HomeMy WebLinkAbout11/15/2011, PH1- ZONING REGULATIONS PARKING MANAGEMENT PLANcounci l
acenOa RepoRt
C I T Y O F S A N L U I S O B I S P O
FROM :
Kim Murry : Acting Community Development Directo r
Prepared By : Phil Dunsmore, Senior Planne r
Brian Leveille, Associate Planne r
Peggy Mandeville, Principal Transportation Planne r
SUBJECT : REVIEW OF AMENDMENTS TO MUNICIPAL CODE TITLE 17 :
ZONING REGULATIONS AND REVIEW OF AMENDMENTS TO TH E
ACCESS AND PARKING MANAGEMENT PLAN .
RECOMMENDATION
As recommended by the Planning Commission :
1.Introduce by title only an ordinance to adopt the proposed amendments to Title 1 7
(Zoning Regulations) of the Municipal Code .
2.Approve a resolution amending the Access and Parking Management Plan to suppor t
downtown residential parking .
DISCUSSION
Backgroun d
Consistent with on-going efforts to update and improve various development regulations, th e
Community Development Department has prepared a draft update to the City's Zonin g
Regulations . Periodic review of City documents is necessary to ensure that regulations are clear ,
consistent, effectively implement the goals and policies of the General Plan, and remain curren t
with respect to relevant state regulations . The last update to the Zoning Regulations wa s
completed one year ago in September 2010 . Planning staff is committed to periodically updatin g
the Zoning Regulations to reflect current best practices and minimize the number o f
interpretations necessary for their implementation . Based on direction from the Plannin g
Commission and City Council over the past year, and staff's experience working daily with th e
document, several corrections, updates, and modifications are recommended (Attachment 1).
Staff is also recommending more substantive revisions which are discussed below .
Proposed new language in the Zoning Regulations is underlined,and proposed deleted languag e
is shown in strikethrough .Changes to Table 6 (Parking Requirements by Use), are show n
italicized and shaded .See Attachment 1, Text amendments in legislative draft format .
Planning Commission Hearings and Recommendation s
Zoning Code and Access and Parking Management Plan amendments recommended for adoptio n
include recommendations from the Planning Commission . The Commission held three separat e
meetings to review amendments to Downtown Residential Parking (GPI 83-07) in 2011, on Ma y
25 th, July 27 th and August 24 th . The Planning Commission also reviewed staff recommende d
amendments which include follow up actions from last year's Council adopted Zoning Cod e
updates, and other corrections and updates which are part of staff's periodic updates (GPI 8-11);
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PHI-1
Council Agenda Report – GPI 8-11 &GPI 83-0 7
November 15, 201 1
Page 2
which the Commission reviewed in 2011, on June 22 °a , July 13 th , and August 24th .
Previous Planning Commission reports and minutes from all previous meetings will be availabl e
for review in the Council Reading file .
Staff has included all of the Planning Commission recommended amendments from bot h
applications (GPI 83-07 & GPI 8-11) for discussion in this report and all recommende d
amendments are included in the attached legislative draft (Attachment 1), draft ordinanc e
(Attachment 4), and draft resolution (Attachment 5). The discussion below follows the order o f
amendments in the legislative draft .
Main Areas of Discussio n
Chapter 17 .08 .110 (Homeless Shelters )
This modification is recommended in response to Council direction from last year's review o f
Zoning Code amendments which need to be modified for consistency with Housing Element
Policy 8 .19 . Housing Element Policy 8 .19 calls for establishing Zoning Regulations that allo w
for homeless shelters "by right" in at least one zoning district as required by state law (a projec t
allowed by right is not subject to discretionary review). In last year's review of propose d
amendments to allow for homeless shelters by right in the Public Facilities (PF) zone, Counci l
was not supportive of eliminating existing language that requires "adequate buffering" whe n
homeless shelters are proposed near R-1 and R-2 neighborhoods . Staff recommends provisions
for architectural review when homeless shelters are proposed adjacent to residentia l
neighborhoods . The requirements of this section only apply to homeless shelters in the PF zon e
which may be established by right without use permit approval . Homeless shelters proposed i n
other zones require Planning Commission use permit review .
