – Air Quality, Dust and Dirt ................................................................................................. 3-77 10.38.030 – Hazardous Materials ........................................................................................................ 3-77 10.38.040 – Heat and Cold .................................................................................................................. 3-78 10.38.050 – Mechanical Devices ......................................................................................................... 3-78 10.38.060 – Noise ................................................................................................................................ 3-78 10.38.070 – Odor ................................................................................................................................. 3-78 10.38.080 – Outdoor Light and Glare .................................................................................................. 3-78 10.38.090 – Outdoor Storage, Refuse Areas, and Service Areas ....................................................... 3-78 10.38.100 – Vibration ........................................................................................................................... 3-78 10.38.110 – Enforcement .................................................................................................................... 3-78 Chapter 10.40 – Transportation Demand Management ...................................................................... 3-81 10.40.010 – Purpose ........................................................................................................................... 3-81 10.40.020 – Applicability ...................................................................................................................... 3-81 10.40.030 – Findings Required Prior to Permit Issuance .................................................................... 3-81 10.40.040 – Employment Generation Factors ..................................................................................... 3-81 10.40.050 – Transportation Demand and Trip Reduction Measures .................................................. 3-82 10.40.060 – Equivalent Facilities or Measures .................................................................................... 3-83 10.40.070 – Maintenance of Facilities ................................................................................................. 3-83 10.40.080 – Implementation and Monitoring ....................................................................................... 3-83 Article 4: Regulations for Specific Land Uses and Activities Chapter 10.50 – Standards for Specific Land Uses and Activities ..................................................... 4-1 10.50.010 – Purpose and Applicability .................................................................................................. 4-1 10.50.020 – Accessory Uses ................................................................................................................. 4-2 10.50.030 – Alcohol Sales ..................................................................................................................... 4-2 10.50.040 – Animal and Poultry Keeping .............................................................................................. 4-3 10.50.050 – Cyber/Internet Cafés ......................................................................................................... 4-5 10.50.060 – Day Care – Large Family (Seven – 14 children) ............................................................... 4-8 10.50.070 – Day Care – Small Family (Eight or fewer children) ......................................................... 4-10 10.50.080 – Day Care Centers – Children (15 or more children) ........................................................ 4-10 10.50.090 – Drive-through and Drive-up Facilities .............................................................................. 4-11 10.50.100 – Game Arcades ................................................................................................................. 4-14 10.50.110 – Home Occupations .......................................................................................................... 4-16 10.50.120 – Religious Assembly Uses in Residential Zones .............................................................. 4-17 10.50.130 – Public Dancing in Residential Zones ............................................................................... 4-19 10.50.140 – Recycling Facilities .......................................................................................................... 4-20 10.50.150 – Secondhand Stores ......................................................................................................... 4-23 10.50.160 – Service Stations ............................................................................................................... 4-23 10.50.170 – Smoke Shops .................................................................................................................. 4-25 10.50.180 – Tattoo and Body Piercing Establishments ....................................................................... 4-26 10.50.190 – Vehicle Sales ................................................................................................................... 4-28 10.50.200 – Wireless Communications Facilities ................................................................................ 4-30 Attachment 2 PC B1 - 22 Table of Contents TOC-5 Article 5: Nonconformities Chapter 10.60 – General Nonconforming Provisions ........................................................................... 5-1 10.60.010 – Intent and Purpose ............................................................................................................ 5-1 10.60.020 – Establishment of Lawful Nonconforming Status: Nonconforming Uses, Structures and Parcels ................................................................................................................................................... 5-1 10.60.030 – Continuation of Incidental Nonconformity .......................................................................... 5-2 10.60.040 – No Reversion to Nonconformance .................................................................................... 5-2 Chapter 10.62 – Nonconforming Parcels ............................................................................................... 5-3 10.62.010 – Continuation of Nonconforming Parcel .............................................................................. 5-3 10.62.020 – Modification of Nonconforming Parcels ............................................................................. 5-3 10.62.030 – Use of Nonconforming Parcels for Single-Unit Dwellings ................................................. 