HomeMy WebLinkAbout6/27/2018 Item 1, Fearon
To:Purrington, Teresa
Subject:RE: Zoning ordnance mixed use question
From: Aisling Fearon <
Sent: Thursday, June 21, 2018 3:10 PM
To: Bell, Kyle <KBell@slocity.org>
Subject: Zoning ordnance mixed use question
Hey Kyle!
I've had my fair share of mixed use projects and have come across a particular section about where residential is allowed
on the ground floor a few times. I asked Kyle VL earlier today about whether that particular section has been adjusted
with the new draft and he printed it out for me but its still a bit ambiguous in my opinion. I attached a PDF of it here and
boxed the section in question.
Depending on the planner, I've had some interpret that the 50'-0" starts from the property line, sometimes its the back
of sidewalk, sometimes its face of building. Its worded a little.....confusing. I read is as face of building but have
approved precedence that states otherwise. I'm glad to see there's a caveat about it being up to an approval regardless
because that allows for some flexibility, but it might be worth taking a look at the wording and seeing if there's a clearer
way to define the intent of this section.
For example, it could read "residential units shall not occupy ground floor space within the first 50 feet of building floor
area measured from the property line adjacent to a street or right of way." As its worded right now "building face"
sounds very much like where the 50'-0" starts so its confusing whereas mention of the property line instead pretty much
clears that up. Please feel free to forward my email / recommendation to PC.
Just some food for thought from an outsider!
Thanks Kyle, can't imagine what kind of endeavor this has been!
--
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CITY OF SAN LUIS OBISPO ZONING REGULATIONS — TITLE 17
1. Uncovered decks, porches, landings, balconies, and stairways that are 30 inches or less in height, as
measured from the adjacent existing grade.
Figure 3-11: Decks Excluded from Coverage
5. Roof eaves which project 30 inches or less from the structure are not included in the determination of
coverage.
6. Swimming pools and hot tubs that are not enclosed in roofed structures or decks.
7. One small, non -habitable accessory structure under 120 square feet and under seven feet high. Any additional
structures above quantity of one shall be included in lot coverage.
17.70.130 — Mixed Use Development
A. Purpose. This Chapter provides standards for the design of mixed-use projects to be compatible with existing and
planned development on the site and adjacent and nearby properties. Mixed-use projects provide an opportunity
to locate housing, jobs, recreation, and other daily needs in close proximity to one another, thereby enhancing
vitality and street life in San Luis Obispo and forwarding the City's sustainability goals.
B. Allowed Uses. A mixed-use project requires a combination of residential units with any other use or multiple uses
allowed in the applicable zone by Section 17.22.010. Where a mixed-use project is proposed with a use required
by Section 17.22.010 to have use permit approval in the applicable zone, the entire mixed-use project shall be
subject to that use permit requirement.
C. Maximum Density. The residential component of a mixed-use project shall comply with the maximum density
requirements of the applicable zone, plus density bonuses where applicable.
D. Site Layout and Project Design Standards. Each proposed mixed-use project shall comply with the property
development standards of the applicable zone and the following requirements:
1. Location of Units. In the C -D zone, residential units shall not occupy any ground floor space. In all other
zones, residential units shall not occupy ground floor space within the first 50 feet of floor area measured from
each building face adjacent to a street toward the rear of the building unless the review authority finds that
the project enhances the pedestrian environment in the surrounding area or will perform a function or provide
a service that is essential or beneficial to the community or City.
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Not included
Included in
in coverage
coverage
1 I 1LLal-
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5. Roof eaves which project 30 inches or less from the structure are not included in the determination of
coverage.
6. Swimming pools and hot tubs that are not enclosed in roofed structures or decks.
7. One small, non -habitable accessory structure under 120 square feet and under seven feet high. Any additional
structures above quantity of one shall be included in lot coverage.
17.70.130 — Mixed Use Development
A. Purpose. This Chapter provides standards for the design of mixed-use projects to be compatible with existing and
planned development on the site and adjacent and nearby properties. Mixed-use projects provide an opportunity
to locate housing, jobs, recreation, and other daily needs in close proximity to one another, thereby enhancing
vitality and street life in San Luis Obispo and forwarding the City's sustainability goals.