Chapter 17 .16 .040 . (Table 5 .5 : Maximum Height by Zone )
Staff recommends adding the table to allow a more quick reference of height requirements fo r
each zone . No changes to height requirements by zone are proposed .
Chapter 17 .16 .050 . Fences, Walls, and Hedge s
Arbors
Current regulations place arbors in the same category as fences which is not practical since th e
maximum fence height allowed at the street yard property line is three feet . An arbor would hav e
to be located 20 feet from the property line in most cases . Planning Commission recommende d
amendments would allow light-weight pedestrian scale arbors (6-8 feet wide, max 8-9 feet tall )
along street yard property lines .
Fences on retaining walls
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Council Agenda Report – GPI 8-11 &GPI 83-07
November 15, 201 1
Page 3
Recommended amendments are intended to reduce the number of unnecessary fence heigh t
exception applications . There are many properties in the City where there are existing retainin g
walls between properties due to natural grade changes . In these cases, when a new o r
replacement six foot fence is proposed to provide necessary privacy, fence height exceptio n
applications are required since the overall height of the fence is measured from the low side o f
the combined fence/wall and the maximum allowed height in "other yards" is six feet .
Recommended revisions would allow fences of a maximum six feet from the uphill side and an
overall height of nine feet (from lower grade side) without the need for fence height exceptio n
approval . The revised regulations do not apply if there is evidence that a modification to th e
grade has occurred from the original subdivision/design approvals . In cases where the grade ha s
been modified, proposals to exceed six feet of overall height will require approval of a fenc e
height exception consistent with existing regulations .
Downtown Residential Parking Amendment s
The City's General Plan contains policies and programs to encourage housing development in th e
downtown core, including several that address residential parking . Specifically, Land Use
Element (LUE) 4 .22 and Housing Element (HE) program 6 .9 and 6 .10 (Attachment 2) direct the
City to consider more flexible parking regulations for downtown housing development .
Over the past year, the Public Works Department and Planning Division have been workin g
together to formulate options that would effectively implement these policies and programs .
Staff attended four separate meetings with the parking sub-committee of the Downtow n
Association over the past year to review proposed amendments . The committee recommende d
modifications to the Municipal Code and to the Access and Parking Management Plan t o
implement the policy direction . The proposed amendments were reviewed by the Plannin g
Commission at three hearings (May 25, July 27 and August 24, 2011).
The Commission's recommendation included two code amendments designed to increas e
flexibility for residential units in the C-D zone . One amendment increases the distance allowed t o
off-site parking up to 1,250 feet (current limit is 500 feet); and the other amendment allows fo r
discretionary parking reductions to be granted by the Community Development Director (up t o
10%) or the Planning Commission (greater than 10%) for residential projects that provide a tri p
reduction plan or other justification that the reduction is warranted . Additionally, the amendmen t
includes relocating the code text that discusses parking for the C-D zone from MC 17 .42 into the
general parking section, MC 17 .16 .060, to allow all of the parking requirements to be within on e
chapter, increasing readability .
The Commission's recommendation also included amendments to the Access and Parkin g
Management Plan to implement the General Plan policies for more flexible parking regulation s
by adding a section on parking for downtown residents . Specifically, the Commission's
recommendation includes the following changes to the City's Access and Parking Managemen t
Plan :
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Council Agenda Report — GPI 8-11 &GPI 83-07
November 15, 201 1
Page 4
1.Revise the Table of Contents to include a section on Downtown Residential Parking .
2.Expand the Parking Management Goals to support downtown residential parking .
3.Revise the definition of "Parking Structures" to include residential users .
4.Expand the General Use of Parking policies to allow the long term parking for residentia l
uses in City owned parking facilities .
5.Add a section on the Use of Parking for Downtown Residents that includes policies an d
actions .
The recommended changes are detailed in Exhibit A of Attachment 5 .
Chapter 17 .16 .060 . (Table 6 — Parking Requirements by Use)
This modification corrects an error from previous Zoning Code updates where Multi-famil y
parking requirements should have been modified to be consistent with changes to parkin g
requirements for the Multi-family development and the R-1 zone . No changes to parkin g
requirements for Multi-family parking are recommended .