5-3 Chapter 10.64 – Nonconforming Structures .......................................................................................... 5-5 10.64.010 – Continuation of Nonconforming Structure ......................................................................... 5-5 10.64.020 – Modifications or Expansions of Nonconforming Structure................................................. 5-5 10.64.030 – Destruction of Nonconforming Structure ........................................................................... 5-6 10.64.040 – Seismic Retrofitting ............................................................................................................ 5-7 10.64.050 – Discontinuance of Nonconforming Structure ..................................................................... 5-7 10.64.060 – Off-site Relocation ............................................................................................................. 5-7 Chapter 10.66 – Nonconforming Uses ................................................................................................... 5-9 10.66.010 – Continuation of Nonconforming Use.................................................................................. 5-9 10.66.020 – Modifications or Expansions of Nonconforming Uses ....................................................... 5-9 10.66.030 – Nonconforming Use May Not Be Substituted with another Nonconforming Use .............. 5-9 10.66.040 – Discontinuance of Nonconforming Use ............................................................................. 5-9 Chapter 10.68 – Nonconforming Signs ................................................................................................ 5-11 10.68.010 – Nonconforming Signs ...................................................................................................... 5-11 Chapter 10.72 – Miscellaneous Nonconforming Provisions ............................................................. 5-13 10.72.010 – Nonconforming Parking ................................................................................................... 5-13 Article 6: Permit Procedures Chapter 10.80 – General Provisions ....................................................................................................... 6-1 10.80.010 – Purpose and Intent ............................................................................................................ 6-1 10.80.020 – Discretionary Permits and Actions ..................................................................................... 6-1 10.80.030 – Exemptions from Permit Requirements ............................................................................. 6-3 10.80.040 – Additional Permits May Be Required ................................................................................. 6-4 10.80.050 – Burden of Proof and Precedence ...................................................................................... 6-5 Chapter 10.82 – Permit Application Filing and Processing ................................................................. 6-7 10.82.050 – Purpose ............................................................................................................................. 6-7 10.82.060 – Authority for Land Use and Zoning Decisions ................................................................... 6-7 10.82.070 – Multiple Permit Applications .............................................................................................. 6-7 10.82.080 – Application Preparation and Filing ..................................................................................... 6-8 10.82.090 – Application Fees ................................................................................................................ 6-9 10.82.100 – Applicant Indemnification ................................................................................................... 6-9 10.82.110 – Initial Application Review ................................................................................................. 6-10 10.82.120 – Project Evaluation and Staff Reports............................................................................... 6-11 10.82.130 – Environmental Review ..................................................................................................... 6-11 Attachment 2 PC B1 - 23 Table of Contents TOC-6 Chapter 10.84 – Conditional Use Permits and Minor Use Permits .................................................... 6-13 10.84.010 – Purpose ........................................................................................................................... 6-13 10.84.020 – Applicability ...................................................................................................................... 6-13 10.84.030 – Review Authority .............................................................................................................. 6-13 10.84.040 – Application Requirements ................................................................................................ 6-14 10.84.050 – Project Review, Notice, and Hearing ............................................................................... 6-14 10.84.060 – Findings and Decision ..................................................................................................... 6-14 10.84.070 – Conditions of Approval .................................................................................................... 6-15 10.84.080 – Use of Property before Final Action................................................................................. 6-15 10.84.090 – Modification of Permit ...................................................................................................... 6-15 10.84.100 – Periodic Review ............................................................................................................... 6-15 10.84.110 – Permit to Run with the Land ............................................................................................ 6-15 10.84.120 – Post Decision Procedures ............................................................................................... 6-16 Chapter 10.88 – Planned Development Permits ................................................................................. 6-17 10.88.010 – Purpose ........................................................................................................................... 6-17 10.88.020 – Applicability ...................................................................................................................... 6-18 10.88.030 – Application Filing, Processing, and Review ..................................................................... 6-18 10.88.040 – Review Authority .............................................................................................................. 6-18 10.88.050 – Project Review, Notice, and Hearing ............................................................................... 