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HomeMy WebLinkAbout08-21-2018 ITEM 17- PH- REVIEW OF THE PROPOSED COMPREHENSIVE UPDATE TO THE CITY'S ZONING REGULATIONS (TITLE 17) OF THE MUNICPAL CODE AND ASSOCIATED ZONING AMENDMENTSMeeting Date: 8/21/2018 FROM: Michael Codron, Community Development Director Prepared By:Doug Davidson, Deputy Director SUBJECT:REVIEW OF THE PROPOSED COMPREHENSIVE UPDATE TO THE CITY’S ZONING REGULATIONS (TITLE 17) OF THE MUNICIPAL CODE AND ASSOCIATED ZONING AMENDMENTS RECOMMENDATION As recommended by the Planning Commission: 1) Introduce an ordinance repealing and replacing Title 17 of the Municipal Code (Zoning) to implement the Land Use and Circulation Element (LUCE), including the adoption of an Initial Study/Negative Declaration, GENP-1327-2017 (Attachment A); and 2) Introduce an ordinance approving amendments to Ordinance 1130 (1989 Series) modifying the design criteria, Section 5, south side of Monterey Street between 1603 and 2223 Monterey Street, CODE-1630-2018 (Attachment D); and 3)Introduce an ordinance amending the City’s Zoning Map to designate an approximately 15.8 - acre portion of the C-R Zone in the Downtown Core, the 1100 block of Higuera Street and the 1100 through 1300 block of Monterey Street, as C-R-D, Retail Commercial with a Downtown Overlay Zone to allow for Downtown Commercial development standards with Planning Commission approval, RZ-1628-2018 (Attachment E); and 4)Introduce an ordinance amending the City’s Zoning Map to designate an approximately 20.2- acre portion of the R-1/C/OS Zone on the west side of Broad Street, south of Serrano Drive as R-1/C/OS-S, Low Density Residential/Conservation and Open Space Zone with a Special Considerations Overlay Zone, 159/161 Broad Street and 141 Bressi Place, RZ-1629-2018 (Attachment G). REPORT-IN-BRIEF In December 2014, the City adopted the new General Plan Land Use and Circulation Element (LUCE). The land use component sets direction for “the orderly development of land within the City’s planning area” (Land Use Element, p. 1-11), and the circulation component describes “how transportation will be provided in the community envisioned by the Land Use Element” (Circulation Element, p. 2-9). The Zoning Regulations (Title 17 of the Municipal Code) are the key tool used to implement land use policy, as well as circulation policies related to parking management, transit, bicycling, and pedestrian accommodation. Following adoption of the LUCE, Planning staff in consultation with residents, architects, contractors, developers, advisory bodies and the Council began the process of identifying which land use policies would be most effectively implemented via changes to the Zoning Regulations. That analysis identified the policies listed in Attachment I and also indicates how policies have been addressed in the Zoning Regulations Update. In February 2017, the City entered into a contract with MIG, Inc. to assist with the update effort. Packet Pg. 495 Item 17 The MIG team has supported Planning staff with public engagement activities and has worked in close coordination with City staff to prepare the updated Zoning Regulations based on input from decision makers and the community. In addition to focusing on updating the Zoning Regulations to implement LUCE goals and policies, staff has also taken this opportunity to update the Regulations to: 1. Address changes in State law 2. Resolve issues and concerns that City staff and the public have identified that hinder effective and efficient implementation of the Zoning Regulations 3. Reorganize the Regulations to create a code structure that is easier to navigate, administer and interpret 4. Update the development standards to respond to the direction provided by the Council and Planning Commission and that reflect modern, forward-thinking development practices. The staff report begins with an overview of the three Planning Commission meetings in June, which culminated on the 27th with a unanimous recommendation to Council to adopt the updated Zoning Regulations and included three parallel zoning amendments which are being processed in conjunction with the project. The report goes on to describe the public community engagement process that was key and drove the details of the substantive revisions to the Zoning Regulations. The report provides an overview of directional items from the Cit y Council April 10, 2018 study session, and identifies subsequent work tasks City staff will complete once the updated Regulations have been adopted. SUMMARY OF THE JUNE PLANNING COMMISSION MEETINGS On June 13, 2018, the Planning Commission received the staff report and presentation on the Draft updated Zoning Regulations and received public comments. After closing the public hearing, the Commission reviewed Articles 1 (Enactment, Applicability, and Enforcement), 5 (Nonconformities), 7 (Administration of Zoning Regulations), and 8 (Housing-Related Regulations). In addition to minor edits on these Articles, the Commission revised Article 5 to allow a nonconforming structure to be rebuilt if more than 75% of its replacement value has been involuntarily damaged (up from 50%). On June 14, 2018 the Commission continued its review of the project and focused on Article 2 (Zones, Allowable Uses, and Development and Design Standards), Article 3 (Regulations and Standards Applicable to all Zones), Article 4 (Regulations for Specific Land Uses and Activities), and Article 6 (Permit Procedures). The Commission provided minor edits to the sections on mixed-use development, S-Overlay zones, hillside development, lighting, rooftop uses, fencing (driveway gates), and parking reductions. The Commission also revised the Edge Conditions standards to eliminate balconies facing R-1 and R-2 zones and recommended that Accessory Dwelling Units of up to 450 sq. ft. to be exempt from lot coverage requirements. On June 27, 2018, the Commission recommended the adoption of the Zoning Regulations Update, including the adoption of the Initial Study/Negative Declaration of Environmental Impact. The Commission provided final minor edits to various sections, including but not Packet Pg. 496 Item 17 limited to; requiring a visual study for downtown development, amendments to Floor Area Ratio (FAR) and second story parameters in R-1 zones, broadened the definition of convenience stores, and required “story poles” for taller buildings which could impact their surroundings. The Planning Commission action on July 27th also recommended the City Council approve the three parallel Ordinances as described in the following section. PARALLEL AMENDMENT TASKS Three additional ordinances are proposed in conjunction with update the Zoning Regulations Update; 1) amending Ordinance 1130; 2) Upper Monterey (from Santa Rosa to Pepper Street) rezone from C-R (Retail Commercial) to C-R-D (with a Downtown Overlay zone); and 3) rezone property located on north Broad Street from R-1/C/OS to R-1/C/OS-S (Special Considerations Overlay). Ordinance 1130 LUCE program 8.3 calls the City to “review and update Ordinance 1130 and involve residents to ensure that neighborhood concerns are addressed.” Staff and the San Luis Drive neighborhood identified and discussed revisions to Ordinance 1130 from the beginning of the Zoning Regulations Update. The San Luis Drive neighborhood group presented revisions to the Planning Commission on January 10, 2018. City staff and representatives of the San Luis Drive neighborhood met on May 30, 2018 to consider proposed revisions based on the Planning Commission feedback from January 10th. After making some minor amendments, staff and the neighbors agreed to an updated version of Ordinance 1130. The updated Ordinance 1130 is included in Attachment B. A subsequent effort will fold Ordinance 1130 into the Zoning Regulations, this will be done as a comprehensive update to the City’s S-Overlay zone provisions. Upper Monterey Overlay Zone The Planning Commission and City Council supported the extensio ns of downtown development standards to Upper Monterey Street (i.e. up to the railroad trestle at Pepper Street). The Downtown Overlay facilitates development within the Downtown Core, during the interim period while a full Upper Monterey Area Plan is developed, as called for in LUCE Program 8.2.2 (the area along Monterey from Santa Rosa to Pepper Street is located in the Downtown Core of the LUCE, while the Specific Planning Area for Upper Monterey extends all the way to Loomis near the Highway 101 on-ramp). Applicants may choose to take advantage of the Downtown development standards for more intensive development with approval from the Planning Commission with a finding that the project is consistent with t he standards for downtown core development. The Ordinance to modify the Zoning Map is included as Attachment C. North Broad Street Overlay Zone On September 23, 2015, the Planning Commission discussed and initiated a “S” overlay for the R-1 property located at 159 Broad Street. The application of the S-Overlay is part of the approved scope of work for this project. The Planning Commission recommends the S-Overlay also be applied to the C/OS portion of the property (the “remainder” parcel of the subdivision) after hearing public testimony. The S-Overlay zone provides for the protection of creek habitat, Packet Pg. 497 Item 17 wildlife corridors (i.e. as indicated in the Conservation and Open Space Element), and includes grading, compatibility with surrounding neighborhood, and fire safety development standards. The Ordinance to modify the Zoning Map is included as Attachment D. COMMUNITY ENGAGEMENT The project work program included a variety of public engagement opportunities for the public to provide input on how to implement LUCE policies through the Zoning Regulations and how to address other land use issues of interest to the community. Public engagement activities included: ƒStakeholder and resident interviews during February and March 2017 (more than 50 community members in group and one-on-one sessions) ƒChamber of Commerce presentations March 2017 ƒJoint City Council/Planning Commission study session on April 12, 2017 ƒDeveloper’s Roundtable presentations February and December 2017 ƒTwo community workshops (June 3, 2017 and May 3, 2018) ƒInformation presented to the Planning Commission at regularly scheduled meetings (total of 15 working sessions) ƒBicycle Advisory Committee hearing on December 14, 2017 ƒCity Council study session on April 10, 2018 ƒAirport Land Use Commission hearing on May 16, 2018 and June 26, 2018 ƒThree Planning Commission meetings devoted to the project in June 2018 From the engagement activities, City staff received many suggestions and support of proposed revisions that are incorporated into the draft regulations. Examples include (and described in greater detail in other sections of this staff report): ƒAccommodating tiny homes on wheels in the backyards of R-1 properties ƒSimplifying the regulation of land uses ƒEncouraging mobility mode shift ƒPromoting a broader array of home-based businesses and corner stores ƒAddressing climate change initiatives ƒProviding regulations to address neighborhood compatibility for infill development and edge conditions Copies of summary reports of the stakeholder interviews, study sessions, and workshops have been provided previously to the Planning Commission as well as the legislative draft ordinance (red line/track changes) are available on the City’s website: http://www.slocity.org/government/department-directory/communit y-development/planning- zoning/zoning/zoning-regulations-update DISCUSSION Key revisions made to the Zoning Regulations are as follows: 1) Restructured the document to improve ease of use 2) Simplified land use tables to consolidate similar uses (e.g., o ffices), reflect modern land use practices, and create flexibility over time 3) Created more objective standards for the review of multi-unit residential development and Packet Pg. 498 Item 17 mixed-use developments (in response to recent State law) 4) Created new development standards for the R-1 and R-2 zones to address neighborhood compatibility concerns outlined in LUCE policies 2.12 and 2.13 ƒEdge Conditions regulations for higher intensive zones adjacent to lower density zones ƒFAR limitations within the R-1 zone 5)Revised parking regulations for motor vehicles and bicycles to achieve the City’s 50 %mode shift objective and to provide more precise shared parking provisions ƒParking requirements revised to reflect ITE demand ƒBicycle parking reflective of square-footage rather than vehicle parking requirements ƒConsolidated parking reduction opportunities 6) Codified conditions routinely applied to specific uses (e.g., alcohol establishments, bed and breakfast establishments) 7) Clarified provisions for mixed-use developments and required usable and purposeful ground- floor commercial space for mixed-use developments 8) Included specific regulations to address the City’s current Climate Action Plan (CAP), with the understanding that the CAP is being updated and subsequent follow-up will likely be required (and that many CAP programs are implemented through avenues other than the Zoning Regulations) 9) Responded to policy direction from the City Council at the April 10, 2018 study session regarding: ƒRedefined density calculations ƒRegulations for rooftop uses ƒReviewed adequacy of alcohol outlet regulations ƒProvided tiny homes on wheels ƒConsolidated and streamlined the development review process Reorganization of the Zoning Regulations The first step taken to update the Zoning Regulations was to develop an outline indicating how the regulations would be restructured. The new structure is organized to respond to three key questions a person asks regarding property development potential; 1) How can I use my property in the zone in which it is located?Or in which zone can I establish a particular use? 3) What are the development standards and use regulations for my proposed use? 4) What permits are required, and how do I