HomeMy WebLinkAbout08-24-2016 PC Item 1 - 22 Chorro StreetMeeting Date: August 24, 2016
Item Number: 1 2
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Review of a new four-story mixed-use project including ground floor commercial/retail
space and 27 residential units. The project includes a 35% density bonus, with 11% of the units for very
low income households, a request for a 40% parking reduction with mechanical parking lifts, and the
construction of a 43-foot tall structure where 35 feet is normally allowed.
PROJECT ADDRESS: 22 Chorro Street BY: Rachel Cohen, Associate Planner
Phone Number: (805) 781-7574
e-mail: rcohen@slocity.org
FILE NUMBER: USE-2882-2016 FROM: Doug Davidson, Deputy Director
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) that approves a use permit for a
mixed-use project in the Foothill Boulevard special focus area, a 40% parking reduction and the use of
mechanical parking lifts and recommends approval of a height exception as an affordable housing
incentive, subject to findings and conditions of approval.
SITE DATA
Applicant San Luis Development Group, LLC
Representative Thom Jess, Architect
Submittal Date March 10, 2016
Complete Date June 20, 2016
Zoning C-C-SF, Community Commercial
with a Special Focus Overlay
General Plan Commercial
Site Area .55 acres (24,033 s.f.) (3 parcels)
Environmental
Status
Categorically Exempt from
environmental review under
Section 15332 (In-Fill
Development Projects) of the
CEQA Guidelines.
SUMMARY
The applicant has submitted a project for a new four-story mixed-use project with 1,600 square feet of
ground floor commercial/retail space and 27 residential units. The project includes a 35% density bonus,
with 11% of the units designated for very low income households. As one of their affordable housing
incentives, the applicant is requesting a 43-foot maximum height for the structure where 35 feet is
normally allowed. The project also includes a request for a 40% parking reduction and the use of
mechanical parking lifts. The project is located within the Foothill Boulevard/Santa Rosa Special Focus
Area and requires Planning Commission review and approval (Zoning Regulations, Chapter 17.53:
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Special Focus Area (S-F) Overlay Zone).
1.0 COMMISSION’S PURVIEW
The Planning Commission’s role is to review the project in terms of its consistency with the General
Plan, Zoning Regulations, and applicable City standards.
2.0 BACKGROUND
The applicant initially submitted their project on March 10, 2016. During the course of review, staff
provided feedback to the applicant regarding their proposal. The original proposal included a structure
with a height of 50 feet, a parking layout that did not comply with City standards, and the project design
was inconsistent with the Community Design Guidelines. The applicant responded by reducing the
height 7 feet to a maximum height of 43 feet, redesigning the parking to meet City standards and
redesigned the project with new colors, materials and articulation.
3.0 PROJECT INFORMATION
3.1 Site Information/Setting
Zoning C-C-SF (Community Commercial with a Special Focus Overlay)
Site Size 0.55 acres (24,033 s.f.)
Present Use & Development Vacant
Topography Flat
Access Chorro Street and Foothill Blvd
Surrounding Use/Zoning North: C-R-SF (University Square Shopping Center)
South: R-1 (Single family residences)
East: C-R-SF (G. Brothers Restaurant)
West: C-R-SF & R-1 (Jamba Juice, Starbucks, Single family residences)
3.2 Project Description
The project proposes to construct a new four-story mixed-use project with:
• 1,600 square feet of ground floor commercial/retail space;
• 27 residential units (23 two-bedrooms and 4 studios restricted for very-low income households);
• A request for a 40% shared/mixed-use/bicycle parking reduction to reduce the required parking
from 55 parking spaces to 33 parking spaces; and
• 113 bicycle parking spaces (80 long-term and 33 short-term).
The project also includes a separate application for architectural review that will be reviewed at a later
date once the use permit has been approved by the Planning Commission.