6-18 10.88.060 – Findings and Decision ..................................................................................................... 6-19 10.88.070 – Planned Development Permit Amendments ................................................................... 6-20 10.88.080 – Specific Development Standards .................................................................................... 6-20 10.88.090 – Development Schedule ................................................................................................... 6-21 10.88.100 – Conditions of Approval .................................................................................................... 6-21 10.88.110 – Use of Property before Final Action................................................................................. 6-21 10.88.120 – Post Decision Procedures ............................................................................................... 6-21 Chapter 10.90 – Reasonable Accommodations .................................................................................. 6-23 10.90.010 – Purpose ........................................................................................................................... 6-23 10.90.020 – Applicability ...................................................................................................................... 6-23 10.90.030 – Application Requirements ................................................................................................ 6-23 10.90.040 – Review Authority .............................................................................................................. 6-24 10.90.050 – Review Procedures.......................................................................................................... 6-24 10.90.060 – Findings and Decision ..................................................................................................... 6-24 10.90.070 – Acknowledgment ............................................................................................................. 6-25 Chapter 10.94 – Site Plan and Design Review .................................................................................... 6-27 10.94.010 – Purpose and Intent .......................................................................................................... 6-27 10.94.020 – Applicability ...................................................................................................................... 6-27 10.94.030 – Review Authority .............................................................................................................. 6-28 10.94.040 – Application Filing, Processing, and Review ..................................................................... 6-30 10.94.050 – Findings and Decision ..................................................................................................... 6-31 10.94.060 – Conditions of Approval .................................................................................................... 6-32 10.94.070 – Acknowledgment ............................................................................................................. 6-32 10.94.080 – Issuance of Other Required Permits and Approvals ....................................................... 6-32 10.94.090 – Minor Changes by the Director ........................................................................................ 6-33 10.94.100 – Post Decision Procedures ............................................................................................... 6-33 Chapter 10.96 – Temporary Use Permits ............................................................................................. 6-35 10.96.010 – Purpose ........................................................................................................................... 6-35 10.96.020 – Definition .......................................................................................................................... 6-35 10.96.030 – Applicability ...................................................................................................................... 6-35 10.96.040 – Exempt Temporary Uses ................................................................................................. 6-35 10.96.050 – Allowed Temporary Uses ................................................................................................ 6-36 10.96.060 – Application Filing, Processing, and Review ..................................................................... 6-37 Attachment 2 PC B1 - 24 Table of Contents TOC-7 10.96.070 – Director’s Review ............................................................................................................. 6-38 10.96.080 – Findings and Decision ..................................................................................................... 6-38 10.96.090 – Conditions of Approval .................................................................................................... 6-39 10.96.100 – Extensions for Temporary Use Permits ........................................................................... 6-40 10.96.110 – Condition of Site Following Temporary Use .................................................................... 6-40 10.96.120 – Post Decision Procedures ............................................................................................... 6-40 Chapter 10.98 – Variances and Minor Variances ................................................................................ 6-41 10.98.010 – Purpose ........................................................................................................................... 6-41 10.98.020 – Applicability ...................................................................................................................... 6-41 10.98.030 – Review Authority .............................................................................................................. 6-42 10.98.040 – Application Filing, Processing, and Review ..................................................................... 6-42 10.98.050 – Findings and Decision ..................................................................................................... 6-44 10.98.060 – Denial of Minor Variance ................................................................................................. 6-45 10.98.070 – Precedents ....................................................................................................................... 6-45 10.98.080 – Burden of Proof................................................................................................................ 6-45 10.98.090 – Conditions of Approval .................................................................................................... 6-45 10.98.100 – Use of Property before Final Action................................................................................. 