get them? The overall structure is as follows: ƒArticle 1: Enactment, Applicability, and Enforcement ƒArticle 2: Zones, Allowable Uses, and Development and Design Standards ƒArticle 3: Regulations and Standards Applicable to All Zones ƒArticle 4: Regulations for Specific Land Uses and Activities ƒArticle 5: Nonconformities ƒArticle 6: Permit Procedures ƒArticle 7: Administration of Zoning Regulations ƒArticle 8: Housing-Related Regulations ƒArticle 9: Definitions Packet Pg. 499 Item 17 Figure 1: Setback requirements for properties subject to Edge Conditions. Use Regulations Table 2-1 in the Zoning Regulations establishes use regulations for all zones in the City. Key revisions to Table 2-1 (previously known as Table 9) have focused on: ƒConsolidating office uses by collapsing seven office categories down to two ƒConsolidating several categories of retail uses based on size into two categories: General Retail and Large-scale Retail ƒEnsuring flexibility of uses in industrial and commercial zones to accommodate emerging markets and technologies ƒAllowing for schools to be established in the O, C-C, and C-S zones with a Conditional Use Permit ƒDefining and allowing handicraft manufacturing in most commercial zones ƒAllowing RV parks with a Conditional Use Permit in the C-T zone ƒAllowing for select uses currently permitted with a Use Permit to by allowed via Director’s Action provided they comply with codified performance standards in Article 4 Objective Standards for Review of Multi-Unit Residential and Mixed-use Developments In January 2018, several new State housing-related laws took effect to reduce the discretion of local governments to deny housing and mixed-use projects (consisting of at least two-thirds residential) that comply with objective development standards. In response, the City has amended the development standards to include clearer standards and more specific setback requirements, that address privacy concerns, and size, bulk and scale issues adjacent to lower- density neighborhoods, see Figure 1 (see Chapters 17.20 and 17.22 regarding the R-3 and R-4 zones and Article 3, Edge Conditions1). Mixed-use developments are required to adhere to the Edge Conditions standards in Article 3. Example of Edge Condition regulations include requiring the greater setbacks than the R-1 zone where non-R-1 properties abut an R-1 zone, including upper stories and restricting window and balcony placement facing R-1 zones, and locating trash collection areas to minimize impacts to adjacent R-1 zones. New standards provide greater upper story setbacks for structures that abut a creek setback 2, addressed in Article 3. 1 Zoning Regulations 17.70.050A Purpose.Where multi-unit residential zones or commercial zones are adjacent to lower intensity residential or open space zones, development shall incorporate elements in the site design and building design to soften its impact and to result in a compatible transition to the sensitive zone. 2 Zoning Regulations 17.70.030E.3 Edge Conditions. Additional Upper Story Setbacks. Where the zone allows more than two stories, an additional 10-foot step back (upper story building setback) shall be provided beginning at the third story level. The upper story step back shall be provided along all building elevations with creek-facing frontage. Packet Pg. 500 Item 17 New Standards for Neighborhood Compatibility LUCE Policies 2.12 and 2.133 call for sensitive and compatible infill development in Low- Density and Medium-Density (R-1 and R-2) residential areas. The updated Zoning Regulations use three approaches to achieve neighborhood preservation goals: 1) limiting building height to 25 feet (compared to the current allowance of up to 35 feet with an administrative use permit), 2) increasing setbacks based on building height (a sliding scale, with the setback increasing with each incremental increase in building height), and 3) applying floor-area ratio (FAR)4 standard to limit the total square footage of building permitted on a lot. The proposed FAR standard is 0.40, with up to 0.50 FAR permitted for single-story homes, greater second story setbacks, or lots under 5,000 sq. ft. Implementing the Climate Action Plan (CAP) As a Major City Goal, coordinated policy and program initiatives to implement climate actions are occurring in several Departments; the Climate Action Plan (CAP), Zoning Regulations Update, Community Choice Energy (CCE) , Power Purchase Agreements, the installation of EV Charging stations. A study session is scheduled on September 4, 2018 to review a draft ordinance to implement a CCE program. On September 18, 2018, the Council will review the CAP Update, including greenhouse gas (GHG) emission targets, commitment to CAP principles, and other climate action efforts. The City has historically been proactive regarding climate mitigation strategies and has adopted measures to reduce the City’s carbon footprint. Examples of these strategies include; requiring extensive tree canopy in parking lots (which reduces heat island effects and improves carbon sequestration), requiring wiring for electric vehicle charging stations in garages in new single- family homes, and requiring LEED Silver or equivalent development as an incentive in the C-D zone. Also, the State is moving forward with climate change initiatives, such as requiring solar installations on new development beginning in 2020, through building code requirements. The current CAP includes several policy directives that can be implemented now via the Zoning Regulations5. The Planning Commission reviewed a White Paper of possible implementation strategies and at the May 3rd community workshop, participants suggested additional strategies that should be included in the Zoning Regulations Update. 3 LUE 2.13 Neighborhood Compatibility. The City will consider new regulations for Low-Density and Medium- Density Residential areas, to require special review for (1) incompatibly large houses, (2) replacement or infill homes in existing neighborhoods… 4 Zoning Regulations 17.158.016. Floor Area Ratio (FAR).The net floor area of a building or buildings on a lot divided by the lot area. 5 Climate Action Plan. Transportation and Land Use Strategies.Strategies to reduce transportation-related GHG emissions focus on supporting alternative modes of travel, and making it easier for people to get to jobs, goods and services without traveling long distances in a vehicle. x TLU 2: Alternative Vehicles. Promote clean air vehicles (CAV), and expand the network of electric car charging stations and car-sharing parking spaces. x TLU 5: Land Use Diversity and Density. Encourage compact urban form and mixed-use developments. x TLU 7: Shared Parking. Reduce VMT and associated GHG emissions by further reducing parking requirements for land uses that share the same parking lot. x TLU 8: Reduce the Need for Commuting. Increase local housing options for workers in the community that include variety in location, type, size, tenure and style of dwellings. Packet Pg. 501 Item 17 Current, new and future strategies related to implementing the CAP through the Zoning Regulations Update and Building Code are shown in the following table: Examples of Current City Regulations Examples of Initiatives in the Updated Zoning Regulations Future Initiatives under CAP and/or Building Code ƒParking lot tree canopy ƒWiring for EVs in garages in new subdivisions ƒLEED Silver or equivalent in C-D zone ƒLarge development projects require green building and LID checklists ƒSolar access standards ƒPV solar collectors required for common use facilities for multi-unit housing of 20+ ƒWater-efficient landscaping standards ƒCorner stores in residential neighborhoods ƒMandatory tree planting for new development and tree removals ƒIncentive for net-zero energy for increase to the height in the C-D zone and PD overlay ƒTransportation Demand Management (TDM) program incentive for increased height in the C-D zone and PD overlay ƒExtending C-D zone standards to upper Monterey Street ƒAllowing car sharing spaces to be in required parking spaces ƒRequiring parking for EV in multi-family and commercial projects ƒUnbundled parking accommodation ƒRequirements for showers, lockers and changing rooms for large developments ƒReducing car parking requirements and increasing bike parking ƒAllow solar canopies in parking lots by waiving the tree planting requirement ƒEV parking requirements for substantial redevelopments and reconfigured parking lots in addition to new developments. ƒBuilding electrification ƒSolar installations in all new developments in 2020 (Title 24 update) ƒAllow small-scale renewable energy systems as part of any new development ƒNet zero energy requirements for new residential (Title 24 update) ƒBroader-based and formal TDM program aimed toward permanent preservation of open spaces ƒShared bike and electric scooter programs ƒSpecify minimum requirements for EV charger types and electric panel capacity ƒNet zero energy requirements for new nonresidential in 2022 (Title 24 update) ƒEnergy storage requirements ƒSwitch to electric buses. ƒSimplify permit process for solar power and rainwater recovery systems. ƒRequire events to be zero- waste. ƒAllow and encourage composting toilets. ƒRequire new construction require to include a water harvesting system. City Council Policy Direction During this update, City staff identified and discussed eight issue areas that required policy direction at the April 10, 2018 study session (at the meeting the Council provided direction for two additional issues): 1) Evaluate how density is calculated and consider changes to implement LUCE objectives 2) Encourage flexible density in Downtown (discussed further under section: Planned Packet Pg. 502 Item 17 Subsequent Zoning Regulations Amendments) 3) Consider regulation of rooftop uses 4)Review adequacy of the City’s alcohol outlet regulations 5) Consider tiny homes on wheels 6) Remove barriers to the construction of accessory dwelling units (ADUs) 7) Consolidate and streamline the development review process 8) Update the parking regulations to reflect modern practices and mode shift objectives 9) Conditionally allow schools in more zones within Table 9 (addressed in Table 9 “Allowed Uses Per Zone” within Article 2) 10)Explore land use regulations for micro business within residential districts The items listed above (excluding items 2 & 9) are summarized below to update the Council on the changes made per the direction from the study session. Calculating Density The LUCE contains policies for future revisions to development standards to appropriately address student housing preferences in multiple-family zones near Cal Poly and to evaluate alternatives to the current maximum densities allowed in residential zones 6. At the Council study session, staff proposed a revision to the City’s bedroom density-based approach and establish a minimum density unit count in multi-unit zones. The Council supported the concept, which will allow at least two units (a unit being defined as one two-bedroom unit) in a R-2 zone regardless of the lot size, and similar for R-3 and R-4 lots (a minimum of three and four units, respectively). This will modify the current situation whereby a R-2 property cannot achieve the same density as a R-1 property (a three-bedroom home may not be allowed on a small R-2 property, while it is allowed by right in the R-1 zone). These revisions are incorporated into the Zoning Regulation Update, addressed in Article 3. As directed by the Council at the April 2018 study session, the Downtown will be evaluated for flexible, higher density projects with residential units under 600 sq. ft. As discussed below under Subsequent Amendments section of this report, staff will return with specific Zoning Regulations amendments after further traffic and environmental review has been completed. Rooftop Uses At the study session, the Council agreed that rooftop uses are appropriate and desirable, if the regulations include sufficient controls to avoid potential impacts, including compliance with privacy concerns and the City’s Noise Ordinance. The regulations are addressed in Article 3 and include performance standards, such for lighting, noise, and hours of operation. Alcohol Outlet Regulations The Council indicated that the current regulations adequately address alcohol outlets. To more 6 LUE 2.15. Residential Densities.The City will evaluate alternatives to the current maximum number of dwelling units per acre (based on bedroom count) and height, parking, and setback standards, to regulate residential building intensity, and bulk and mass. Floor area limits will be considered. Packet Pg. 503 Item 17 fully implement Policy 4.32 7, Article 4 in the Zoning Regulations Update includes specific criteria for Use Permits by incorporating the late-night alcoho l standard conditions of approval (developed during the Alcohol Outlet Amendments process). These operational standards include noise control, hours of operation, employee training, security, and compliance with the proper ABC (Alcoholic Beverage Control) license. Tiny Homes on Wheels Tiny homes have been a policy focus area in the Housing Major City Goal. The scope of work developed for the Zoning Regulations Update included specific outreach and discussion about how to evaluate whether tiny homes and in particular, tiny homes on wheels should be regulated in the City. Staff has focused on how existing regulations should be revised to accommodate tiny homes on wheels in backyards of single-family homes as a temporary housing alternative. The critical issues for tiny homes on wheels centers around how to address basic health and public safety considerations such as wastewater connections/disposal, electric power/natural gas provision, and potable water. Lastly, the location of tiny homes on wheels is a significant issue in terms community and neighborhood compatibility. The Council considered these issues at the study session and gave direction for the concerns to be addressed in a