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3.3 Project Statistics
Item Proposed 1 Standard 2
Setback
Front Yard 0 feet 0 feet
Other Yard (max height 35 feet) 10 feet 5 feet
Max. Height of Structure(s) 43 feet 35 feet
Max. Building Coverage (footprint) 72% 75%
Density Units (DU) 25 DU 18 DU (36 DU per acre)
Parking Spaces
Vehicle 33 55
Bicycle (long-term) 80 58
Bicycle (short-term) 33 5
Notes:
1. Applicant’s project plans submitted 5/20/2016
2. Zoning Regulations
4.0 PROJECT ANALYSIS
4.1 General Plan Special Focus Area
On December 9, 2014, the City Council adopted the new Land Use and Circulation Elements (LUCE)
of the General Plan (Resolution No. 10586, 2014 Series). As a part of the update, a new section was
added to the Land Use Element (LUE) that identified Special Focus Areas (Attachment 4). Section
17.53.020 of the Zoning Regulations states Planning Commission review and approval is required for
project located within the Foothill Boulevard/Santa Rosa Special Focus Area (Attachment 5). The
section further states that all development within the Special Planning Areas shall adhere to the
requirements of the underlying zone district and the provisions for each of the respective Special
Planning Areas, as described in Chapter 8 of the Land Use Element. In addition, development objectives
within each of the Special Planning Areas shall be interpreted by the Community Development Director
or applicable advisory body or commission in order to achieve the development objectives of the Special
Focus Areas. Where provisions of the underlying zone and Land Use Element Chapter 8 conflict, Land
Figure 1: Perspective view of the project looking southeast from Foothill Blvd.
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Use Element policies shall take precedence.
The proposed project is located in the
Foothill Boulevard / Santa Rosa Area,1
which includes land on both sides of
Foothill Boulevard between Chorro and
Santa Rosa and is currently developed as
commercial centers that include highway
and neighborhood serving commercial
uses (see Figure 2).
The LUE policy for the Foothill
Boulevard/Santa Rosa Special Focus Area
states the City shall work with property
owners / developers to redevelop the area
as mixed use (either horizontal or vertical
mixed use) to include a mix of uses as
described under the Neighborhood
Commercial, Community Commercial and
Medium High to High Density Residential designations…As part of this project, the City will evaluate
adjustments to parking requirements to account for predominant pedestrian and bike access. Building
height adjustments in this area can also be considered with mixed use development. Redevelopment
plans shall include consideration of improving the existing complex intersections of
Foothill/Chorro/Broad… Among other possible incentives, building height adjustments on the North
side of Foothill may be considered with mixed use development.
The Foothill Boulevard / Santa Rosa Special Focus Area encourages discussion on the development of
mixed-use projects, adjustments in parking and height requirements and improving intersections along
Foothill Boulevard. The project incorporates various aspects of these concepts which are further
supported by other City polices and State housing law as discussed below.
4.2 Affordable Housing Incentives and Height
The applicant is requesting the height exception to be able to include four studios or two density units
for very-low income households; 11% of the project is affordable. According to Zoning Regulations
Chapter 17.90: Affordable Housing Incentives, when a developer agrees to construct at 11% of the total
units of a housing development for very-low income households, the director shall grant the developer,
upon the developer’s request, a density bonus of 35%.2 In addition to the density bonus, the developer
may request an additional incentive or concession, such height increase,3 when providing at least 10%
1 Land Use Element Section 8.2.1. Foothill Boulevard / Santa Rosa Area.
2 Zoning Regulations Section 17.90.040.E
3 Zoning Regulations Section 17.90.060.B(1): A reduction in site development standards or modification of zoning code
requirements or architectural design requirements that exceeds the minimum building standards approved by the California
Building Standards Commission as provided in Part 2.5 (commencing with Section 18901) of Division 13 of the Health and
Safety Code, including, but not limited to, a reduction in setback and square footage requirements and in the ratio of
vehicular parking spaces that would otherwise be required that results in identifiable, financially sufficient, and actual cost
reductions.
Figure 2: Snapshot of Figure 10: Special Focus Areas from the
Land Use Element
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of the units for very-low income households.4
In addition, under the State Density Bonus law (Gov. Code section 65915), a public agency is required
to grant the incentive or concession unless it makes a written finding, based on substantial evidence, that
the concession or incentive would have a specific adverse impact upon public health and safety and there
is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering
the development unaffordable.5 “Specific adverse impact” within this statute means a “significant,
quantifiable, direct and unavoidable impact, based on objective, identified, written public health or safety
standards, policies or conditions as they existed on the date the application was deemed complete.” Gov.