6-45 10.98.110 – Post Decision Procedures ............................................................................................... 6-45 Chapter 10.100 – Zoning Clearances ................................................................................................... 6-47 10.100.010 – Purpose ......................................................................................................................... 6-47 10.100.020 – Applicability .................................................................................................................... 6-47 10.100.030 – Review Procedure ......................................................................................................... 6-48 10.100.040 – Post Decision Procedures ............................................................................................. 6-48 Chapter 10.102 – Permit Implementation, Time Limits, and Extensions .......................................... 6-49 10.102.010 – Purpose ......................................................................................................................... 6-49 10.102.020 – Conformance to Approved Plans ................................................................................... 6-49 10.102.030 – Effective Dates of Permits ............................................................................................. 6-49 10.102.040 – Acknowledgement and Acceptance of Conditions ........................................................ 6-50 10.102.050 – Applications Deemed Approved .................................................................................... 6-50 10.102.060 – Permits to Run with the Land ........................................................................................ 6-50 10.102.070 – Expiration ....................................................................................................................... 6-51 10.102.080 – Time Extensions ............................................................................................................ 6-52 10.102.090 – Changes to an Approved Project................................................................................... 6-53 10.102.100 – Resubmittals .................................................................................................................. 6-54 10.102.110 – Covenants for Easements ............................................................................................. 6-55 Article 7: Zoning Code Administration Chapter 10.110 – Administrative Responsibility ................................................................................... 7-1 10.110.010 – Purpose ........................................................................................................................... 7-1 10.110.020 – Planning Agency .............................................................................................................. 7-1 10.110.030 – City Council ...................................................................................................................... 7-1 10.110.040 – Planning Commission ...................................................................................................... 7-1 10.110.050 – City Manager ................................................................................................................... 7-2 10.110.060 – Director ............................................................................................................................ 7-2 Chapter 10.112 – Amendments (General Plan, Zoning Code, and Zoning Map) ............................... 7-3 10.112.010 – Purpose ........................................................................................................................... 7-3 10.112.020 – Initiation of Amendment ................................................................................................... 7-3 10.112.030 – Processing, Notice, and Hearings ................................................................................... 7-3 10.112.040 – Commission's Action on Amendment .............................................................................. 7-4 Attachment 2 PC B1 - 25 Table of Contents TOC-8 10.112.050 – Council's Action on Amendment ...................................................................................... 7-4 10.112.060 – Findings and Decision ..................................................................................................... 7-5 10.112.070 – Effective Dates ................................................................................................................. 7-6 Chapter 10.114 – Appeals........................................................................................................................ 7-7 10.114.010 – Purpose ........................................................................................................................... 7-7 10.114.020 – Appeal Subjects and Jurisdiction..................................................................................... 7-7 10.114.030 – Filing and Processing of Appeals .................................................................................... 7-8 10.114.040 – Judicial Review .............................................................................................................. 7-10 Chapter 10.116 – Public Notices and Hearings ................................................................................... 7-11 10.116.010 – Purpose ......................................................................................................................... 7-11 10.116.020 – Notice of Hearing ........................................................................................................... 7-11 10.116.030 – Scheduling of Hearing ................................................................................................... 7-13 10.116.040 – Hearing Procedure......................................................................................................... 7-13 10.116.050 – Recommendation by Commission ................................................................................. 7-13 10.116.060 – Decision and Notice ....................................................................................................... 7-14 10.116.070 – Effective Date of Decision ............................................................................................. 7-14 Chapter 10.118 – Development Agreements ....................................................................................... 7-15 10.118.010 – Purpose ......................................................................................................................... 7-15 10.118.020 – Application ..................................................................................................................... 