Neighborhood Preservation (Chapter 17 .17 .075 )
Planning Commission recommended amendments would modify screening requirements of trash ,
recycling, and green waste receptacles, which were added by the City Council in last year's
Zoning Code update on September 7, 2010 . At the September 7th, 2010, Council meeting,a
provision was added which required trash, green waste, and recycling receptacles to b e
completely screened from public view . The provision was an addition to Planning Commissio n
recommended amendments that the receptacles be completely removed from the "front yard "
area unless placed out for pickup in accordance with Municipal Code requirements . The "fron t
yard" is defined as : The area of a residential lot that lies between the street property line and th e
walls of any residences that face the street (Ord . 1277, 1995). The Municipal Code states that th e
containers shall not be placed adjacent to the street for pickup more than 24 hours before picku p
time, and must be removed within the twelve-hour period following pickup .
Although the screening requirement is in the context of "front yards", it did not specify clearl y
that screening applies to "front yards" only, and refers to screening the receptacles from publi c
view . There are many properties in the city where receptacles have been stored in rear yard area s
along alley ways, or are partially screened but open on one side . Also, on a corner lot with tw o
street frontages, long-standing storage of trash receptacles in the side yard is a violation of th e
ordinance if visible from public view . This has created public confusion and enforcement issue s
for staff since the ordinance can be interpreted to mean that if receptacles are visible fro m
anywhere on the public right-of-way that the property is in violation . The recommende d
amendments are intended to clarify the screening requirements apply to the "front yard" area . The
recommended amendments also clarify how the regulations apply to multi-family developments .
Front Yard Parking
On September 7, 2010, The City Council considered Zoning Regulations Amendment s
forwarded from the Planning Commission . The Council adopted the Zoning Regulation
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Council Agenda Report – GPI 8-11 &GPI 83-07
November 15, 201 1
Page 5
amendments and directed staff to return to Council with revised regulations on front yard
parking which are clear and enforceable . Council's direction on front yard parking regulation s
was based on public comment on the negative impact of vehicle parking in front yard area s
outside of driveways and approved parking spaces . In many areas of the City, makeshift parkin g
has expanded in front yard areas beyond driveways leading to garages or other approved parkin g
spaces . Landscaped areas of front yards have been eliminated and additional parking spaces hav e
been forced into front yard areas that were not designed to be parking areas and do not align wit h
the curb openings to the street . On April 19, 2011, Council directed staff to create a more robus t
enforcement program utilizing additional resources in the form of Neighborhood Service s
Specialists . The work program currently includes neighborhood parking and front yard parkin g
violations as one of the work program issues as a focus of Neighborhood Services Specialists .
On April 27, 2011, the Planning Commission held a study session to discuss potentia l
amendments to the Zoning Code including front yard parking and fence height regulations . Th e
Commission raised numerous points including how to address previously approved parkin g
which may be non-conforming under the new regulations and enforcement strategies including a
strategy for roll out and how to achieve the most effective enforcement methods . Th e
Commission discussed whether property owners could be held responsible for repeated violation s
of tenants . The Commission also discussed the need for outreach to students and property owners
on the issue prior to beginning stepped up enforcement efforts . Staff anticipates returning to th e
Council in early 2012 with amendments to front yard parking regulations following outreach
efforts, Planning Commission review, and full consideration of legal and enforcemen t
constraints .
Business Park (Chapter 17 .49) & Growth Management (Chapter 17 .88 )
The Business Park Zoning (BP) chapter reflects already adopted regulations in the Airport Are a
and Margarita Area Specific Plans and no changes are proposed . The Business Park Regulation s
are being added to the Zoning Code for reference only . Amendments for the Growth
Management Regulations reflect recently adopted amendments approved by Council and n o
changes are recommended .