Code section 65589.5(d)(2).
The project proposes to construct a 43-foot tall structure within a zone that has a maximum height of 35
feet. As discussed above, the proposed density of the project cannot be achieved without additional
height. The surrounding neighborhood contains a range of single story and two-story structures; single
story buildings are directly adjacent to the site and the University Square Shopping Center, located across
the street from the site, contains several two-story structures that are approximately 30 feet tall. The
project steps down the height of the building with the highest height of 43 feet along Foothill Boulevard
and a lower height of the 32 feet closest to the nearest single family residence (Attachment 3, Project
Plans, Sheet A4.0). This is 3 feet lower than the maximum height of 35 feet allowed for the site (C-C
zone) as well as what is allowed, with a use permit, in the adjacent residential R-1 zone. Additionally
the project is setback 17 feet where a 13.5-foot setback is required. As proposed, the project appears to
be consistent with the Land Use policy discussion on building height adjustments for the Foothill
Boulevard / Santa Rosa Special Focus
Area and with the City’s affordable
housing incentives.
4.3 Chorro/Foothill Intersection
The project includes the widening of
Chorro Street at the intersection of
Foothill for a bike box and expansion of
the right turn lane (see Figure 3). A bike
box is a set of road markings located at
signalized intersections that allows
bicycles a head start when the traffic
signal changes from red to green. Adding
the bike box to the Chorro/Foothill
intersection will improve the bicycle
circulation at this intersection and is
consistent with the 2013 Bicycle
4 Zoning Regulations Section 17.90.060.A(2): Alternative or additional incentives. When a developer agrees to construct
housing for households of very-low, lower or moderate income households… and desires an incentive other than a density
bonus as provided in Section 17.90.040 of this chapter… the developer shall receive the following number of incentives or
concessions: (2) Two incentives or concessions for housing developments that include at least twenty (20) percent of the total
units for lower income households, at least ten (10) percent for very-low income households, or at least twenty (20) percent
for persons and families of moderate income in a common interest development.
5 See Government Code section 65915(d).
Figure 3: Proposed bike lane leading to the new bike box indicated
in green. The expansion of the right turn lane is indicated in
orange. Full engineering specifications will be included as part of
the building plans.
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Transportation Plan 6 and Circulation Element Policy 4.1.6: Bikeway Development with Road
Improvements of the Circulation Element which states: the City shall construct bikeways facilities as
designated in the Bicycle Transportation Plan when: A) The street section is repaved, restriped, or
changes are made to its cross-sectional design; or B) The street section is being changed as part of a
development project.
4.4 Parking
The project requires 55 spaces (50 spaces for 27 residential units and 5 spaces for 1,600 square feet of
commercial space). The applicant is requesting a 40% parking reduction to have a total of 33 required
spaces. Zoning Regulations Section 17.16.060.B states that where two or more uses share common
parking areas, the total number of parking spaces required may be reduced by up to 10%, with approval
of an administrative use permit. Section 17.16.060.C further states that by approving an administrative
use permit, the Director may reduce the parking requirement for projects sharing parking by up to 20%,
in addition to the shared parking reduction, for a total maximum parking reduction of 30%, upon finding
that the times of maximum parking demand from various uses will not coincide. The commercial space
is expected to be used at alternate hours during the day when residents are away at work and/or school.
The project also includes 30 additional bicycle parking spaces for 10% parking reduction. Section
17.16.060.G(2) states that projects which provide more bicycle and/or motorcycle spaces than required
may reduce the required car spaces at the rate of one car space for each five bicycle spaces, up to a 10%
reduction, subject to the approval of the Community Development Director. All bicycle parking that
exceeds the required number of spaces shall be apportioned between short-term and long-term bicycle
spaces as stipulated by Table 6.5. The applicant is providing 50 additional bicycle parking spaces with
30 of the spaces to further reduce the parking requirements by 5.5 spaces. The design of the project
includes a bike lounge, a bike repair area (“bike shop”) and indoor bike storage to incentivize bicycle
use by tenants (Attachment 3. Project Plans, A2.0).