manner that would allow tiny homes on wheels to be established in the back yards of R-1 lots. New regulations are included in Article 4 and do not require a separate meter or connection to all utility systems if the applicant can prove provisions of safe and sanitary conditions. A building permit is required for the utility hook ups and to document the tiny home location. The building permit will be the lowest level and cost of permit and include a requirement for a covenant agreement to ensure owner occupancy and allow for an annual review/inspection of the property. Remove Barriers to Accessory Dwelling Units (ADUs) At the April 2018 study session, the Council did not direct any changes to the recently adopted ADU Ordinance. There was public testimony at the study session about the importance of the owner occupancy requirement, particularly for protection of the R-1 single-family neighborhoods. The City Council discussion confirmed the importance of the owner occupancy requirement and since the study session. More Efficient Development Review Processes As reviewed by the Council at the study session, staff proposes to consolidate the multitude of current review processes into three processes for project review ƒTier I – Director’s Action: An administrative (staff-level) process that includes a legal ad and posting of the property, but no public hearing unless the Director determines it is warranted (currently referred to as several different terms). ƒTier II – Director’s Hearing: Action at the Director level that includes a public notice and a hearing conducted by the applicable advisory body or review authority. This would include, for example, Development Review - Moderate, Minor Use Permits, Variances, and any development standard exceptions as requiring a Director’s Hearing. ƒTier III –Planning Commission Permits and Actions: A permit or project review 7 LUE 4.32 Use Permit Requirements.The City shall incorporate into its zoning regulations specific criteria for evaluating use permits for bars/taverns, night clubs and late night drinking establishments. Packet Pg. 504 Item 17 requiring Planning Commission action involving public notice and a hearing. New application types have been introduced as Development Review (Minor, Moderate, or Major) for projects that require architectural review: Tier I –Development Review Minor a. Small residential development projects b. Minor additions or alterations to existing structures Tier II –Development Review Moderate a. Residential developments with up to 10 units b. Nonresidential development of up to 10,000 gross square feet of new construction c. Hillside development Tier III –Development Review Major a. Residential developments with more than 10 units b. Nonresidential development of more than 10,000 gross square feet of new construction c. All new development and significant additions in the C-D zone d.All projects requiring an EIR Packet Pg. 505 Item 17 The revised process allows the Architectural Review Commission (ARC) to focus on architecture and design as covered in the Community Design Guidelines. The current policy framework sometimes requires the ARC to make environmental CEQA determinations which are by best practice more appropriate for the Planning Commission. The ARC (and Cultural Heritage Committee) will continue to conduct public hearings and these hearings will be held after the project is deemed complete. The decisions of the ARC will be forwarded in the form of a recommendation to the Planning Commission or Community Development Director, depending upon the project tier. These process changes are anticipated to increase review efficiency by reducing the number of multiple discretionary decisions and appeals for a single project. Also, this revised process will be less confusing to the public and applicant since all components of the project’s entitlement will be consolidated into one linear process, as opposed to bifurcated hearings and decisions with separate advisory bodies. Parking Regulations LUCE policy calls for a gradual move toward reduced use of private cars and trucks, with a goal of a 50 percent travel mode shift to biking, walking, and use of transit and other shared services. The CAP establishes a framework through immediate and future actions to substantially reduce greenhouse gas emissions. Encouraging and accommodating use of electric vehicles are a key means to reduce emissions since transportation sector is the largest generator of emissions. Thus, efforts for the Zoning Regulations Update have focused on the parking regulations that: 1) generally reduce the amount of parking required for new development, 2) encourage shared parking, 3) require and promote increased parking for bicycles, and 4) require facilities for electric vehicle parking/recharging equipment. As directed at the Council study session, the parking requirements have been adjusted to be more consistent with the Institute of Transportation Engineers (ITE) standards and rely on a project- specific parking study for a parking reduction instead of the six possible scenarios under the current Zoning Regulations for parking reductions. This will result in more specific information and better decision making by determining the actual impacts of a parking reduction based on the unique circumstances of a particular project. The updated parking standards are contained in Article 3. Home-Based Businesses and Neighborhood Commercial Uses At the May 3, 2018 community workshop, a station was provided to introduce more intensive home-based businesses in residential neighborhoods, as well as where neighborhood commercial uses are currently allowed to provide increased walkability of residential areas (in response to Council direction from the study session). These changes have been addressed in Article 4 under the Home Occupation regulations and include reduced standards for customer visitation, employees, hours of operation, and recognition of uses such as cottage food operation and personal services, intended to be compatible with residential neighborhoods. Parking requirements have been decreased for neighborhood uses, particularly to accommodate a corner deli and the definition of a convenience store was broadened to include sales of fresh meat and produce. Packet Pg. 506 Item 17 PLANNED SUBSEQUENT ZONING REGULATIONS AMENDMENTS Planning staff has identified additional amendments to the Zoning Regulations to pursue following the adoption of this update. The purpose for these follow-up amendments as subsequent tasks are explained below. Downtown Density During the process of preparing the comprehensive update, staff investigated the option for implementing LUCE policy 4.28, which calls for allowing variable residential densities as a key strategy to encourage and increase housing production in the Downtown. Staff proposed an approach to eliminate any density standards for units 600 square feet and smaller. The City Council expressed support of this approach during the public hearing process. However, because the LUCE EIR did not address the potential impacts associated with the possible level of housing production associated with this policy change, staff determined that more in-depth policy and CEQA investigation is required before any action can occur. Staff determined the scope of work for the traffic study, including the methodology and downtown build-out scenarios. Staff anticipates returning to the Council in March 2019 upon completion of the traffic report and environmental analysis. Special Considerations (S) Overlay The S-Overlay zone provides a means to protect unique, environmentally sensitive and/or neighborhood conditions on properties citywide. Each S-Overlay is unique to site-specific conditions, which are documented in the individual ordinances for each overlay. The current Zoning Regulations (Chapter 17.56) provide limited guidance as to how to review projects subject to an overlay and do not indicate where S-Overlays have been applied. The updated S- Overlay provisions (Article 2) somewhat remedy these conditions by establishing required findings to protect the resources/conditions identified in each S-Overlay. However, the updated provisions do not identify each S-Overlay area, nor does the existing Zoning Map assign a unique S-Overlay identification number to each one. As a follow-up task, staff will develop a consistent system for tracking the S-Overlays and identifying them on the Zoning Map. Airport Overlay Zone After adoption of the LUCE, the City Council approved Ordinance 1610 (2014 Series) establishing the Airport Overlay Zone (AOZ) in response to LUCE Programs 17.16 and 17.17. The purpose of the AOZ is to ensure that all land uses within the zone are consistent with State and Federal laws and to ensure that land uses within the AOZ are compatible with the existing and future airport operations. City staff has been working with County ALUC (Airport Land Use Commission) staff to ensure that the new Zoning Regulations are consistent with the Airport Land Use Plan (ALUP). On May 16, 2018, the ALUC continued the matter to June 13th to allow the County and City staff more time to identify any inconsistencies of the Zoning Regulations with the ALUP regarding land uses, definitions, and noise policies. On June 26th, the City withdrew its referral to the ALUC by confirming with the Commission and County staff that no changes to the Zoning Regulations affecting the AOZ or density within the Airport Safety Areas will be proposed at this time. Packet Pg. 507 Item 17 Instead, the City pledged to actively participate with the County to update the ALUP in a timely manner. After the ALUP is updated, the City will refer the Zoning Regulations to the ALUC to gain a consistency determination within the areas of the City affected by airport operations. CONCURRENCES Updating the Zoning Regulations is a City team effort. The City Attorney’s office has been regularly involved in the Update since the project’s inception. The Public Works, Utilities, and Administration Departments, including Natural Resources, provided subject matter expertise. ENVIRONMENTAL REVIEW On September 16, 2014, the City Council certified the Land Use and Circulation Element (LUCE) Final Program Environmental Impact Report (EIR) (State Clearinghouse Number 2013121019) and adopted findings and a statement of overriding considerations pursuant to the California Environmental Quality Act (CEQA). The LUCE EIR is available for view online: http://www.slocity.org/government/department- directory/community-development/planning-zoning/general-plan The final Resolution, CEQA Findings, and Statement of Overriding Considerations is available for view online: http://opengov.slocity.org/weblink/1/doc/26033/Page1.aspx The LUCE EIR analyzed the environmental impacts of future changes that would reasonably occur with implementation of the LUCE. In accordance with CEQA and the State CEQA Guidelines, preparation of a Negative Declaration (ND) may occur if the City, as lead agency, finds that there is no evidence that the Project would not have a significant effect on the environment. Such a determination can be made only if “there is no substantia l evidence, in light of the whole record before the lead agency, that such an effect may occur (Section 21080 (c), Public Resources Code). State CEQA Guidelines Section 15152 (Tiering) allows an EIR or ND to tier from the environmental analysis of an earlier EIR or ND as follows: “Tiering refers to using the analysis of general matters contained in a broader EIR with later EIRs and negative declarations on narrower projects; incorporating by reference the general discussions from the broader EIR; and concentrating the later EIR or negative declaration solely on the issues specific to the later project….Tiering is appropriate when the sequence of analysis is from an EIR prepared for a general plan, policy or program to an EIR or negative declaration for another plan, policy, or program of lesser scope, or to a site-specific EIR or negative declaration.” Additionally, according to State CEQA Guidelines Section 15168(c) (Program EIR, Use with Later Activities), a Program EIR can be used in compliance with CEQA to address the effects of a subsequent activity so long as the activity is within the scope of the project covered by the Program EIR (such as the LUCE EIR) and no new effects are found and no new mitigation measures would be required. Pursuant to CEQA, the City prepared an Initial Study/Negative Declaration (IS/ND) to evaluate the potential environmental effects of the proposed Zoning Regulations Update. This IS/ND Packet Pg. 508 Item 17 addresses all environmental issues listed in Appendix G of the State CEQA Guidelines. As the Zoning Regulations Update is consistent with the 2014 LUCE, the IS/ND tiers with and incorporates, by reference, the City’s previously certified Program Environmental Impact Report [EIR] (September 2014) prepared for the LUCE pursuant to State CEQA Guidelines Sections 15150 (Incorporation by Reference),15152 (Tiering), and 15168 (Program EIR). The 30-day public review period for the IS/ND ran from June 20, 2018 to July 19, 2018 and no public or agency comments were received, with the exception of agenda correspondence received for the June 27, 2018 Planning Commission hearing. As directed by the Planning Commission, minor text and formatting amendments are incorporated into the Initial Study / Negative Declaration (IS/ND) in order to clarify the use of the IS/ND in relation to the LUCE Program EIR 8, to provide additional source information, and to specifically reference specific performance standards regulated by the Municipal Code. Such minor amendments are indicated by underlined and italicized text and these clarifications do not include any substantial revisions and do not change the analysis or conclusions of the publicly circulated IS/ND. Based on comments and direction received by the Planning Commission on June 27, 2018, minor amendments have been made to the IS/ND in order