Environmental Revie w
On September 7, 2010, the City Council adopted a Negative Declaration of Environmenta l
Impact for Zoning Code amendments (ER 3-10). The recommended Zoning Code amendment s
are a follow up to amendments previously reviewed by the Council, and there are no additiona l
modifications which would have the potential for significant impacts to the environment . An
Initial Study of Environmental Impact (GPI/ER 83-07) was prepared for Downtown Residentia l
Parking amendments and did not identify any impacts that were considered significant an d
unavoidable (Attachment 2). The Negative Declaration of environmental impact was
recommended by the Planning Commission on July 27, 2011 . Final adoption of the Negativ e
Declaration requires City Council approval .
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Council Agenda Report — GPI 8-11 &GPI 83-0 7
November 15, 201 1
Page 6
FISCAL IMPAC T
When the General Plan was prepared, it was accompanied by a fiscal impact analysis, whic h
found that overall the General Plan was fiscally balanced . Accordingly, since the propose d
amendments are consistent with the General Plan, it has a neutral fiscal impact .
ALTERNATIVE S
1.
The Council could approve the proposed amendments to the Zoning Regulations an d
Parking and Access Plan with additional modifications .
2.The Council could determine that the proposed modifications would be inconsistent with
the General Plan and/or other policy documents, and therefore not approve th e
amendments .
3.
The Council could continue review of the proposed Zoning Regulations and Parking an d
Access Plan amendments, and provide direction to staff for research and revisions .
ATTACHMENT S
1.Zoning Regulations Text Amendments (legislative draft )
2.Land Use Element and Housing Element General Plan Policie s
3.Initial Study of Environmental Impact (GPI 83-07 )
4.Draft ordinance introducing the text amendment s
5.Draft resolution amending the Access and Parking Management Pla n
COUNCIL READING FIL E
1 . Planning Commission Minutes (May 25, June 22, July 13, July 27, and August 24 ,
2011 )
2.Planning Commission Resolutions (May 25, June 22, July 13, July 27, and Augus t
24, 2011 )
3.Planning Commission staff reports (May 25, June 22, July 13, July 27, and Augus t
24, 2011 )
G :\CD-PLAN\BLeveill\Zoning code update 2011\Council Docs\11,15,01 CC Meeting Docs\11-15,2011, Zoning Regs Update Council Agenda
Report .doc
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city of san Luis OBISpO
Attachment 1
zonmc Reculations aecemBeu 201 0
b . Day care centers with more than 12 adults or more than 14 children must
provide two spaces per facility and one space for each 12 day care clients
(based on the facility's license), rounded to the nearest whole number, i n
addition to any spaces required for the residential use . See Sectio n
17 .16 .060 of this Title . (Ord . 1365 (2000 Series)(part))
D.Day care as an accessory use .When day care facilities are accessory to anothe r
use requiring a permit, only one permit application need be filed and acted on . A s
accessory uses to schools and churches, and where an employer provides on-sit e
child care to 14 or fewer children for the exclusive use of employees, day care i s
allowed by right, providing the primary use meets City parking standards . (Ord . 136 5
(2000 Series)(part))
E.Exceptions.Nothing in this section shall prohibit applicants from requestin g
exceptions or variances from the strict interpretation of the Zoning Regulations to th e
extent allowed by said regulations . The Director may authorize minor exceptions t o
performance standards upon finding that :
1 . The modification is in accordance with the intent and purpose of the Zonin g
Regulations, and consistent with City day care policy .
F.Nonconforming status .All day care facilities licensed by the State at the time o f
ordinance adoption (1992) shall be considered legal nonconforming uses, consisten t
with Chapter 17 .10 of these regulations, except that nonconforming day care facilitie s
may not be changed to another nonconforming use . (Ord . 1225, 1992 )
17 .08 .110 Homeless Shelters .
1 . The below requirements are for homeless shelters within the PF zone which may b e
established without use permit review . Homeless shelters in other zones, whic h
require use permit review, may be subject to conditions of approval wit h
requirements that vary from these standards .
A.The shelter shall be operated by a responsible agency or organization, wit h
experience in managing or providing social services .
B.The shelter shall provide at least one qualified on-site supervisors at all times, plu s
one attendant for each 50 occupants .
C.A homeless shelter shall not be approved when another homeless shelter exist s
within 300 feet of the proposed site . This requirement may be modified by us e
permit .