7-15 10.118.030 – Application Filing, Processing, and Review ................................................................... 7-16 10.118.040 – Contents of Development Agreement ........................................................................... 7-17 10.118.050 – Findings Required.......................................................................................................... 7-18 10.118.060 – Execution and Recordation ........................................................................................... 7-19 10.118.070 – Amendment and Cancellation of Development Agreements ........................................ 7-20 10.118.080 – Annual Review ............................................................................................................... 7-20 10.118.090 – Effect of Development Agreements ............................................................................... 7-22 10.118.100 – Approved Development Agreements............................................................................. 7-22 10.118.110 – Judicial Review - Time Limitation .................................................................................. 7-23 Chapter 10.120 – Specific Plans ........................................................................................................... 7-25 10.120.010 – Purpose ......................................................................................................................... 7-25 10.120.020 – Method of Adoption........................................................................................................ 7-25 10.120.030 – Applicability .................................................................................................................... 7-25 10.120.040 – Minimum Project Area ................................................................................................... 7-25 10.120.050 – Initiation of Specific Plans .............................................................................................. 7-25 10.120.060 – Pre-Application Conference, Application Filing, and Initial Review ............................... 7-26 10.120.070 – Preparation and Content ............................................................................................... 7-27 10.120.080 – Application Processing .................................................................................................. 7-28 10.120.090 – Adoption of Specific Plan ............................................................................................... 7-28 10.120.100 – Amendment of Specific Plan ......................................................................................... 7-29 Chapter 10.122 – Permit Revocations and Modifications .................................................................. 7-31 10.122.010 – Purpose ......................................................................................................................... 7-31 10.122.020 – Revocations ................................................................................................................... 7-31 10.122.030 – Modifications .................................................................................................................. 7-31 10.122.040 – Authority to Revoke or Modify ....................................................................................... 7-31 Attachment 2 PC B1 - 26 Table of Contents TOC-9 Article 8: Reserved Article 9: Definitions Chapter 10.132 – Definitions ................................................................................................................... 9-1 10.132.010 – General ............................................................................................................................ 9-1 10.132.020 – “A” Definitions .................................................................................................................. 9-2 10.132.030 – “B” Definitions .................................................................................................................. 9-5 10.132.040 – “C” Definitions .................................................................................................................. 9-5 10.132.050 – “D” Definitions .................................................................................................................. 9-7 10.132.060 – “E” Definitions .................................................................................................................. 9-8 10.132.070 – “F” Definitions ................................................................................................................ 9-11 10.132.080 – “G” Definitions ................................................................................................................ 9-12 10.132.090 – “H” Definitions ................................................................................................................ 9-12 10.132.100 – “I” Definitions .................................................................................................................. 9-13 10.132.110 – “J” Definitions ................................................................................................................. 9-13 10.132.120 – “K” Definitions ................................................................................................................ 9-14 10.132.130 – “L” Definitions ................................................................................................................. 9-14 10.132.140 – “M” Definitions ................................................................................................................ 9-19 10.132.150 – “N” Definitions ................................................................................................................ 9-19 10.132.160 – “O” Definitions ................................................................................................................ 9-20 10.132.170 – “P” Definitions ................................................................................................................ 9-21 10.132.180 – “Q” Definitions ................................................................................................................ 9-23 10.132.190 – “R” Definitions ................................................................................................................ 9-23 10.132.200 – “S” Definitions ................................................................................................................ 9-25 10.132.210 – “T” Definitions ................................................................................................................ 9-27 10.132.220 – “U” Definitions ................................................................................................................ 9-28 10.132.230 – “V” Definitions ................................................................................................................ 