to clarify the use of the IS/ND in relation to the LUCE Program EIR, and to provide additional source informat ion. As documented in the revised IS/ND, these clarifications do not include any substant ial revisions and do not change the analysis or conclusions of the publicly circulated IS/ND. The Planning Commission recommended that the City Council adopt the IS/ND, inclusive of these minor clarifications. The Draft Zoning Regulations Update would make revisions, addit ions, corrections and clarifications to various sections of the Zoning Regulations to ensure consistency with and successful implementation of the LUCE, as described in this agenda report. Future land uses allowed pursuant to the Draft Zoning Regulations would be subject to further entitlement review and project-specific use, development, and design standards as required by the Zoning Regulations, as updated. Additionally, future land uses would be subject to review on a project- specific basis to determine compliance with CEQA. If necessary, project-level CEQA review will be required to determine project-specific impacts. Evaluation of future project-level impacts would be too speculative to include in the IS/ND; State CEQA Guidelines Section 15145 (Speculation) states that “If after thorough investigation, a Lead Agency finds that a particular impact is too speculative for evaluation, the agency should note its conclusion and terminate discussion of the impact”. Based on the analysis provided within the Initial Study/Negative Declaration, the City has concluded that adoption of the Zoning Regulations Update would not result in new significant impacts on the environment that have not been previously examined or adequately addressed in the LUCE EIR. No new mitigation measures would be required, and mitigation measures that were adopted for the LUCE EIR continue to remain applicable, as such measures were incorporated into the General Plan following City Council’s adoption of the LUCE. 8 Attachment A. Exhibit A. Refer to IS/ND page 9, Coversheet Item #13. Use of this Initial Study as a tiered document and additional formatting throughout the IS/ND Packet Pg. 509 Item 17 FISCAL IMPACT When the General Plan Update was adopted in 2014 it was accompanied by a Fiscal Impact Report prepared by Applied Development Economics, Inc. The purpose of the report was to determine if the City’s General Plan Land Use Element was fiscally balanced, or if the demand for services created by new residences, for example, would outpace the ability of new revenues to support the cost of those services.The report concluded that the City’s General Plan was fiscally balanced and that new revenues expected from property tax, sales tax, and transient occupancy tax, as examples, would provide sufficient resources for the City to cover its costs, such as for public safety, parks and recreation, and general government administration. This study was not updated as part of the Zoning Regulations Update because there are no changes proposed that were not anticipated as part of the prior report. The Zoning Regulations Update is an implementation measure of the Land Use Element update, and therefore is expected to have a neutral fiscal impact. ALTERNATIVES 1.Modify the Proposed Ordinances –The Council may make modifications to the proposed Ordinances for staff to incorporate into the final documents. 2.Continue Consideration of Ordinances to a Future Date –The Council could direct staff to conduct additional research on one of more of recommended ordinance components. The Council should provide direction to staff if this alternative is chosen. 3.Direct Staff not to Move Forward with Changes to the Zoning Regulations –The Council could decide to direct staff to focus on other priorities and not pursue changes to the Zoning Regulations at this time. This alternative is not recommended because this is the culmination of an 18-month work effort and the Council approved the scope and budget on July 5, 2016 to update the Zoning Regulations to implement the LUCE. Attachments: a - Draft Ordinance b - Council Reading File - Exhibit A to Attachment a (Initial Study) c - Council Reading File - Exhibit B to Attachment a (Zoning Regs) d - CODE-1630-2018 (Ordinance 1130 modifications) e - Draft Ordinance - RZ-1628-2018 (D overlay) f - Exhibit A to Attachment e (Map) g - Draft Ordinance - RZ-1629-2018 (Bressi Rezone) h - Exhibit A to Attachment g (Map) i - LUCE Policy Implementation Table Packet Pg. 510 Item 17 ORDINANCE NO. _____ (2018 SERIES) AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA REPEALING AND REPLACING TITLE 17 OF THE MUNICIPAL CODE (ZONING REGULATIONS) TO IMPLEMENT THE LAND USE AND CIRCULATION ELEMENT (LUCE), CLARIFY AND ADVANCE CITY GOALS AND POLICIES, PROVIDE INTERNAL CONSISTENCY, AND TO RE-ORGANIZE THE ZONING CODE, INCLUDING THE ADOPTION OF A NEGATIVE DECLARATION OF ENVIROMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED JUNE 27, 2018 (ZONING REGULATIONS, GENP-0327-2017) WHEREAS,the City Council of the City of San Luis Obispo conducted a series of public hearings in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California on October 21, 2014, December 2, 2014, and December 9, 2014, for the purpose of final adoption of the Land Use and Circulation Element update project (LUCE) Resolution No. 10586 (2014 Series); and WHEREAS, on July 5, 2016, the City Council reviewed the Zoning Regulations Update scope of work, approved the project budget, and authorized issuance of a Request for Proposals (RFP) for consultant services; and WHEREAS,the City Council and Planning Commission of the City of San Luis Obispo conducted a joint public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California on April 12, 2017, for the purpose of providing direction to the Community Development staff on particular issues to address during the Zoning Regulations Update process; and WHEREAS,the City Council of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California on April 10, 2018, for the purpose of providing policy direction regarding key issues; and WHEREAS,the Planning Commission of the City of San Luis Obispo conducted a series of regular public hearings in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California from August 23, 2017, through May 23, 2018 and final hearings on June 13, 2018, June 14, 2018, and June 27, 2018, for the purpose of recommending amendments to Title 17 of the Municipal Code to implement the LUCE; and WHEREAS,City staff has conducted extensive public outreach in the form o fnews releases, stakeholder interviews, regularly scheduled public hearings with the Planning Commission, and two community workshops held on June 3, 2017 and May 3, 2018; and WHEREAS,after review of the information gathered by staff during public outreach and public hearings, staff recommends the draft amendments to Tile 17 of the Municipal Code. Packet Pg. 511 Item 17 Ordinance No. _____ (2018 Series) Page 2 O ______ NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of San Luis Obispo as follows: SECTION 1.Findings. Based upon all the evidence, the Commission makes the following finding: 1. The Zoning Regulations Update comprehensively implements many policies and programs of the LUCE. As represented in the staff report, additional follow up actions are needed in order to further implement LUCE policies and programs not addressed by this Zoning Code Update. 2. The proposed amendments to Title 17 will not cause significant health, safety, or welfare concerns, since the amendments are consistent with the General Plan and directly implement City goals and polices. SECTION 2. Environmental Review. Pursuant to CEQA, the City prepared an Initial Study/Negative Declaration (IS/ND) to evaluate the potential environmental effects of the proposed Zoning Regulations Update, as set forth in Exhibit A. This IS/ND addresses all environmental issues listed in Appendix G of the State CEQA Guidelines. As the Zoning Regulations Update is consistent with the 2014 LUCE, the IS/ND tiers with and incorporates, by reference, the City’s previously certified Program Environmental Impact Report [EIR] (September 2014) prepared for the LUCE pursuant to State CEQA Guidelines Sections 15150 (Incorporation by Reference),15152 (Tiering), and 15168 (Program EIR). The 30-day public review period for the IS/ND ran from June 20, 2018 to July 19, 2018 and no public or agency comments were received. Based on the analysis provided within the IS/ND, the City has concluded that adoption of the Zoning Regulations Update would not result in new significant impacts on the environment that have not been previously examined or adequately addressed in the LUCE EIR. No new mitigation measures would be required, and mitigation measures that were adopted for the LUCE EIR continue to remain applicable, as such measures were incorporated into the General Plan following City Council’s adoption of the LUCE. SECTION 3. Action. The City Council hereby repeals and replaces, in its entirety, Title 17 (Zoning) of the San Luis Obispo Municipal Code as set forth in Exhibit B attached hereto and incorporated herein. SECTION 4. Severability.If any subdivision, paragraph, sentence, clause, or phrase of this Ordinance is, for any reason, held to be invalid or unenforceable by a court of competent jurisdiction, such invalidity or unenforceability shall not affect the validity or enforcement of the remaining portions of this Ordinance, or any other provisions of the city's rules and regulations. It is the city' s express intent that each remaining portion would have been adopted irrespective of the fact that any one or more subdivisions ,paragraphs, sentences, clauses, or phrases be declared invalid or unenforceable SECTION 5.A summary of this ordinance, together with the names of Council members voting for and against, shall be published at least five (5) days prior to its final passage, in The Packet Pg. 512 Item 17 Ordinance No. _____ (2018 Series) Page 3 O ______ Tribune, a newspaper published and circulated in this City. This ordinance shall go into effect at the expiration of thirty (30) days after its final passage. INTRODUCED on the ___ day of ___, 2018, AND FINALLY ADOPTED by the Council of the City of San Luis Obispo on the ___ day of ___, 2018, on the following vote: AYES: NOES: ABSENT: ____________________________________ Mayor Heidi Harmon ATTEST: ____________________________________ Teresa Purrington City Clerk APPROVED AS TO FORM: _____________________________________ J. Christine Dietrick City Attorney IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of San Luis Obispo, California, this ______ day of ______________, _________. ______________________________ Teresa Purrington City Clerk Packet Pg. 513 Item 17 O ______ ORDINANCE NO. _____ (2018 SERIES) AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, AMENDING ORDINACE NO. 1130 (1989 SERIES), MODIFYING THE DESIGN CRITERIA, SECTION 5 (CODE- 1630-2018; SOUTH SIDE OF MONTEREY STREET BETWEEN 103 AND 2223 MONTEREY, INCLUSIVE) WHEREAS,on February 7, 1989, the City Council of the City of San Luis Obispo adopted Ordinance 1130, amending the official zoning map from C-T to C-T-S for properties on the south side of Monterey Street between 1603 and 2223 and amending the official zoning map to expand the C/OS-5 zone along San Luis Creek Drive between Monterey Street and San Luis Drive; and WHEREAS,Ordinance 1130 (1989 Series) established design criteria for any new development or use or expansion of any existing development or use within the C-T-S zone; and WHEREAS,the Land Use Element of the City’s General Plan, Program 8.3, calls for the City to review and update Ordinance 1130 and involve residents to ensure that neighborhood concerns are addressed; and WHEREAS,City staff has coordinated review of possible changes to Ordina nce 1130 with residents of the adjacent San Luis Drive neighborhood; and 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 June 27, 2018 for the purpose of considering amendments to ordinance NO. 1130; and WHEREAS,the amendments were scheduled to be considered at regular, duly noticed meeting of the City Council on August 21, 2018. NOW, THEREFORE, BE IT ORDAINED by the Council of the City of San Luis Obispo as follows: SECTION 1.Environmental Review. Based upon all the evidence, the Planning Commission recommends that the City Council adopt the Initial S tudy / Negative Declaration as prepared for the comprehensive Zoning Regulations Update (GENP-0327-2018). The initial study addresses all environmental issues listed in Appendix G of the State CEQA Guidelines, and tiers with and incorporates, by reference, the Land Use and Circulation Element Final Program Environmental Impact Report pursuant to State CEQA Guidelines Sections 15150 (Incorporation by Reference), 15152 (Tiering), and 15168 (Program EIR). SECTION 2.Action. The City Council of San Luis Obispo herby amends the Ordinance 1130 to replace the design criteria (previously referred to as Section 5) with following criteria described below. Packet Pg. 514 Item 17 Ordinance No. _____ (2018 Series) Page 2 O ______ SECTION 3.Land Use and Design Criteria. That any new development or use or expansion of any existing development or use approved after the effective date of this ordinance shall be subject to the following design criteria: 1. All new structures approved after adoption of this ordinance shall be setback a minimum 20 feet from the existing top of creek bank or edge of riparian vegetation, whichever is farther from the creek flow line (subsequently called the “creek setback reference line”). The setback area may be occupied by landscaping and fencing. No new facilities for parking, active recreation or noise generating equipment may occupy the creek setback area. 2. The number and size of building openings facing the creek shall be minimized. Windows shall be no larger than the minimum required by public safety. Glazing shall not reflect sunlight toward the creek nor allow internal lighting to shine toward the creek. Balconies and/or attendant doors are prohibited. 