D .--------------
Homeless shelters proposed adiacent to residentia l
neiqhborhoods shall require architectural review to ensure the shelter desiq n
provides for adequate privacy between uses and minimizes potential impacts of th e
proposed shelter to adiacent residences .
E . Parking shall be supplied at a ratio of one vehicle space per 10 beds, and on e
secured bicycle parking area designed to accommodate up to one bicycle per 1 0
beds .
pace is
P111-7
Attachment 1
city of san lu g s oBiISp o
OeCemBe12 2010 zoninq aequlation s
17.Affordable Housing Incentives, Chapter 17 .90 ;
18.On-Shore Support Facilities, Chapter 17 .92 ;
19.Development Agreements, Chapter 17 .9 4
B . Where provisions of this chapter conflict with provisions of other applicable laws, th e
more restrictive provision shall prevail . (Ord . 1006 - 1 (part), 1984 : prior code -
9202 .5(A))
17 .16 .010 Density.
A. Determination of Allowed Development .
1 . "Density" is the number of dwellings per net acre, measured in density units . I n
the AG, C/OS, and R-1,and R 2 zones, each single-family dwelling counts a s
one density unit . In the other zones, different size dwellings have density uni t
values as follows : (Ord . 1365 (2000 Series)(part))
a.Studio apartment, 0 .50 unit;
b.One-bedroom dwelling, 0 .66 unit ;
c.Two-bedroom dwelling, 1 .00 unit ;
d.Three-bedroom dwelling, 1 .50 units ;
e.Dwelling with four or more bedrooms, 2 .00 units .
2 . The following procedure shall be used to determine the maximum developmen t
allowed on a given lot or land area :
a . Determine the Average Cross-slope of the Site . "Average cross-slope" is th e
ratio, expressed as a percentage of the difference in elevation to th e
horizontal distance between two points on the perimeter of the area for whic h
slope is being determined . The line along which the slope is measured shal l
run essentially perpendicular to the contours .
i.Where a site does not slope uniformly, average cross-slope is to be
determined by proportional weighting of the cross-slopes of uniforml y
sloping sub-areas, as determined by the Community Developmen t
Director .
ii.Cross-slope determinations shall be based on the existing topography o f
the net site area after subtracting the area for any future on-site gradin g
necessary to accommodate proposed right-of-way improvements an d
other on-site improvements .
iii.Cross-slope shall be calculated only for the net area as defined in Sub -
section A2b below .
iv.When the calculation of cross slope results in a fractional number, it shal l
be rounded to the next highest whole number if the fraction is one-half o r
more ; otherwise it shall be rounded down to the next lowest whol e
number .
v.No slope-rated density reduction is required in the C/OS, C-R, C-C or P F
zones .
vi.The maximum development allowed for each average cross-slop e
category is as follows :
pace 27 PH1-8
city or sAttAglwen t
decemBER 2010 zornnq aequl .atlon s
Figure 1
b.Uncovered balconies, uncovered porches, or decks may extend into th e
required yard not more than four feet or one-half the required yard distance ,
whichever is less . Fire escapes, exit stairs or other required exits may b e
required to meet greater setbacks to comply with Building Cod e
requirements .
c.Decks, planters and similar features less than 30 inches above grade may b e
located within the required yards .
6.Trash Enclosures . Trash enclosures which have been approved by th e
Architectural Review Commission may be located within a required yard, provide d
no part of the enclosure is less than three feet from any right-of-way or adopte d
setback line .
7.Unenclosed Parking Spaces in Other Yards . Unenclosed parking spaces an d
parking aisles may be located within other yards .
8.Unenclosed . Tandem Parking Spaces . For single dwellings required parkin g
may be approved by the Director to be in tandem where safe and compatible wit h
the surrounding neighborhood .
9.Enclosed and Unenclosed Parking Spaces in Street Yard Prohibited . In no cas e
may an enclosed parking space or required parking space from which vehicle s
exit directly onto the street be located less than 20 feet from the stree t
right-of-way or setback line except as provided in 17 .16 .020E .2 below .
E . Exception To Yard Requirements .These regulations provide two general types o f
exceptions to the yard requirements : first, those which the property is entitled t o
because of physical circumstances, and second, those which the City may approve
upon request and subject to certain discretionary criteria .