The project is located in close proximity to grocery stores, restaurants, entertainment, schools,
employment and two bus stops. Due to this location, the site and the surrounding area are easily
accessible by walking, biking or taking public transportation. One bus stop is located right in front of the
project and another is directly across the street, allowing to and from service to the site. The project
includes improvements to the existing bus stop with a bus turn out and the construction of a bus stop
shelter as a part of the building design (Attachment 3, Project Plans, Sheets A2.0 & A3.0). The project
location provides residents as well as customers various opportunities to access the site and nearby
destinations without a vehicle.
The applicant is also requesting to incorporate mechanical parking lifts as part of the project. The project
is proposing to use a Klaus TrendVario 4100 lift system which places vehicles subterranean with other
vehicles parked above, at grade (Attachment 3, Project Plans, Sheet 5.1). As proposed, the system parks
27 vehicles, one for each of the residential units. The dimensions of the system allow for a large variety
of car models as listed within the Project Plans, Sheet 5.1 (Attachment 3). Those vehicles that do not fit
6 2013 Bicycle Transportation Plan. Appendix A. North Chorro Intersection Enhancement. Intent: To address conflict
potential in the common direction movement (north on Chorro to west on Foothill) from the right hand lane that allows both
left turning and straight through traffic movement. Project Description: For northbound Chorro bicycle traffic at
Foothill Blvd: Modify the intersection/provide facilities, to reduce conflict possibility between left (west) turning bike traffic,
and straight through motor vehicle traffic. Notes: Possible solutions could include a Bike Box, a bicycle specific signal phase,
or lane movement configuration changes. Bike counts taken in 2008 show that the intersections of Santa Rosa/Foothill was
the second highest with a count of 314.
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into the lift system, have the ability to park in the regular parking stalls provided in the parking garage.
The project complies with the findings of approval with added Conditions of Approval No. 4 and 5; (4)
The mechanical parking lift shall be reviewed by the Architectural Review Commission for compliance
with Community Design Guidelines for compatibility with the building and site design and (5) Prior to
building plan approval, the applicant shall record an agreement that runs with the land that mechanical
parking systems will be safely operated and maintained in continual operation with the exception of
limited periods of maintenance (Attachment 1, Draft Resolution).
5.0 ENVIRONMENTAL REVIEW
The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of the
CEQA Guidelines, because the project is consistent with General Plan policies for the land use
designation and is consistent with the applicable zoning designation and regulations. It should be noted
that modifications to zoning regulations as required by State Density Bonus law noted above, do not
disqualify a project from claiming this exemption. See Wollmer v. City of Berkeley, 193 Cal. App. 4th
1329, 1338 (2011). The project site occurs on a property of no more than five acres substantially
surrounded by urban uses that has no value as habitat for endangered, rare or threatened species as the
site is located on an existing developed property and is served by required utilities and public services.
6.0 WATER AVAILABILITY
Since the adoption of the 2014 General Plan Land Use Element (LUE), the City acquired an additional
annual allocation of 2,102 acre feet of water from Nacimiento Reservoir, bringing the total annual
available to 5,482 acre feet per year. This brings the City’s total annual availability to 12,109 acre feet,
previously 10,007. In addition to this, the City is currently expanding its groundwater program, while
concurrently designing the upgrade to the Water Resource Recovery Facility to allow highly treated
wastewater to become a potable water source.
The 2015 Urban Water Management Plan projected that the City’s total annual residential and non-
residential water demand will be 7,496 acre feet at buildout (year 2035 with a population of 57,200) as
evaluated under the 2014 LUE. This estimation uses 117 gallons per capita day consumption (gpcd),
though the current usage is only 90 gpcd. As a baseline comparison, the total City annual water demand
in 2015 was approximately 4,772 acre feet; 40% of the available water supply.
The available annual water supply (12,109 acre feet) far exceeds the LUE projected annual buildout
demand (7,496 acre feet). Since the proposed project is consistent with the General Plan, water use and
demand associated with the development is anticipated and included with LUE buildout projections.