3. Screening shall be provided between the buildings and the creek which may include fencing, decorative walls and landscaped berms, said screening shall at a minimum include restoration and enhancement of the creekside vegetation, and shall also be designed and built so as to block view corridors of the building visible from residential neighbors. 4. Lighting between the buildings and the creek shall be limited in intensity and scale to the minimum necessary for security and identification and shall be designed so as not to shine offsite. 5. The expansion or redevelopment of properties shall make maximum use of common driveways. 6. All new uses must be found by the Planning Commission to be compatible with the riparian habitat and adjacent residential uses, considering such variables as light and glare, privacy, noise and traffic. In all cases, uses shall be adequately buffered from the creek and adjacent residences in a manner which mitigates potential offsite impacts. 7. Noise generating uses such as parking and active outdoor recreation uses, such as swimming pools, outdoor bars, and gathering areas shall be located on the interior of the site, using buildings as a buffer. 8. All drainage to the creek shall be directed in a manner which does not erode the creekbank, harm the creekside vegetation or degrade the quality of the creek and its riparian habitat. Appropriate systems may include the use of debris and rubbish screens, oil and grease traps and erosion control/energy dissipaters subject to the approval of the City Engineer and the State Department of Fish and Wildlife. 9. Building height shall be restricted as follows: a) Between 20 and 50 feet, of the creek setback reference line, maximum height shall be 25 feet. Packet Pg. 515 Item 17 Ordinance No. _____ (2018 Series) Page 3 O ______ b) Between 50 and 80 feet of the creek setback reference line, maximum height shall be 35 feet. c) Beyond 80 feet from the creek setback reference line, maximum height shall be 45 feet. 10. Grading within the creek setback area shall be limited to that necessary to stabilize the creekbank and to accommodate landscaping, and shall be done in a manner which does not increase erosion of the creekbank or result in the removal of or significant damage to creekside vegetation. 11. As a condition of every new use established or expansion of existing use, that portion of a commercial lot which lies within the C/OS-5 zone shall be dedic ated as a perpetual open space easement. 12. In special circumstances, the Planning Commission may lower the height and/or increase the setback standards established by this ordinance. 13. The revised C/OS-5 boundary and design criteria contained in this ordinance shall be recorded and referenced on the title of all affected parcels. 14. The creekside setback area and/or the area beneath the high berm on the creekside shall not be used for a public or urban trail. 15. Any structure that functions primarily as a conference or convention center shall not be allowed. Meeting and conference rooms ancillary to other approved uses are allowed. Rooms whose primary use is for social gatherings (ballrooms, etc.) shall not be located creekside. 16. Openings associated with and resulting from underground, ground, or above ground parking, oriented toward the creek or that occur on the sides of the structures within 100 feet of the creek setback reference line are prohibited. 17. During all stages of planning and building, design and engineering plans and over-the- counter- changes to the approved plans and permit shall be a matter of public record (as defined in California Government Code Section 6520), shall be noted on the official packet of material, and shall be readily available to the public upon demand. 18. Any new proposal or significant alteration to an existing development shall be subject to a use permit approved by the Planning Commission. In approving a use permit, the Planning Commission shall find that the proposed conforms to all the criteria listed in Section 3. SECTION 4. Severability.If any subdivision, paragraph, sentence, clause, or phrase of this Ordinance is, for any reason, held to be invalid or unenforceable by acourtof competent jurisdiction, such invalidity or unenforceability shall not affect the validity or enforcement of the remaining portions of this Ordinance, or any other provisions of the city' s rules and regulations.It is the city' s express intent that each remaining portion would have been Packet Pg. 516 Item 17 Ordinance No. _____ (2018 Series) Page 4 O ______ adopted irrespective of the fact that any one or more subdivisions ,paragraphs, sentences, clauses, or phrases be declared invalid or unenforceable SECTION 5.A summary of this ordinance, together with the names of Council members voting for and against, shall be published at least five (5) days prior to its final passage, in The Tribune, a newspaper published and circulated in this City. This ordinance shall go into effect at the expiration of thirty (30) days after its final passage. INTRODUCED on the ___ day of ___, 2018,AND FINALLY ADOPTED by the Council of the City of San Luis Obispo on the ___ day of ___, 2018, on the following vote: AYES: NOES: ABSENT: ____________________________________ Mayor Heidi Harmon ATTEST: ____________________________________ Teresa Purrington City Clerk APPROVED AS TO FORM: _____________________________________ J. Christine Dietrick City Attorney IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of San Luis Obispo, California, this ______ day of ______________, _________. ______________________________ Teresa Purrington City Clerk Packet Pg. 517 Item 17 O ______ ORDINANCE NO. _____ (2018 SERIES) AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, AMENDING THE CITY’S ZONING MAP TO DESIGNATE AN APPROXIMATELY 15.8 ACRE PORTION OF THE C-R ZONE IN THE DOWNTOWN CORE, THE 1100 BLOCK OF HIGUERA STREET AND THE 1100 THROUGH 1300 BLOCK OF MONTEREY, AS C- R-D, RETAIL COMMERCIAL WITH A DOWNTOWN OVERLAY, ZONE, TO ALLOW FOR DOWNTOWN COMMERCIAL DEVELOPMENT STANDARDS (HEIGHT, FLOOR AREA RATION, AND PARKING REQUIREMENTS) WITH PLANNING COMMISSION APPROVAL (RZ- 1628-2018) 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 June 27, 2018; and WHEREAS,said public hearing was held for the purpose of formulating and forwarding recommendations to the City Council of the City of San Luis Obispo regarding amending the zoning map; and WHEREAS,the amendments were scheduled to be considered at regular, duly noticed meeting of the City Council on August 21, 2018. NOW, THEREFORE, BE IT ORDAINED by the Council of the City of San Luis Obispo as follows: SECTION 1.Environmental Review. Based upon all the evidence, the Planning Commission recommends that the City Council adopt the Initial S tudy / Negative Declaration as prepared for the comprehensive Zoning Regulations Update (GENP-0327-2018). The Initial Study addresses all environmental issues listed in Appendix G of the State CEQA Guidelines, and tiers with and incorporates, by reference, the Land Use and Circulation Element Final Program Environmental Impact Report pursuant to State CEQA Guidelines Sections 15150 (Incorporation by Reference), 15152 (Tiering), and 15168 (Program EIR). SECTION 2.Findings. Based upon all the evidence, the Council makes the following findings: 1.The proposed “D” overlay zoning is intended to implement the vision of the Downtown and the community’s center as articulated in the General Plan Land Use Element within the Downtown Core, subject to Chapter 17.54 of the Zoning Regulations. SECTION 3.Action. The City Council of San Luis Obispo herby amends the City’s Zoning Map to designate an approximately 15.8-acre portion of the C-R zone in the downtown core, the 1100 block of Higuera Street and the 1100 through 1300 block of Monterey Street, as C- R-D, Retail Commercial with a Downtown Overlay, zone, to allow for Downtown Commercial Packet Pg. 518 Item 17 Ordinance No. _____ (2018 Series) Page 2 O ______ development standards (height, floor area ration, and parking requirements) with Planning Commission approval. SECTION 4. Severability.If any subdivision, paragraph, sentence, clause, or phrase of this Ordinance is, for any reason, held to be invalid or unenforceable by acourtof competent jurisdiction, such invalidity or unenforceability shall not affect the validity or enforcement of the remaining portions of this Ordinance, or any other provisions of the city' s rules and regulations.It is the city' s express intent that each remaining portion would have been adopted irrespective of the fact that any one or more subdivisions ,paragraphs, sentences, clauses, or phrases be declared invalid or unenforceable SECTION 5.A summary of this ordinance, together with the names of Council members voting for and against, shall be published at least five (5) days prior to its final passage, in The Tribune, a newspaper published and circulated in this City. This ordinance shall go into effect at the expiration of thirty (30) days after its final passage. INTRODUCED on the ___ day of ___, 2018,AND FINALLY ADOPTED by the Council of the City of San Luis Obispo on the ___ day of ___, 2018, on the following vote: AYES: NOES: ABSENT: ____________________________________ Mayor Heidi Harmon ATTEST: ____________________________________ Teresa Purrington City Clerk APPROVED AS TO FORM: _____________________________________ J. Christine Dietrick City Attorney IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of San Luis Obispo, California, this ______ day of ______________, _________. Packet Pg. 519 Item 17 Ordinance No. _____ (2018 Series) Page 3 O ______ ______________________________ Teresa Purrington City Clerk Packet Pg. 520 Item 17 O O C-C O O C-R O C-R O C-D O C-R O C-R C-R C-R C-R R-3 R-2 R-2-H R-3-H R-2-H R-3-H C-D R-3-H C-R R-2 O-H O R-3-H C-R R-2-H O R-2-H O-S PF R-2 PF O R-3 R-2 C-D-H R-2-H O-S C-D R-3 O R-2-H R-2 R-2 TORO PALM MARS H HIGU E R A JO HN SO N MON T E R E Y MILL PEPPERSANTA ROSA Exhibit - A RZ-1628-2018 Rezone from C-R to C-R-D ¯ Packet Pg. 521 Item 17 O ______ ORDINANCE NO. _____ (2018 SERIES) AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, AMENDING THE CITY’S ZONING MAP TO DESIGNATE APPROXIMATELY 20.2 ACRES WITHIN THE R-1 AND C/OS-20 ZONES ON THE WEST SIDE OF BROAD STREET, SOUTH OF SERRANO DRIVE, AS R-1-S, LOW-DENSITY RESIDENTIAL ZONE AND C/OS-S-20, CONSERVATION/OPEN SPACE WITH A SPECIAL CONSIDERATIONS OVERLAY (RZ-1629-2018; 159 & 161 BROAD STREET AND 141 BRESSI PLACE) WHEREAS,the Planning Commission of the City of San Luis Obispo, conducted a public hearing on September 23, 2015, to review of Minor Subdivision 32-14 and identified concerns related to possible future development on the remainder parcel of the subdivision, the property known as 159 & 161 Broad Street and associated adjacent propert ies previously known as Bressi Ranch; and WHEREAS,the Planning Commission requested that staff evaluate the possibility of designated the area as a sensitive site and adding a special consideration overlay to the properties, to ensure impacts related to hillside development, identified wildlife corridor, and creek protection are properly evaluated for any proposed new development; and 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 June 27, 2018; continuing the project to July 11, 2018 to revise the project to include the C/OS-20 portions of the property; and 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 July 11, 2018 for the purpose of considering amendments to the City’s Zoning Map to designate approximately 20.2 acres within the R-1 and C/OS-20 zones on the west side of Broad street, south of serrano Drive, as R-1-S, Low-Density Residential zone with a Special Considerations Overlay and C/OS-S-20, Conservation/Open Space with a Special Considerations Overlay, and making recommendations to the City Council regarding such amendments; a nd WHEREAS,the amendments were scheduled to be considered at regular, duly noticed meeting of the City Council on August 21, 2018. NOW, THEREFORE, BE IT ORDAINED by the Council of the City of San Luis Obispo as follows: SECTION 1.Environmental Review. Based upon all the evidence, City Council adopts the Initial Study / Negative Declaration as prepared for the comprehensive Zoning Regulations Update (GENP-0327-2018). The Initial Study addresses all environmental issues listed in Appendix G of the State CEQA Guidelines, and tiers with and incorporates, by reference, the Land Use and Circulation Element Final Program Environmental Impact Report pursuant to State CEQA Packet Pg. 522 Item 17 Ordinance No. _____ (2018 Series) Page 2 O ______ Guidelines Sections 15150 (Incorporation by Reference), 15152 (Tiering), and 15168 (Program EIR). SECTION 2.Findings. Based upon all the evidence, the Council makes the following findings: 1.The proposed “S” overlay zoning will assure that any new development or use of the site will be subject to a Conditional Use Permit to be reviewed by the Planning Commission to address the special considerations for the site which are: protection of the wildlife habitat and corridors, preservation of hillside open space, geological constraints including slope stability and grading, aesthetic concerns of visually prominent sites, creek protection, and fire protection issues. SECTION 3. Action. The City Council of San Luis Obispo herby amends the City’s Zoning Map to designate the property as depicted in Exhibit A attached hereto and incorporated herein, to be R-1-S, Low-Density Residential, and C/OS-S-20, Conservation/Open Space with a Special Considerations Overlay,. SECTION 4. Severability.If any subdivision, paragraph, sentence, clause, or phrase of this Ordinance is, for any reason, held to be invalid or unenforceable by acourtof competent jurisdiction, such invalidity or unenforceability shall not affect the validity or enforcement of the remaining portions of this Ordinance, or any other provisions of the city' s rules and regulations.It is