B. Allowed Uses. A mixed-use project requires a combination of residential units with any other use or multiple uses
allowed in the applicable zone by Section 17.22.010. Where a mixed-use project is proposed with a use required
by Section 17.22.010 to have use permit approval in the applicable zone, the entire mixed-use project shall be
subject to that use permit requirement.
C. Maximum Density. The residential component of a mixed-use project shall comply with the maximum density
requirements of the applicable zone, plus density bonuses where applicable.
D. Site Layout and Project Design Standards. Each proposed mixed-use project shall comply with the property
development standards of the applicable zone and the following requirements:
1. Location of Units. In the C -D zone, residential units shall not occupy any ground floor space. In all other
zones, residential units shall not occupy ground floor space within the first 50 feet of floor area measured from
each building face adjacent to a street toward the rear of the building unless the review authority finds that
the project enhances the pedestrian environment in the surrounding area or will perform a function or provide
a service that is essential or beneficial to the community or City.
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CITY OF SAN LUIS OBISPO ZONING REGULATIONS - TITLE 17
2. Loading Areas. Service and loading areas shall be screened from residential areas and integrated with the
design of the building. Special attention shall be given when designing loading facilities in a location that is
proximate to residential uses. Techniques such as block walls, enhanced setbacks, or enclosed loading shall
be used to minimize adverse impacts to residents.
3. Trash and Recycling Areas. Areas for the collection and storage of trash and recyclable materials shall be
located on the site in locations that are convenient for both the residential and nonresidential uses. The
location and design of trash enclosures shall reduce nuisances from odors and noise when residential uses
might be impacted.
4. Limitations on Use. The following uses and activities shall not be allowed within any mixed-use development:
a. Major vehicle/equipment repair (e.g., body or mechanical work, including boats and recreational vehicles,
vehicle detailing and painting, upholstery, or any similar use);
b. Storage of flammable liquids or hazardous materials beyond that normally associated with a residential
use;
c. Manufacturing or industrial activities, including but not limited to welding, machining, or any open flame
work; or
d. Any other activity or use, as determined by the review authority, to be incompatible with residential
activities and/or to have the possibility of affecting the health or safety of mixed-use development
residents due to the potential for the use to create dust, glare, heat, noise, noxious gases, odor, smoke,
traffic, vibration, or other impacts, or would be hazardous because of materials, processes, products, or
wastes.
E. Design Standards. A mixed-use project shall be designed to achieve the following objectives:
1. The design shall provide for internal compatibility between the different uses in terms of noise, hours of
operation, vehicle and pedestrian circulation, access, use of open space, and similar operating characteristics.
2. Potential noise, odors, glare, pedestrian traffic, and other potentially significant impacts on residents shall be
minimized to allow a compatible mix of residential and nonresidential uses on the same site.
3. The design of the mixed-use project shall take into consideration potential impacts on adjacent properties and
shall include specific design features to minimize potential impacts.
4. The design of the mixed-use project shall ensure that the residential units are of a residential character and
that privacy between residential units and between other uses on the site is maximized.
5. The design of the structures and site planning shall encourage integration of the street pedestrian environment
with the nonresidential uses through the use of plazas, courtyards, walkways, and street furniture.
6. Site planning and building design shall be compatible with and enhance the adjacent and surrounding built
environment in terms of scale, building design, color, exterior materials, roof styles, lighting, landscaping, and
signage.
F. Performance Standards.
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CITY OF SAN LUIS OBISPO ZONING REGULATIONS - TITLE 17
Lighting. Lighting for nonresidential uses shall be appropriately designed, located, and shielded to not
negatively impact the residential units in the development or any adjacent residential uses.
2. Noise. All residential units shall be designed to minimize adverse impacts from nonresidential project noise
in compliance with the City's noise regulations.
3. Hours of Operation.
a. C -N and 0 Zones. The commercial component of a mixed-use project shall be allowed to operate from
7:00 AM to 8:00 PM. Operation outside of these allowed hours shall require a Minor Use Permit to ensure
that the commercial use will not negatively impact the residential uses within the project.
b. All Other Zones that Allow Mixed -Use Projects. The commercial component of a mixed-use project
shall be allowed to operate from 7:00 AM to 8:00 PM. Operation outside of these allowed hours shall
require a Minor Use Permit to ensure that the commercial use will not negatively impact the residential
uses within the project.
c. General. Commercial hours of operation also may be restricted upon evidence of a substantiated
compliant or inadequate parking.