7.0 ALTERNATIVES
1. Continue the project with direction to the applicant and staff on pertinent issues.
2. Deny the project based on findings of inconsistency with the General Plan, Zoning Regulations,
or other policy documents.
8.0 ATTACHMENTS
1. Draft Resolution
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2. Vicinity Map
3. Project Plans
4. Land Use Element Section 8: Special Focus Areas, Policy 8.2.1.
5. Zoning Regulations Chapter 17.53
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RESOLUTION NO. XXXX-15
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
APPROVING A USE PERMIT FOR A MIXED-USE PROJECT IN THE
FOOTHILL BOULEVARD SPECIAL FOCUS AREA, A 40 PERCENT
PARKING REDUCTION AND THE USE OF MECHANICAL PARKING
LIFTS INCLUDING A CATEGORICAL EXEMPTION FROM CEQA AND
A RECOMMENDATION OF APPROVAL OF A HEIGHT EXCEPTION AS
AN AFFORDABLE HOUSING INCENTIVE AS REPRESENTED IN THE
PLANNING COMMISSION AGENDA REPORT AND ATTACHMENTS
DATED AUGUST 24, 2016
(22 CHORRO, USE-2882-2016)
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
August 24, 2016 for the purpose of considering a use permit application USE-2882-2016 for a
mixed-use project in the Foothill Boulevard special focus area, a 40 percent parking reduction and
the use of mechanical parking lifts, and a height exception as an affordable housing incentive to
accommodate the development of the proposed project at 22 Chorro Street; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Planning Commission has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations by staff,
presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San
Luis Obispo as follows:
Section 1. Findings. Based upon all the evidence, the Commission makes the following
findings in support of the project approval that includes a use permit for a mixed-use project in the
Foothill Boulevard special focus area, a 40 percent parking reduction and the use of mechanical
parking lifts and recommends approval of a height exception as an affordable housing incentive of
the proposed project:
1. That the project will not be detrimental to the health, safety, or welfare of those working
or residing in the vicinity because the proposed project is consistent with the Foothill
Boulevard / Santa Rosa Special Focus Area of the Land Use Element and Zoning
Regulations.
Findings for Affordable Housing Incentives:
2. That the project is consistent with Housing Element, Goal 2 because the project includes
units for very-low income households which helps meet the City’s affordable housing
objectives.
ATTACHMENT 1
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Planning Commission Resolution No. PC-XXXX-16
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3. That with 11 percent of the units restricted for very-low income households, the applicant
is entitled up to a 35 percent maximum density bonus under State law and the City’s
Municipal Code, Chapter 17.90. Therefore, the proposed density bonus for the project of
35 percent is consistent with established criteria for density bonuses.
4. That the proposed height of 43 feet to accommodate the development of the proposed
project is appropriate as an incentive consistent with the Zoning Regulations Section
17.90.060.B(1) that a reduction in site development standards or modification of zoning
code requirements or architectural design requirements that exceeds the minimum building
standards approved by the California Building Standards Commission as provided in Part
2.5 (commencing with Section 18901) of Division 13 of the Health and Safety Code,
including, but not limited to, a reduction in setback and square footage requirements and
in the ratio of vehicular parking spaces that would otherwise be required that results in
identifiable, financially sufficient, and actual cost reductions.
Findings for 40 Percent Parking Reduction:
5. That the proposed project complies with San Luis Obispo Municipal Code Section
17.16.060.A, Parking Space Requirements, in that it satisfies the intent of that section
which is “... to minimize the area devoted exclusively to parking and drives when typical
demands may be satisfied more efficiently by shared facilities.” Moreover, the project
satisfies the requirement for a shared parking reduction specified in San Luis Obispo
Municipal Code Section 17.16.060.B because there are multiple uses that share common
parking areas. In addition, in accordance with the provisions of Section 17.16.060.C, the
times of maximum parking demand from the proposed uses will not coincide.
6. That the proposed project is consistent with the San Luis Obispo Municipal Code Section
17.16.060.G and provides 30 additional bicycle parking spaces (above the bicycle parking
required for the project) for a 10 percent parking reduction at the rate of one car space for
each five bicycle spaces provided.