the city' s express intent that each remaining portion would have been adopted irrespective of the fact that any one or more subdivisions ,paragraphs, sentences, clauses, or phrases be declared invalid or unenforceable SECTION 5.A summary of this ordinance, together with the names of Council members voting for and against, shall be published at least five (5) days prior to its final passage, in The Tribune, a newspaper published and circulated in this City. This ordinance shall go into effect at the expiration of thirty (30) days after its final passage. INTRODUCED on the ___ day of ___, 2018,AND FINALLY ADOPTED by the Council of the City of San Luis Obispo on the ___ day of ___, 2018, on the following vote: AYES: NOES: ABSENT: ____________________________________ Mayor Heidi Harmon ATTEST: Packet Pg. 523 Item 17 Ordinance No. _____ (2018 Series) Page 3 O ______ ____________________________________ Teresa Purrington City Clerk APPROVED AS TO FORM: _____________________________________ J. Christine Dietrick City Attorney IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of San Luis Obispo, California, this ______ day of ______________, _________. ______________________________ Teresa Purrington City Clerk Packet Pg. 524 Item 17 BROADSERRANO MISS IONBRESSIPALOMAR MURRAY MISSION R-1 C/OS-20 R-1 R-1 R-1 R-1 R-1-PD R-1 R-1 R-1 R-1 R-1 Exhibit - A RZ-1629-2018 Rezone from R-1 to R-1-S & C/OS-20 to C/OS-S-20 ¯ Packet Pg. 525 Item 17 City of San Luis Obispo, Council Agenda Report, Meeting Date, Item Number Policy Number Policy Statement How Addressed in Updated Zoning Regulations 2.10.Updating & Enforcing Standards 2.10.1.Enforcing Standards.The City shall review, revise if deemed necessary, and actively enforce noise, parking, and property development and property-maintenance standards. This relates largely to enforcement. Enforcement provisions are contained in Chapter 1.24 of the SLO Municipal Code. 2.10.2.Property Maintenance Standards.The City shall implement, and regularly review and update property- maintenance regulations focused on proper enclosure of trash, appearance of yards and buildings from the street, and storage of vehicles. Property maintenance standards have been modified slightly to address concerns. 2.11.Multifamily Preferences and Standards 2.11.1.Preferences.The City shall evaluate student housing preferences and consider revising development standards to better meet them in multifamily housing near campus. Mixed use regulations have been amended. No other changes proposed at this time. 2.11.2.Multifamily Open Space and Storage Standards.The City shall review, and revise, if deemed desirable, its standards for multifamily housing so that apartments will provide usable open space and storage similar to the requirements for condominiums. Open space standards for all multi- unit developments have been standardized. 2.12.Downtown Residential Development.The City shall adopt special development standards to guide addition of dwellings within Downtown residential areas to implement Policy 2.8. The following should be included when evaluating new standards for this area: A. Requirements that new dwellings on lots with existing houses be above or behind the existing houses, and that the added building area be modestly sized and of similar architecture in comparison with the principal residences on the site and in the surrounding area; B. Requiring new buildings to reflect the mass and spacing of existing, nearby buildings; C. Requiring special parking and coverage standards; D. Requiring minimum amounts of usable open space. A and B. New setback and other standards have been established for the R-1 and R-2 zones to address compatibility concerns. C. Parking regulations have been revised to reduce auto parking requirements generally and encourage additional bike parking. D. Standards included in Article 2. 2.13.Neighborhood Compatibility.The City will consider new regulations, for Low-Density and Medium-Density Residential areas, to require special review for (1) incompatibly large houses, (2) replacement or infill homes in existing neighborhoods, and (3) accessory buildings with plumbing facilities allowing easy conversion to illegal second dwellings. The City will periodically update Community Design Guidelines for larger homes, infill housing and accessory single-story buildings. New setback and other standards have been established for the R-1 and R-2 zones to address compatibility concerns. Also, edge condition standards have been prepared to address transitions between higher density and lower density developments. 2.15.Residential Densities.The City will evaluate alternatives to the current maximum number of dwelling units per acre (based on bedroom count) and height, parking, and setback standards, to regulate residential building intensity, and bulk and mass. Floor area limits will be considered. Alternatives have been evaluated for Downtown, with direction to have FAR dictate for developments with units smaller than 600 sf. Staff will implement this direction as part of a subsequent amendment once appropriate CEQA review has been completed. 2.16.Use of Downtown Parking by Residents.The City shall evaluate the potential to use portions of City-owned parking lots and structures for residents’ parking. This issue will be addressed as part of a subsequent study. Packet Pg. 526 Item 17 Policy Number Policy Statement How Addressed in Updated Zoning Regulations 3.9.Zoning Regulations.The City shall amend its Zoning Regulations to implement the changes included in the 2014 General Plan update program. This update process and planned follow-on amendments address this policy. 3.10.Noise Control.Zoning Regulations and Community Design Guidelines will include measures such as the following to prevent unacceptable noise exposure for residential areas or other noise-sensitive uses: location and shielding of mechanical equipment; location of truck loading, trash collection areas, and loudspeakers; noise attenuation measures along property lines. New standards have been included to address mechanical equipment noise along property lines location of loading and trash collection areas. 3.13.Zoning Update for Visitor Services Uses.The City shall review zoning regulations to consider allowing visitor- service uses in office zones adjacent to community commercial zones in the Downtown and adjacent to Monterey Street between Johnson and Santa Rosa. Upper Monterey is proposed to be rezoned C-D. 3.14.Zoning Update for Emerging Technologies.The City will investigate emerging technologies and trends to evaluate whether updates to zoning regulations are needed. The use regulations have been simplified to provide flexibility over time. 4.28.Allowing Efficiency Units and Variable Density in Downtown.The City shall modify zoning regulations to allow efficiency units and variable density in the Downtown Core. Alternatives have been evaluated for Downtown, with direction to have FAR dictate for developments with units smaller than 600 sf. Staff will implement this direction as part of a subsequent amendment once appropriate CEQA review has been completed. 4.32.Use Permit Requirements.The City shall incorporate into its zoning regulations specific criteria for evaluating use permits for bars/taverns, night clubs and late night drinking establishments. Standard condition and findings have been included for such uses (in Article 4). 7.16.Airport Overlay Zone.The City shall create an Airport Overlay Zone to reflect the boundaries of the San Luis Obispo County Regional Airport Land Use Plan within the City limits. The purpose of the Airport Overlay Zone is to codify airport compatibility criteria in areas for which the City may override the Airport Land Use Commission determination to ensure compliance with the requirements of the California State Aeronautics Act (Cal. Pub. Utilities Code, Section 21670, et. seq.) which establishes statewide requirements for airport land use compatibility planning, guidance from the California Airport Land Use Planning Handbook, which is published by the California Department of Transportation Division of Aeronautics to support and amplify the State Aeronautics Act requirements, and other related federal and state requirements relating to airport land use compatibility planning. Implementation of the compatibility policies will be accomplished through the Zoning Code. This zone and accompanying regulation are now in the Zoning Regulations. 7.17.Airport Land Use and Zoning Code.The City shall update its Zoning Regulations to address allowable uses and development standards for areas in which the City may override a determination of inconsistency. Zoning regulations shall be consistent with the requirements of the The City is working with the County to address consistency requirements. Packet Pg. 527 Item 17 Policy Number Policy Statement How Addressed in Updated Zoning Regulations State Aeronautics Act, use guidance from the Caltrans Airport Land Use Planning Handbook and comply with related state and federal requirements relating to airport land use compatibility. These development standards will include, but not limited to, intensity and density limitations, identification of prohibited uses, infill development, height limitations, obstructions, and other hazards to flight, noise insulation requirements, buyer awareness measures, nonconforming uses and reconstruction and the process for airport compatibility criteria reviews by the City consistent these development standards. 7.18.Review of Local General Plan and implementing Development Standards.Unless previously referred and acted upon by the City, review of General and Specific Plans and Amendments, Zoning ordinance or amendments, or Building code changes within the San Luis Obispo County Regional Airport Land Use Plan boundary (Figure 9) shall include referral to the Airport Land Use Commission as specified in Section 21676(b) of the Public Utilities Code for a determination of consistency with the San Luis Obispo County Airport Land Use Plan. Per State law, this provision is in the regulations. 12.1.Zoning Regulations.Zoning Regulations consist of the zoning map, lists of uses allowed in certain zones, property-development standards such as maximum building height and minimum parking, and procedures intended to give the interests of development applicants and other citizens fair consideration. The updated Zoning Regulations achieve all of these policy directives. Packet Pg. 528 Item 17 THNewspaper of the Central Coast 0 L, I b ab I a[, 3825 South Higuera • Post Office Box 112 • San Luis Obispo, C r In The Superior Court of The State of California In and for the County of San Luis Obispo AD #3797694 CITY OF SAN LUIS OBISPO COMMUNITY DEVELOPMENT STATE OF CALIFORNIA County of San Luis Obispo ,, --- .,111 /—N X01 -conn ft bCM OF 3fM LM (BPO SAN LUIS OBISPO CITY COUNCIL NOTICE OF PUBLIC HEARING The San Luis Obispo Cliy CounCII invites all Interested persons to attend a public hearing on Tuesday, August 21, 2018, at 4.30 p.m. In the City Hall CouncII Chamber, 090 Patm Street, San Luis Obispo, California, relative to the following: REVIEW OF. A COMMON INTEREST VESTING TENTATIVE TRACT MAP NO. 3113 TO CREATE 8 RESIDENTIAL LOTS, A USE PERMIT TO ALLOW DEVELOPMENT ON A SITE WITH A Ss. SPECIAL CONSIDERATIONS OVERLAY AND A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL REVIEW I am a citizen of the United States and a resident of the County aforesaid; I am over the age of eighteen and not interested in the above entitled matter; I am now, and at all times embraced in the publication herein mentioned was, the principal clerk of the printers and publishers of THE TRIBUNE, a newspaper of general Circulation, printed and published daily at the City of San Luis Obispo in the above named county and state; that notice at which the annexed clippings is a true copy, was published in the above-named newspaper and not in any supplement thereof — on the following dates to wit; AUGUST 11, 2018 that said newspaper was duly and regularly ascertained and established a newspaper of general circulation by Decree entered in the Superior Court of San Luis Obispo County, State of California, on June 9, 1952, Case #19139 under the Government Code of the State of California. I certify (or declare) under the penalty of perjury that the foregoing is true and correct. � (Si i tune of Principal Clerk) DATE: AUGUST 11, 2018 AD COST: $327.12 For more information, you are invited to contact Rachel Cohen of The City's Community Development Department at (805) 781-7574 or by email atmoheDj;&[q f ,prg The San Luts Obispo City Council invites all interestedparsons to attend a public hearing on Tuesday, August 21, 20.10, at 8:00 p.m. in the City Hall Council Chamber, 994 Palm Street, San Luis Obispo, California, relative to the to] [owing: REVIEW OF THE PROPOSED COMPREHENSIVE UPDATE TO THE CITY'S ZONING REGULATIONS (TITLE 17) OF THE MU- NICIPAL CODE AND ASSOCIATED ZONING AMENDMENTS 1. Introduce an ordinance repealing and replacing Tills 17 of the Aunlcipat Cade (Zoning) to implement the Land Use and Clrcula. fon Element (LUCE), including the Initial StudylNsgalIva Doclara- 2. Introduce an ordinance approving amendments to Ordinance 1130 (1989 Serres) modifying the design crderta, Section 5, south side of Monterey Street between 1603 and 22.23 Monterey $[reel; 3. Introduce an ordinance amending the City's Zoning Map to destgnale an approximately 15.8 -acre portion of the C-R Zone in the Downtown Core, the 1100 block of Hlguere Street and the 1100 through 1300 block of Man Is ray Street, as C -R -Ll, Relali Commercial wl14 a Downlovin Overlay Zone to allow for Dovmtown Commercial development standards with Planning Com misaton ap- 4. Inlroduce an ordinance amending the City's Zoning Map to designate an approximately 19.5 -acre portion of the R-1/C/OS Zone on the west side of. Broad Street, south of Serrano Drive as R-1/C/OS-S, Low Density Residential/Conservation and Open Space Zone with a Special Considerations Overlay Zone, 159/161 Broad Street and 141 Bressi Place. r mare information, you are. invited to contact Kyle Bell of the Y's Community Development Department at (805) 781-7524 or email at k4eliesiocity.ora The City Council may also discuss other hearings or business items before or alter the items listed above. If you challenge the proposed project in court, you may be limited to raising only those issues you or someone else raised at the public hearing descri- bed in this notice, or in written correspondence delivered to the City Council at, or prior to, the public hearing. Reports for this meeting will be available for review in the City Clerk's Office and online at www.slocity.org on Wednesday, August 15, 2018. Please call the City Clerk's Office at (805) 781- 7100 for more information. The City Council meeting will be tele- vised live on Charter Cable Channel 20 and live streaming on sa Purrington, Clerk Of San Luis Obispo 011,2018 3797694 Zoning Regulations Update City Council August 21, 2018 08-21-2018 Item 17 Staff Report Current Project Map •68 Total Projects •21 Under Construction 08-21-2018 Item 17 Staff Report Residential Growth 08-21-2018 Item 17 Staff Report Commercial Growth 08-21-2018 Item 17 Staff Report 1962 General Plan 08-21-2018 Item 17 Staff Report CA Housing Crisis 08-21-2018 Item 17 Staff Report What is Planned for SLO? Current plans call for 1% growth through 2035 and a population of 57,200 (20% cumulative increase) 2020 Housing Element Update –New Regional Housing Needs Allocation (RHNA) City will be working with its regional partners to ensure that our new RHNA can be met within our LUCE population projections. 