4. Residential Noise Notice. Residents of new mixed-use projects, whether owners or tenants, shall be notified
in writing before taking up residence that they will be living in an urban -type environment and that the noise
levels may be higher than a strictly residential area.
I. Pedestrian Access. On-site pedestrian circulation and access shall be provided per the following standards:
1. Internal Connections. A system of pedestrian walkways shall connect all buildings on a site to each other,
to on-site automobile and bicycle parking areas, and to any on-site open space areas or pedestrian amenities.
2. To Circulation Network. Regular and convenient connections between on-site walkways and the public
sidewalk and other existing or planned pedestrian routes, such as safe routes to school, shall be provided.
An on-site walkway shall connect the primary building entry or entries to a public sidewalk on each street
frontage.
3. To Adjacent Areas. Direct and convenient access shall be provided from mixed-use projects to adjoining
residential and commercial areas to the maximum extent feasible while still providing for safety and security.
4. To Transit. Safe and convenient pedestrian connections shall be provided from adjacent transit stops to
building entrances.
5. Interior Pedestrian Walkway Design.
a. Walkways shall have a minimum clear unobstructed width of six feet, be hard surfaced, and paved with
concrete, stone, tile, brick, or comparable material.
b. Where a required walkway crosses driveways, parking areas, or loading areas, it must be clearly
identifiable through the use of a raised crosswalk, a different paving material, or similar method.
c. Where a required walkway is parallel and adjacent to an auto travel lane, it must be raised or separated
from the auto travel lane by a raised curb at least four inches high, bollards, or other physical barrier.
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CITY OF SAN LUIS OBISPO ZONING REGULATIONS- TITLE 17
J. Objective Design Criteria
1. Building Orientation and Entrances.
a. Orientation. The main building of a development shall be oriented to face a public street. Building
frontages shall be generally parallel to streets. For all residential, retail, and office uses, at least one
primary entrance to a ground -floor use shall face the adjacent street right-of-way. Ground -related
entrances include entrances to ground -floor uses, residential units, clusters of residential units, lobbies,
or private courtyards.
b. Nonresidential Entrances. Entries shall be clearly defined features of front fagades and of a scale that
is in proportion to the size of the building and number of units being accessed. Larger buildings shall have
a more prominent building entrance, while maintaining a pedestrian scale.
c. Transitional Space at Residential Entries. New residential buildings shall provide transitional spaces
in the form of stoops, overhangs, and porches between public areas fronting the primary street and
entrances. This type of element or equivalent shall be required for each unit or group of units, but no less
than one of this type of element shall be provided.
2. Building Articulation. No street frontage wall may run in a continuous plane for more than 20 feet without
an opening or offsets, or as approved by the review authority if the project is constrained by unusual parcel
size, shape, use, or other features that the responsible review authority accepts as rendering this requirement
infeasible. Openings fulfilling this requirement shall have transparent glazing and provide views into work
areas, display areas, sales areas, lobbies, or similar active spaces. Offsets shall vary in depth and/or direction
of at least 18 inches, or a repeated pattern of offsets, recesses, or projections of similar depth.
17.70.140 — Public Art Requirements for Private Development
A. Purpose and Application.
1. Purpose. The City wishes to enhance the cultural and aesthetic environment of San Luis Obispo and to
encourage creativity and an appreciation of the arts and our cultural heritage. Through the establishment of a
program of public art funded by private development, the City will promote the general welfare through
balancing the community's physical growth and revitalization with its cultural and artistic resources.
2. Application. The program described in this Section is a mandatory program, and the standards specified are
minimum standards for compliance. Participation in the program by itself does not qualify project applicants
for consideration of increased project density/intensity as discussed in the Land Use Element of the General
Plan. The minimum requirements in this Chapter apply to:
a. All new nonresidential development, defined as commercial, office, and industrial projects, parking
structures, and the nonresidential portion of mixed-use projects, having a total construction cost of
$100,000 or more, as calculated based on the most recent Building Valuation Data from the Uniform
Building Code (UBC).
b. All expansion of, remodeling of, or tenant improvements to existing eligible buildings when any such work
has a total construction cost of $100,000 or more, as calculated based on the most recent Building
Valuation Data from the Uniform Building Code (UBC).
3. Exceptions. The following development activities shall be exempt from the requirements of this Section:
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