1 . Exceptions Property May Be Entitled To .
a.Street Yards on Corner Lots Recorded Before April 1, 1965 . On corner lots i n
the R-1 and R-2 zones, recorded before April 1, 1965, the street yard alon g
the lot frontage having the longer dimension shall be not less than 10 feet, a s
in Figure 4 3 .
Figure 3
b.Street Yards on Corner Lots Where Each Corner Lot has Its Longer Frontag e
Along the Cross Street . In the R-1 and R-2 zones, when each corner lot on a
page 33 PH1-9
city Or Sall LUIS OBlSpO Attachment 1
zonmc IECUlations OECEmBeR 201 0
cross street has its longer frontage along the cross street, as in Figure 4 3,#
the street yard along the longest frontage shall be not less than 10 feet .
n
Figure 3
c.Street Yard Averaging (developed areas). Where these regulations requir e
street yards and where buildings have been erected on at least one-half o f
the lots in a block as of the effective date of the regulations codified in thi s
section, the minimum required street yard shall be the average of the stree t
yards of the developed lots, but in no case less than 10 feet nor more tha n
would otherwise be required .
d.Reduced Street Yard for New Structure Providing Additional Creek Setback .
Where a new structure provides a creek setback larger than required by thi s
title, the required street yard shall be reduced one foot for each one foot o f
additional creek setback, so long as the street yard is at least one-half tha t
required by Table 2 .
2. Discretionary Exceptions .
a.Reduced Street Yards .Upon approval of a use permit, or in conjunctio n
with tandem parking approval, the director may allow street yards to b e
reduced to zero for unenclosed parking spaces . Street yards may be reduce d
to 10-feet for structures including carports . Reductions may be approved fo r
garages when the driveway is long enough to accommodate a parked ca r
that doesn't overhang the sidewalk (18 .5 feet min .).
b.Variable Street Yards in Subdivisions .In new residential subdivisions, th e
entity approving the subdivision may approve variable street yards, to b e
noted on the approved map, provided the average of the yards on a block i s
at least 15 feet and no yard is less than 10 feet .
c.Variable Other Yards In Subdivisions .In new residential subdivisions, th e
entity approving the subdivision map may approve exceptions to the othe r
yard standards, with the exceptions to be noted on the map, provided a
separation of at least 10 feet between buildings on adjacent lots will b e
maintained and an acceptable level of solar exposure will be guaranteed b y
alternative yard requirements or private easements .
d.Other Yard Variations in Previously Subdivided Areas .Upon approval of
a use permit, the Director may allow other yards to be reduced to zero unde r
either of the following circumstances :
i.When there exists adequate recorded agreement running with the land to
maintain at least 10 feet of separation between buildings on adjacen t
parcels ; o r
ii.When the reduction is for either a minor addition to an existing lega l
structure which is non-conforming with regard to yard requirements or fo r
pace 34 PH1-10
ttac .et 1city of san ws OBIS o
decemBER 2010 zoninc Requlation s
a detached single-story accessory structure provided that the Directo r
makes the following findings : (Ord . 1365 (2000 Series)(part))
o in the case of a minor addition, that the minor addition is a logica l
extension of the existing non-conforming structure ; (Ord . 1365 (200 0
Series)(part))
o in the case of a detached single-story accessory structure, that th e
accessory structure is consistent with the traditional developmen t
pattern of the neighborhood and will have a greater street yar d
setback than the main structure ; (Ord . 1365 (2000 Series)(part))
o that adjacent affected properties will not be deprived of reasonabl e
solar exposure ; (Ord . 1365 (2000 Series)(part))
o that no useful purpose would be realized by requiring the full yard ;
o that no significant fire protection, emergency access, privacy o r
security impacts are likely from the addition ; an d
o that it is impractical to obtain a 10-foot separation easement pursuan t
to subsection "i" above .
All such minor additions and new accessory structures shall comply wit h
applicable provisions of Title 15, Building and Construction Regulations ,
of this code (see also Chapter 17.14, Non-conforming structures). (Ord .