08-21-2018 Item 17 Staff Report Recommendation ▪Introduce an ordinance repealing and replacing Title 17 of the Municipal Code (Zoning) to implement the Land Use and Circulation Element (LUCE), including the Initial Study and Negative Declaration ▪Introduce an ordinance approving amendments to Ordinance 1130 (1989 Series) modifying the design criteria, Section 5; south side of Monterey Street between 1603 and 2223 Monterey Street, inclusive ▪Introduce an ordinance amending the City’s Zoning Map to designate an approximately 15.8 -acre portion of the CR zone in the Downtown Core, the 1100 block of Higuera Street and the 1100 through 1300 block of Monterey Street, as CR -D with a Downtown Overlay zone to allow for Downtown Commercial development standards with Planning Commission approval ▪Introduce an ordinance amending the City’s Zoning Map to designate an approximately 19.5 -acre portion of the R-1/C/OS zone on the west side of Broad Street, south of Serrano Drive as R-1/C/OS-S with a S” (Special Considerations) Overlay Zone (159/161 Broad Street and 141 Bressi Place). 8 08-21-2018 Item 17 Staff Report Additional Zoning Amendments Ordinance 1130: (LUCE Program 8.3) –Staff and San Luis Drive neighbors agreed on revisions to the Ordinance 9 08-21-2018 Item 17 Staff Report Additional Zoning Amendments Downtown Overlay Zone –Downtown Core (Santa Rosa to Pepper St.) to allow downtown standards with CUP 10 08-21-2018 Item 17 Staff Report Additional Zoning Amendments North Broad Street Overlay Zone –Applying the “S” Overlay to respect the site’s natural constraints 11 08-21-2018 Item 17 Staff Report Planning Commission Final Review (June, 2018) ▪Received the staff report and presentation ▪Conducted the public hearing ▪Reviewed all Draft Articles and made edits to: ▪Nonconforming structures, Edge conditions, lot coverage, mixed -use and hillside development, S Overlay zones, lighting, rooftop uses, fencing, and parking reductions ▪On June 27th, make a formal recommendation to the City Council on the Zoning Regulations Update, including the three parallel amendments and environmental review. 12 08-21-2018 Item 17 Staff Report Public Input ▪Stakeholder and resident interviews in February, March, 2017 ▪Joint study session April 12, 2017 ▪Two community workshops: June 3, 2017 and May 3, 2018 ▪Standing item on Planning Commission agendas for working session and public comment since August, 2017 (15 sessions) ▪Bicycle Advisory Committee: December 14 2017 13 08-21-2018 Item 17 Staff Report Public Input (cont.) ▪City Council study session April 10, 2018 ▪ALUC (Airport Land Use Commission) hearing May 16, and June 26, 2018 ▪Informal updates with neighborhood and community groups, including the Chamber of Commerce, RQN (Residents for Quality Neighborhoods), and Save Our Downtown 14 08-21-2018 Item 17 Staff Report Purpose of Updating the Zoning Regulations ▪Implement Land Use and Circulation Elements ▪Reflect new State laws ▪Modernize land use and development practices ▪Improve administrative processes ▪Make the Regulations easier to use 15 08-21-2018 Item 17 Staff Report Updated Organization ◼Article 1: Enactment, Applicability, and Enforcement ◼Article 2: Zones, Allowable Uses, and Development and Design Standards ◼Article 3: Regulations and Standards Applicable to All Zones ◼Article 4: Regulations for Specific Land Uses and Activities ◼Article 5: Nonconformities ◼Article 6: Permit Procedures ◼Article 7: Administration of Zoning Regulations ◼Article 8: Housing-Related Regulations ◼Article 9: Definitions 16 Articles 1 through 9 restructured for the flow of typical questions a property owner or business asks: 08-21-2018 Item 17 Staff Report Updated Table 9 –Land Use Regulations ▪Reflect modern land use practices ▪Consolidate similar/repetitive land uses (Offices!) ▪Encourage flexible uses in industrial and commercial zones to accommodate emerging technology and markets ▪Update land use definitions ▪Codify performance standards 17 08-21-2018 Item 17 Staff Report Mixed-Use Development Regulations ▪Folded live/work into mixed-use and home occupation land uses ▪Clarified and defined prohibited uses in mixed-use developments ▪Confirmed in Article 3 that the ground floor of mixed use projects shall be devoted to commercial uses along the street frontage (as opposed to, say, a 20%/80% split) 18 08-21-2018 Item 17 Staff Report Neighborhood Compatibility LUCE Policy 2.13: Address large homes and transition issues (edge conditions) between lower-scale and higher-scale development Define “compatibility” with objective standards Two neighborhood workshops/ARC/PC sessions Recommendations: 1)Upper story stepbacks for edge conditions 2)FAR standards in R-1 3)Graphics to enhance the regulations 4)Limiting building height in the R-1 zone to 25 feet (vs. 35 feet currently allowed through use permit) 19 08-21-2018 Item 17 Staff Report Implementing the Climate Action Plan (CAP) ▪City has already implemented CAP strategies ▪New energy saving efficiencies as development incentives ▪Zoning updates to push multi-modal and CAP objectives by requiring electric vehicles EV parking ▪Updating vehicle parking requirements and increasing bicycle parking ▪New requirements for showers, lockers and changing rooms for large developments. 20 08-21-2018 Item 17 Staff Report City Council Policy Directional Items ▪Response to Council policy direction (8 + 2): 1)Multi-family Residential Density 2)Flexible density in Downtown 3)Rooftop uses 4)Alcohol outlet practices 5)Tiny homes on wheels 6)Removing barriers to ADU construction 7)Revised project review processes 8)Parking standards 9)Schools in more zones 10)Micro-businesses in residential areas 21 08-21-2018 Item 17 Staff Report Multi-family Residential Density •Under current regulations an R-2 property cannot achieve the same density as a R-1 property (a three-bedroom home may not be allowed on a small R-2 property, while it is allowed by right in the R-1 zone). •Proposed changes allow 2 dwelling units in a R-2 zone regardless of lot size; same for R-3 and R-4 22 08-21-2018 Item 17 Staff Report Flexible Density Downtown •Eliminate density standards for units smaller than 600 sf in the Downtown (LUE 4.28) •Needs additional review, particularly CEQA, since LUCE did not anticipate these density changes •Will be brought as a follow-up amendment 23 08-21-2018 Item 17 Staff Report Rooftop Uses/Alcohol Outlet Regulations •Rooftop Uses: Council directed staff to balance the use and enjoyment of rooftop uses with the privacy of neighboring residences. Article 3 contains performance standards for rooftop uses, including lighting, noise, and hours. •Alcohol Outlet Regulations: Per Council direction, Article 4 includes the standard conditions of approval for alcohol-serving uses, including noise, hours, training, and security. 24 08-21-2018 Item 17 Staff Report Tiny Homes on Wheels ▪Council direction to explore allowing tiny homes in backyards of R-1 properties ▪Maintain basic health and safety through adequate utility connections to City water and sewer; no separate meter required ▪Building permit required for water/sewer hookups ▪Subject to annual review and inspections. 25 08-21-2018 Item 17 Staff Report Tiny Homes on Wheels (cont.) ▪Based on public input, staff is proposing the following changes to address concerns; ▪Design review required (Director’s Action –appealable) ▪Maximum size revise to 220 square feet from 450 square feet. ▪Permit limited to one year (inspection required to allow for renewal). 26 08-21-2018 Item 17 Staff Report Remove Barriers to Accessory Dwelling Units (ADUs) ▪No changes to the City’s ADU regulations –recently adopted by ordinance in response to State law. ▪Council did confirm the importance of owner occupancy requirement 27 08-21-2018 Item 17 Staff Report Revised Development Review Processes 28 Three processes for project review: 1)Administrative Review: -staff-level process with legal ad; no public hearing 2)Director’s Action: Minor Use Permits and Moderate Level projects (fewer than 10 units or < 10,000 sf –public hearing 3)Planning Commission: Major level projects (10 or more units/10,000 sf or >, downtown projects). 08-21-2018 Item 17 Staff Report Revised Development Review Processes 29 08-21-2018 Item 17 Staff Report Parking to Achieve Multi-Modal Objectives ▪Parking standards revised to carry out City’s multi - modal shift and Climate Action Plan by reducing some parking requirements, promoting increased bicycle parking, encouraging car sharing, and requiring EV parking ▪Adjust requirements toward Institute of Transportation Engineer (ITE) standards ▪Justify reductions with case-specific parking study instead of multiple reductions with a certain % each ▪Simplify parking calculations (restaurant) 30 08-21-2018 Item 17 Staff Report Bicycle Parking -Multi-Modal Objectives ▪Increased bicycle parking space requirements ▪Requirements are based on square-footage of a use within a building, to be consistent with vehicular parking standards ▪Bicycle parking required based on land use where previously regulated by Zone. 31 08-21-2018 Item 17 Staff Report Schools/Home Based & Neighborhood Businesses ▪Schools:Schools have been added to the Office (O), Community Commercial (CC), and Commercial Service (CS) zones subject to a CUP. (In addition to being conditionally allowed in all Residential zones, Public Facility and CR zone.) ▪Home/Neighborhood Businesses: Standards have been revised to facilitate home businesses, recognize cottage food operations, relax parking for neighborhood delis, and new standards for convenience stores in multi-family residential zones. 32 08-21-2018 Item 17 Staff Report Subsequent Zoning Amendments Major 1)Downtown Flexible Density: Further environmental review analysis needed 2)Special Considerations (S) Overlay Zones: S zone findings specified per category, but substantial work needed to track and map 3)Airport Overlay Zone: No changes to the AOZ or Safety Areas, work w/County/ALUC to address any inconsistencies after the Airport Land Use Plan (ALUP) is updated 33 08-21-2018 Item 17 Staff Report Subsequent Zoning Amendments Minor 4)Consider excluding the owner occupancy requirement for an ADU in the R-3 and R-4 zones 5)Implement new State Law to provide the ability to include child care facilities as part of affordable housing developments 6)Modify Tiny Home regulations to address design, one year limitation and size. 7)Further implement the CAP by requiring installation of EV Capable parking spaces with new development or significant remodels 34 08-21-2018 Item 17 Staff Report Implementing the CAP (cont.) 35 Table 3-5:Electric Vehicle (EV)Parking Land Use Number of Total Required Spaces 2-10 11 -15 16-20 More than 20 Multi-unit Residential with 4 or More Units 1 EV ready space minimum, plus 25% EV capable 2 EV ready spaces minimum, plus 50% EV capable 2 EV ready spaces minimum, plus 50% EV capable 10% EV ready spaces, plus 75% EV capable Nonresidential –Commercial, Office, and Mixed Use 1 EV ready space minimum, plus 25% EV capable 2 EV ready spaces minimum, plus 50% EV capable 3 EV ready spaces minimum, plus 50% EV capable 10% of parking spaces EV ready, plus 50% EV capable Industrial 0 EV space minimum 10% EV capable 1 EV ready space minimum, plus 10% EV capable 2 EV ready spaces minimum, plus 10% EV capable 8% of parking spaces EV ready, plus 10% EV capable Staff recommends a future amendment to require EV Capable parking requirements for installation of infrastructure for EV charging stations 08-21-2018 Item 17 Staff Report CEQA Environmental Review ▪LUCE Program EIR certified September 2014 ▪Statement of Overriding Considerations ▪Mitigation Measures incorporated into General Plan ▪Zoning Regulations implement LUCE ▪Facilitates but does not authorize development ▪Negative Declaration: no new significant impacts or new mitigation measures identified ▪Public review period June 20th –July 19th ▪Clarifications added to Initial Study based on Planning Commission direction 36 08-21-2018 Item 17 Staff Report CEQA Environmental Review: Use of a Program EIR State CEQA Guidelines Section 15168(c) Use with Later Activities. Subsequent activities in the program must be examined in the light of the program EIR to determine whether an additional environmental document must be prepared. (1) If a later activity would have effects that were not examined in the program EIR, a new Initial Study would need to be prepared leading to either an EIR or a Negative Declaration. (2) If the agency finds that pursuant to Section 15162, no new effects could occur or no new mitigation measures would be required, the agency can approve the activity as being within the scope of the project covered by the program EIR, and no new environmental document would be required. 