7. That the proposed parking reduction will safe, and will not be detrimental to the
surrounding area or cause a decline in quality of life because project is located close
proximity to grocery stores, restaurants, entertainment, schools, employment and two bus
stops allowing for alternative modes of transportation such as walking, biking or taking
public transportation.
Findings for Mechanical Parking Lifts:
8. That the use of mechanical lift parking results in superior design and implementation of
City goals and policies for infill development by placing parking within the structure and
screening it from public view.
ATTACHMENT 1
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Planning Commission Resolution No. PC-XXXX-16
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9. That the mechanical lift parking is adequately screened and, as conditioned, shall be
reviewed by the Architectural Review Commission for compliance with Community
Design Guidelines for compatibility with the building and site design.
10. That the mechanical lift parking systems complies with all development standards
including but not limited to height and setback requirements, and Parking and Driveway
Standards with the exception of minimum parking stall sizes which are established by lift
specifications.
11. That, as conditioned, the mechanical parking systems will be safely operated and
maintained in continual operation with the exception of limited periods of maintenance.
12. That there are no circumstances of the site or development, or particular model or type of
mechanical lift system which could result in significant impacts to those living or working
on the site or in the vicinity.
Section 2. Environmental Review. The project is categorically exempt under Class 32,
In-Fill Development Projects; Section 15332 of the CEQA Guidelines, because the project is
consistent with General Plan policies for the land use designation and is consistent with the
applicable zoning designation and regulations. The project site occurs on a property of no more
than five acres substantially surrounded by urban uses that has no value as habitat for endangered,
rare or threatened species as the site is located on an existing developed property and is served by
required utilities and public services.
Section 3. Action. The Planning Commission does hereby approve the use permit
application USE-2882-2016 for a mixed-use project in the Foothill Boulevard special focus area,
a 40 percent parking reduction and the use of mechanical parking lifts and recommends approval
of a height exception as an affordable housing incentive at 22 Chorro Street subject to the following
conditions:
Planning
1. The applicant shall defend, indemnify, and hold harmless the City and/or its agents,
officers, and employees from any claim, action, or proceeding against the City and/or its
agents, officers, or employees to attack, set aside, void, or annul the approval by the City
of this project, and all actions relating thereto, including but not limited to environmental
review (“Indemnified Claims”). The City shall promptly notify the applicant of any
Indemnified Claim upon being presented with the Indemnified Claim, and City shall fully
cooperate in the defense against an Indemnified Claim.
2. The proposed use shall operate consistent with the project description, approved plans, and
other supporting documentation submitted with this application unless otherwise
conditioned herein.
ATTACHMENT 1
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Planning Commission Resolution No. PC-XXXX-16
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3. The project shall be forwarded to the Architectural Review Commission to review the
project design for consistency with the Community Design Guidelines and the Mixed Use
project design standards (Zoning Regulations section 17.08.072). Specific attention shall
be given to the compatibility between the adjacent commercial uses and the residential
uses. The Architectural Review Commission shall be responsible for taking action on
additional project conditions and code requirements as applicable.
4. The mechanical parking lift shall be reviewed by the Architectural Review Commission
for compliance with Community Design Guidelines for compatibility with the building and
site design.
5. Prior to building plan approval, the applicant shall record an agreement that runs with the
land that mechanical parking systems will be safely operated and maintained in continual
operation with the exception of limited periods of maintenance.
6. All regular (non-mechanical lift) parking spaces shall be available for residential tenants,
employees and customers free from restrictions. No regular parking spaces shall be
individually labeled or allocated.
7. All mechanical lift parking spaces shall be available for all residential tenants free from
restrictions.
8. The project shall include 33 parking spaces, 3 motorcycle spaces and 93 required bicycle
parking spaces (70 long-term and 23 short-term).
9. The property owner shall be responsible for maintaining and updating the current parking
calculation for the commercial component of the project upon the submittal of Planning
and Building permits for tenant changes or improvements to ensure the site does not
become under-parked.