9-29 10.132.240 – “W” Definitions ............................................................................................................... 9-30 10.132.250 – “X” Definitions ................................................................................................................ 9-32 10.132.260 – “Y” Definitions ................................................................................................................ 9-32 10.132.270 – “Z” Definitions ................................................................................................................ 9-32 List of Tables Table 2-1 Use Regulations for Residential Zones ............................................................................... 2-2 Table 2-2 Residential Development Standards ................................................................................... 2-4 Table 2-3 Allowed Uses and Permit Requirements ........................................................................... 2-20 Table 2-4 Development Standards for C-1 and C-2 Zones ............................................................... 2-24 Table 2-5 CM Zone - Allowed Uses and Permit Requirements ......................................................... 2-30 Table 2-6 Development Standards for CM Zone ............................................................................... 2-33 Table 2-7 PF Zone - Allowed Uses and Permit Requirements .......................................................... 2-37 Table 2-8 Development Standards for PF Zone ................................................................................ 2-38 Table 2-9 OS Zone - Allowed Uses and Permit Requirements ......................................................... 2-41 Table 2-10 Development Standards for Os ZONE .............................................................................. 2-42 Table 3-1 Permitted Projections and Encroachments into Required SETBACK AREAS .................. 3-1 Table 3-2 Fences, Hedges, and Walls - Maximum Heights ............................................................ 3-10 Table 3-3 Off-Street Parking Requirements ..................................................................................... 3-17 Table 3-4 Required dimensions for standard parking lanes and stalls ............................................ 3-22 Attachment 2 PC B1 - 27 Table of Contents TOC-10 Table 3-5 Required dimensions for Non-standard parking lanes and stalls ..................................... 3-22 Table 3-6 Additional Dimensions for 45º HerringBone ..................................................................... 3-23 Table 3-7 Driveway Width ................................................................................................................. 3-24 Table 3-8 Bicycle Parking Requirements ......................................................................................... 3-30 Table 3-9 Number and Size of Loading Space Required ................................................................... 3-32 Table 3-10 Tenant Signs Allowed IN R-2, R-3, AND R-4 Zones ........................................................ 3-55 Table 3-11 Freestanding Signs........................................................................................................... 3-56 Table 6-1 Review Authority .................................................................................................................... 6-8 Table 6-2 Review Authority for Site Plan and Design Review ............................................................. 6-29 Table 6-3 Types of Minor Variances AllOwed ..................................................................................... 6-42 Table 7-1 Applicable Government Code Sections............................................................................... 7-11 List of Figures Figure 2-1 Reverse Corner Lots – Special Setback Requirements.................................................... 2-6 Figure 2-2 Types of Lots ..................................................................................................................... 2-8 Figure 3-1 Vision Clearance Triangle ................................................................................................. 3-2 Figure 3-2 Roof Types and Measurement of Structure Height ........................................................... 3-2 Figure 3-3 Measurement of Height on Through Lots ......................................................................... 3-3 Figure 3-4 Front Yard Setback Fence Height ................................................................................... 3-11 Figure 3-5 Front Yard Setback Fence Height ................................................................................... 3-11 Figure 3-6 Measurement of Fence or Wall Height............................................................................ 3-12 Figure 3-8 Dimensions for 45º Herringbone Parking ........................................................................ 3-23 Figure 3-9 Parking Lot Configurations .............................................................................................. 3-26 Figure 3-10 Height of a Sign ............................................................................................................. 3-43 Figure 3-11 Types of Signs ................................................................................................................. 3-46 Figure 3-12 Measurement of Sign Area ............................................................................................. 3-47 Figure 4-1 Drive-through Intersection Distance Requirement ............................................................. 4-12 Figure 9-1 Alley ...................................................................................................................................... 9-3 Figure 9-2 Attic....................................................................................................................................... 9-4 Figure 9-3 Berm ..................................................................................................................................... 9-5 Figure 9-4 Fence ................................................................................................................................. 9-11 Figure 9-5 Lot Types ............................................................................................................................ 9-18 Figure 9-6 Lot Measurements .............................................................................................................. 9-18 Figure 9-7 Setbacks ............................................................................................................................. 9-26 Figure 9-8 Structure Types .................................................................................................................. 9-27 Attachment 2 PC B1 - 28