37 08-21-2018 Item 17 Staff Report CEQA Environmental Review: Tiering State CEQA Guidelines Section 15152 (Tiering): Where an EIR has been prepared and certified for a program, plan, policy or ordinance consistent with the requirements of this section, any lead agency for a later project pursuant to or consistent with the program, plan, policy, or ordinance should limit the EIR or negative declaration on the later project to effects which: (1) Were not examined as significant effects on the environment in the prior EIR or (2) are susceptible to substantial reduction or avoidance by the choice of specific revisions in the project, by the imposition of conditions, or other means. 38 08-21-2018 Item 17 Staff Report CEQA Environmental Review ▪Initial Study / Negative Declaration –tiered document ▪Incorporates LUCE EIR by reference ▪Evaluates consistency with LUCE EIR ▪Addresses potential effects not specifically identified in the LUCE EIR ▪Identifies the changes to the environment that may occur as a result of implementation of the proposed Zoning Regulations 39 08-21-2018 Item 17 Staff Report CEQA Environmental Review ▪Format of Initial Study ▪Introduction, Purpose, and Legal Authority (Initial Study pages 1 -3). ▪Relevant information and analysis from LUCE EIR ▪Identifies LUCE EIR Impact Determination ▪Identifies mitigation identified in LUCE EIR ▪General Plan updates and amendments ▪Existing policies and regulations ▪Concludes if impact would be consistent with LUCE EIR determination 40 08-21-2018 Item 17 Staff Report CEQA Environmental Review Impact determinations: ▪No impact, consistent with LUCE EIR ▪Less than significant, consistent with LUCE EIR (Class III determination) ▪Significant Impact, adequately addressed in the LUCE EIR (Class I and II determinations) ▪Potentially Significant Impact, greater than identified in the LUCE EIR ▪None identified 41 08-21-2018 Item 17 Staff Report Recommendation ▪Introduce an ordinance repealing and replacing Title 17 of the Municipal Code (Zoning) to implement the Land Use and Circulation Element (LUCE), including the Initial Study and Negative Declaration ▪Introduce an ordinance approving amendments to Ordinance 1130 (1989 Series) modifying the design criteria, Section 5; south side of Monterey Street between 1603 and 2223 Monterey Street, inclusive ▪Introduce an ordinance amending the City’s Zoning Map to designate an approximately 15.8 -acre portion of the CR zone in the Downtown Core, the 1100 block of Higuera Street and the 1100 through 1300 block of Monterey Street, as CR -D with a Downtown Overlay zone to allow for Downtown Commercial development standards with Planning Commission approval ▪Introduce an ordinance amending the City’s Zoning Map to designate an approximately 19.5 -acre portion of the R-1/C/OS zone on the west side of Broad Street, south of Serrano Drive as R-1/C/OS-S with a S” (Special Considerations) Overlay Zone (159/161 Broad Street and 141 Bressi Place). 42 08-21-2018 Item 17 Staff Report Council Discussion and Action 43 ▪Identify areas of consensus per the recommendation ▪Identify topics for amendments and provide direction ▪Identify significant changes to be brought back by staff at a later date ▪Miscellaneous items 08-21-2018 Item 17 Staff Report Council Discussion and Action (cont.) 44 Miscellaneous items Council Discussion and Action Consensus Minor Major Amendments 1.Use Regulations 2.Objective Standards of Multi-Unit Residential and Mixed-use Developments 3.New Standards for Neighborhood Compatibility 4.Implementing the Climate Action Plan (CAP) 5.Multi-family Residential Density 6.Flexible density in Downtown 7.Rooftop uses 8.Alcohol outlet practices 9.Tiny homes on wheels 10.Removing barriers to ADU construction 11.Revised project review processes 12.Parking standards 13.Schools in more zones 14.Micro-businesses in residential areas 08-21-2018 Item 17 Staff Report Council Discussion and Action (cont.) 45 Miscellaneous items Council Discussion and Action (cont.) Miscellaneous Items Consensus Minor Major Amendments 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 08-21-2018 Item 17 Staff Report CEQA Environmental Review Aesthetics LUCE EIR (pages 4-5 and 4-6): Upper Monterey area under consideration is not an identified scenic roadway. LUCE EIR (page 4-8): These would also include long‐term impacts: Structural development within identified scenic areas; and View blockages by new structures, signs, and parking areas….With regard to long‐term aesthetic impacts, new buildings, signage, parking, and accessory facilities have the potential to cause significant impacts. The degree of these impacts is heavily dependent on the siting and design of these features relative to important scenic views. 46 08-21-2018 Item 17 Staff Report CEQA Environmental Review Aesthetics LUCE EIR AES-1: The LUCE EIR concluded that “development under the LUCE Update would introduce new development along viewing corridors and scenic roadways, including state scenic highways, in the San Luis Obispo area. This could have a substantial adverse effect on scenic resources or an identified visual resource or scenic vista from a public viewing area. With the incorporation of the proposed LUCE Update policies and existing City policies, potential impacts to such views are considered Class III, less than significant .” (LUCE EIR, page 4 -7) 47 08-21-2018 Item 17 Staff Report CEQA Environmental Review Aesthetics LUCE EIR AES-2: “The LUCE Update emphasizes both reuse of existing urbanized lands, infill development on vacant parcels, and new development on vacant parcels near urban areas. The development of such areas could degrade the existing visual character and its surroundings. With the incorporation of the proposed LUCE Update and existing City policies and programs, potential impacts related to existing visual character changes are considered Class III, less than significant ” (LUCE EIR, page 4-15) “The LUCE Update policies would facilitate the development and redevelopment of lands within the city. These areas include reuse of existing urbanized lands, infill development on vacant parcels, and new development on vacant parcels near urban areas….The intensification of land use anticipated to occur in certain areas of the city may be considered degradation of the existing visual character and its surroundings to some viewers due to the presence of larger buildings and the corresponding reduction in vacant land within the city’s framework. However, the reuse and intensification of already developed areas would be expected to reduce the pressure for development at the city’s periphery, thus minimizing the potential for the loss of open lands adjacent to the city, protected for their visual character ” (LUCE EIR, page 4-16) 48 08-21-2018 Item 17 Staff Report CEQA Environmental Review Aesthetics 49 ▪LUE Chapter 4 (Downtown) ▪4.17 New Buildings and Views ▪4.20 Design Principles ▪4.20.4 Building Height ▪“New buildings shall fit within the context and scale of existing development, shall respect views from, or sunlight to, publicly -owned gathering places…and should be stepped back…to maintain a street façade that is consistent with the historic pattern of development….” 08-21-2018 Item 17 Staff Report CEQA Environmental Review Aesthetics 50 ▪COSE Chapter 9 (Views) ▪9.1.2 Urban development: “Urban development should reflect its architectural context.” ▪9.1.5 View protection in new development ▪9.2.1 Views to and from public places ▪9.3.5 Visual assessments: “Require evaluations (accurate visual simulations) for projects affecting important scenic resources and views from public places.” 08-21-2018 Item 17 Staff Report CEQA Environmental Review Cultural Resources 51 ▪CEQA 15192: Threshold Requirements for Exemptions for Agricultural Housing, Affordable Housing, and Residential Infill Projects ▪(g) The project does not have a significant effect on historical resources pursuant to Section 21084.1 of the Public Resources Code. ▪CEQA 15300.2 Exceptions (to Exemptions) ▪(f) Historical Resources. A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resource. 08-21-2018 Item 17 Staff Report CEQA Environmental Review Cultural Resources 52 ▪Historic Preservation Ordinance ▪14.01.100 Demolition of Historic Resources. ▪A. Intent. Listed historic resources are an irreplaceable community resource that merit special protection to preserve them for future generations, and shall not be demolished unless the City Council makes all of the findings specified in Section 14.01.100 D, provided however, that these thresholds shall not apply to repairs to listed historic resources that do not require a building permit, or where the CHC or the Director has determined such work is consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties and with the Historic Preservation Program Guidelines. ▪B. Demolition review. The CHC shall review and make recommendation to the City Council concerning demolition applications for structures listed in the Inventory of Historic resources. 08-21-2018 Item 17 Staff Report CEQA Environmental Review Greenhouse Gas Emissions 53 ▪The LUCE EIR concluded that “implementation of the proposed LUCE Update could result in an increase in GHG emissions due to short-term construction and long ‐term operational activities associated with new housing and commercial development, resulting in a cumulatively considerable contribution to the impact of global climate change. However, because the proposed LUCE Update would be consistent with the City’s [Clean Air Plan] CAP and incorporates applicable CAP policies and programs that would reduce GHG emissions, this impact would be considered Class III, less than significant” (LUCE EIR Section 4.7 Global Climate Change, Impact GCC-1). 08-21-2018 Item 17 Staff Report Tiny Homes on Wheels Tiny homes on wheels are considered Recreational Vehicles (RV’s). 54 08-21-2018 Item 17 Staff Report R-1 FAR: The net floor area of a building or buildings on a lot divided by the lot area. 55 •No FAR under current code; 40% Lot coverage allows up to 0.8 FAR. •250 homes surveyed, 15% between 0.4 -0.5 FAR. 6% between 0.5 -0.6, and only 3% greater than 0.6 FAR. •Average home size surveyed 2,200 SF, with an average FAR of 0.35. •Devaul Ranch surveyed with an average of 0.5 FAR. 08-21-2018 Item 17 Staff Report R-1 FAR Scenarios 56 R-1 Lot Size Home Size with Garage Max Size with FAR of 0.4 Max Size with FAR of 0.5 Max Size with FAR of 0.6 Max Size with FAR of 0.8 0 -3,000 1,237 1,200 1,500 1,800 2,400 4,000 1,698 1,600 2,000 2,400 3,200 5,000 1,964 2,000 2,500 3,000 4,000 6,000 2,057 2,400 3,000 3,600 4,800 7,000 2,382 2,800 3,500 4,200 5,600 8,000 2,547 3,200 4,000 4,800 6,400 9,000 2,654 3,600 4,500 5,400 7,200 10,000 +3,198 4,000 5,000 6,000 8,000 Average:2,217 2,600 3,250 3,900 5,200 08-21-2018 Item 17 Staff Report R-1 FAR Scenarios 57 R-1 Lot Size Housing Stock Homes Surveyed Average FAR Home Size with Garage Max Size with FAR of 0.5Without Garage With Garage 0 -3,000 .5%3%.31 .48 1,237 1,500 4,000 2%7%.31 .42 1,698 2,000 5,000 14%19%.30 .39 1,964 2,500 6,000 30%32%.26 .34 2,057 3,000 7,000 22%20%.27 .34 2,382 3,500 8,000 10%8%.26 .32 2,547 4,000 9,000 8%6%.24 .29 2,654 4,500 10,000 +14%5%.27 .32 3,198 5,000 Average:.28 .36 2,217 3,250 08-21-2018 Item 17 Staff Report R-1 FAR Case Studies 58 Pasadena Sliding scale of .27 to .37 based on lot size * Monrovia Sliding scale of .17 to .43 based on lot size * San Marino Sliding scale of .18 to .30 based on lot size * Temple City .35 to .45 and no greater than 3,500 -4,000 sq. ft. Sierra Madre Sliding scale of .16 to .35 based on lot size * Beverly Hills .40 FAR plus 1,500 sq. ft. La Canada Flintridge Sliding scale of 24% to 36% based on lot size * Base regulation allows 35% and maximum 3,500 sq. ft. Incentives for good design features increase maximum FAR up to 45% and maximum 4,000 sq. ft. 08-21-2018 Item 17 Staff Report R-1 Objective Design Standards 59 •Expansive building facades shall be broken up by varied rooflines, offsets, and building elements in order to create interest and promote a small scale appearance. •The bulk, and mass of a project design shall relate to the prevailing scale of adjoining residential properties as seen from the front yard and the street, an infill structure shall set back upper floors from the edge of the first story to reduce impacts on adjacent smaller homes, and to protect solar access. •Continue existing neighborhood patterns such as front porches and entries facing the street, finished floor height, and garages located at the rear of lots. •Each residential structure should look like the same building from all sides. 08-21-2018 Item 17 Staff Report Setbacks 08-21-2018 Item 17 Staff Report Tier 1 –Director (less than 10,000 SF, and/or 5 units) 61 Creamery (Façade Remodel, 3,700 SF) Direct Injectors (6,000 SF)245 Higuera (2 units, 1,500 SF) 460 Marsh (4 units) 08-21-2018 Item 17 Staff Report Tier I –Director (less than 10,000 SF, and/or 5 units) 62 McCarthy Steel (9,800 SF)Libertine (Façade Remodel) SLO Promenade (Façade Remodel) 08-21-2018 Item 17 Staff Report Tier II –PC (greater than 10,000 SF, and/or 5 unit) 63 Brownstones (8 units)Boysen Apartments (6 units) 207 Higuera MU (8 units, 1,000 SF)Marsh & Carmel MU (8 units, 1,100 SF) 08-21-2018 Item 17 Staff Report Tier II –PC (greater than 10,000 SF, and/or 5 units) 64 1185 Monterey MU (13 units, 2,400 SF) Caudill MU (36 units, 6,000 SF)Broad Street MU (12 units, 2,700 SF) Courtyard at Serra Meadows (36 units) 08-21-2018 Item 17 Staff Report Tier II –PC (greater than 10,000 SF, and/or 5 units) 65 Poly Performance (25,000 SF)The Yard (43 units) Sears Redevelopment (56,000 SF) 08-21-2018 Item 17 Staff Report