10. The project shall have a maximum height of 43 feet. Any alterations increasing the
proposed height will require a modification to the use permit.
11. Plans submitted for building permit review shall show the location of all 93 required
bicycle parking spaces (70 long-term and 23 short-term) and include product sheets of the
proposed bike racks to be used. All bicycle parking spaces included as part of the project
shall comply with City’s Municipal Code Section 17.16.060, Table 6.5 and the Community
Design Guidelines Section 6.3.F.
Transportation
12. Consistent with the City’s Bicycle Transportation Plan, the project shall install a bike box
on Chorro Street, south of Foothill Boulevard. Building plans shall include the layout and
design of the bike box according to design guidance within the NACTO Urban Bikeway
Design Guidelines and design shall be reviewed and approved by City Transportation &
ATTACHMENT 1
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Planning Commission Resolution No. PC-XXXX-16
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Engineering Division prior to installation. The installation may require modifications to
the existing pedestrian refuge island.
On motion by , seconded by and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this day of adopted this 24th day of August, 2016.
_____________________________
Doug Davidson, Secretary
Planning Commission
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11
8
8
8
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8
9
10
10
10
10
10
10
10
10
14
14
15
13
13
16
16
16
16
16
17
16
1818
19
19
19
19
20
20
20
21
21
22
23
23
P
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M
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T
ATTACHMENT 3
PC1 - 40
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
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GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
X
X
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X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
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X
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X X X X X X X X X X
X
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X
X
X
X
W
S
S
E
E
E
E
E
E
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E
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E
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E
E
E
E
E
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E
E
E
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E
TE
L
TE
L
TE
L
TE
L
TE
L
TE
L
TE
L
TE
L
TE
L
TE
L
TE
L
TE
L
TE
L
TE
L
TE
L
TE
L
TE
L
TE
L
TE
L
TE
L
TE
L
TE
L
TE
L
TE
L
TE
L
TE
L
TE
L
TE
L
TE
L
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W
W
W
W
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ATTACHMENT 3
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ATTACHMENT 3
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ATTACHMENT 3
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Land Use Element
Page 1-91
Performance Standards: This specific plan shall meet the following performance standards.
Type
Designations
Allowed % of Site Minimum1 Maximum
Residential LDR
MDR
MHDR
HDR
500 700
Commercial NC 15,000 SF 25,000 SF
Open Space / Agriculture OS
AG
50%2
Public n/a
Infrastructure n/a
1 There can be a reduction in the minimum requirement based on specific physical and/or environmental constraints.
2 Up to 1/3 of the open space may be provided off-site or through in-lieu fees consistent with the Airport Area Specific Plan.
8.2. Special Planning Areas
The policies under Section 8.2 provide site specific guidance on the development / redevelopment of sites in
the city. For sites that have existing development, renovation of streetscapes, landscaping, and building
facades is encouraged. The City shall require property owners to prepare area plans with land uses consistent
with this section, as well as multi-modal circulation and infrastructure facilities as appropriate, design
guidelines and implementation programs. The City may consider implementation incentives for
redevelopment areas, such as variations from development standards and/or participation in the installation
or financing of infrastructure.
8.2.1. Foothill Boulevard / Santa Rosa Area
This area, which includes land on both sides of Foothill Boulevard between Chorro and Santa Rosa, is
currently developed as commercial centers that include highway and neighborhood serving commercial uses.
At the affected property owners’ request, the boundary of this area on the north side of Foothill may be
extended to include one or more of the existing commercial properties west of Chorro Street. The City shall
work with property owners / developers to redevelop the area as mixed use (either horizontal or vertical
mixed use) to include a mix of uses as described under the Neighborhood Commercial, Community
Commercial and Medium High to High Density Residential designations.
The non-residential component of the project should include elements that serve the nearby neighborhoods.
Examples include:
specialty stores and services
food service
entertainment, and
recreational facilities (except that movie theaters, nightclubs, bars/taverns and restaurants serving
alcohol after 11 pm shall be prohibited)
ATTACHMENT 4
PC1 - 44
Chapter 1
Page 1-92
As part of this project, the City will evaluate adjustments to parking requirements to account for
predominant pedestrian and bike access. Building height adjustments in this area can also be considered
with mixed use development. Redevelopment plans shall include consideration of improving the existing
complex intersections of Foothill/Chorro/Broad, the desirability of modifying Boysen at and through the
property on the northeast corner of the area, and enhancement of pedestrian, bicycle and transit
connections across Foothill and Santa Rosa/Highway 1 and to the campus. Among other possible incentives,
building height adjustments on the North side of Foothill may be considered with mixed use development.
The Fire Station will be maintained or relocated within the area.
8.2.2. Upper Monterey
In the Upper Monterey area, the emphasis will be on revitalization and enhancement. The area above
Johnson shall have an emphasis on land use compatibility and neighborhood preservation. The following
actions will be pursued in this area.
A. The City shall investigate adding the Upper Monterey area to the Downtown Parking District, thereby
allowing in-lieu payment towards common parking facilities.
B. The City shall integrate a new Downtown Transit Center in the Upper Monterey area and provide
enhanced connectivity to the center from the Upper Monterey area.
C. The City will work with hotels in the Upper Monterey area to provide shuttle service to the Downtown
and Downtown Transit Center.
D. The City will promote restaurant development in the Upper Monterey area, and include outdoor dining
opportunities and other public activities oriented toward Monterey Street. North of California, these
types of activities shall be prohibited on the creek side of buildings.
E. The City will evaluate reconfiguring Monterey Street in this area to enhance bicycle and pedestrian
connectivity to Downtown and to Cal Poly.
F. The City will work with local hotels and Cal Poly to develop enhanced meeting rooms and conference
facilities. These types of facilities would not be located on the east side of Monterey north of California
Street, nor is a stand-alone conference center appropriate for this area.
G. The City will work with developers to assemble adjacent properties into lots of suitable size for
redevelopment limited to areas southwest of California Street.
H. The City will develop an Upper Monterey area master plan and design guide that will provide guidance
on street enhancements, façade improvement programs, and pedestrian enhancement along Monterey
Street. As part of this effort, the City will investigate the ability to apply form-based codes to guide
future development and will involve residents in adjoining areas as well as business and property owners
along Monterey Street as part of the public review process in development of the master plan/design
guide. Particular attention will be given to creek protection, noise, safety, light and glare, and privacy
impacts to adjoining neighborhoods
ATTACHMENT 4
PC1 - 45
City of San Luis Obispo
Zoning Regulations March 2015
Page 148
Chapter 17.53: Special Focus Area (S-F) Overlay Zone
Sections:
17.53.010 Purpose and Application
17.53.020 Allowed Uses and Development Standards
17.53.030 Subsequent Amendments
17.53.010 Purpose and application.
The SF Overlay Zone is intended to translate the provisions of General Plan Land Use
Element Chapter 8 (Special Focus Areas) into regulations for the subsequent development
of land. It will be applied to areas identified in Chapter 8 as Special Planning Areas, where
the General Plan Land Use Element calls for special design concepts.
17.53.020 Allowed uses and development standards.
All development within the Special Planning Areas shall adhere to the requirements of the
underlying zone district and the provisions for each of the respective Special Planning
Areas, as described in Chapter 8 of the Land Use Element. In addition, development
objectives within each of the Special Planning Areas shall be interpreted by the Community
Development Director or applicable advisory body or commission in order to achieve the
development objectives of the Special Focus Areas. Where provisions of the underlying
zone and Land Use Element Chapter 8 conflict, Land Use Element policies shall take
precedence. Planning Commission review and approval is required for the following Special
Focus Areas: Foothill Boulevard/Santa Rosa, Cal Trans Site, Madonna Inn Area, Sunset
Drive-in Theater/Prado Road Area, LOVR Creekside Area as shown the Land Use
Element.
17.53.030 Subsequent Amendments.
Minor adjustments to internal zone district boundaries within each of the Special Planning
Areas may be proposed or required during development review based on physical site
conditions, environmental impacts and other factors, as deemed appropriate in order to
best implement policies and programs contained in the General Plan.
ATTACHMENT 5
PC1 - 46