1365 (2000 Series)(part))
e . Other Yard Building Height Exceptions .Upon approval of a use permit ,
the Director may allow exceptions to the standards provided in Tables 3, 4 ,
and 5 of subsection C2 of this section . Such exceptions may be granted i n
any of the following and similar circumstances, but in no case shal l
exceptions be granted for less than the minimum yard required : (Ord . 1365
(2000 Series)(part))
i.When the property that will be shaded by the excepted development wil l
not be developed or will not be deprived of reasonable solar exposure ,
considering its topography and zoning ;
ii.When the exception is of a minor nature, involving an insignificant portio n
of total available solar exposure ;
iii.When the properties at issue are within an area where use of sola r
energy is generally infeasible because of landform shading ;
iv.When adequate recorded agreement running with the land exists t o
protect established solar collectors and probable collector locations ;
v.When the property to be shaded is a street .
vi.Where no significant fire protection, emergency access, privacy o r
security impacts are likely to result from the exception . (Ord . 1365 (200 0
Series)(part))
f. Intersection Visibility .At the intersections not controlled by a stop sign o r
traffic signal, no plant, structure or other solid object over three feet hig h
which would obstruct visibility may be located within the area indicated i n
Figure 5 4 . At controlled intersections, the City Engineer may determin e
visibility requirements for proper sight distance . (Note : Yard requirements
may also be modified by variance, Chapter 17 .60 ; planned development ,
Chapter 17 .62 ; specific plan, Chapter 17 .52 ; or special consideration zone ,
Chapter 17 .56 .) (Ord . 1102 - Ex . A(7), (8), 1987 ; Ord . 1085 - 1 Ex . A (part),
1987 ; Ord . 1009 - 1, 1984 ; Ord . 1006 - 1 (part), 1984 ; Ord . 941 - 1 (part),
1982 : prior code - 9202 .5(C))
city Of san Luis oBtspo Attachment 1
zoninc, Requlations
OecemBCR 201 0
Table 6 5.5 : Maximum Height by Zon e
Zone Maximum Heigh t
R-1 25 ft. (up to 35 feet with approval of an administrative use permit )
R-2 35 feet
R-3 35 feet
R-4 35 feet
C/OS 35 feet
AG 35 feet
0 25 feet (up to 35 feet with approval of an administrative use permit )
PF 35 feet
C-N 35 feet
C-R 45 feet
C-C 35 feet
C-D 50 feet (additional height up to 75 feet may be approved, section 17 .42 .020 .C .)
C-T 45 feet
C-S 35 feet
M 35feet
BP Varies by specific plan area (see section 17 .49 )
See also Section 17 .16 .020 for relationship of yards and building height .
Components of solar energy systems, chimneys, elevator towers, screening fo r
mechanical equipment that is not integral with building parapets, vents, antennae an d
steeples shall extend not more than 10 feet above the maximum building height .
Commercial and governmental agency antennae may exceed the height limits for th e
zone in which they are located if such an exception is approved by the Director .
Any other exception to the height limits requires approval of a variance as provided i n
Chapter 17 .60 .
For height limits of signs, see Chapter 15 .40 . Sign Regulations . (Ord . 1085 - 1 Ex .A
(part), 1987 ; Ord . 1006 - 1 (part), 1984 ; Ord . 941 - 1 (part), 1982 : prior code - 9202 .5(E))
17 .16 .050 Fences, walls and hedges .
A. Purpose and Application .
1.The purpose of these regulations is to achieve a balance between concerns fo r
privacy and public concerns for enhancement of the community appearance ,
visual image of the streetscape, overall character of neighborhoods, and t o
ensure the provision of adequate light, air, and public safety .
2.These regulations apply to any type of visible or tangible obstruction which ha s
the effect of forming a physical or visual barrier between properties or betwee n
property lines and the public right-of-way, including but not limited to : any type o f
artificially constructed barriers of wood, metal, or concrete posts connected b y
boards, rails, panels, wire or mesh and any type of natural growth such a s
hedges, and screen plantings .
pace 44 PH1-12
Attach nient 1city of san Luis OBI S
&ECEmBER 2010 Z011Ir1Q REQUtdtJ011 S
B . Fences, walls or hedges may be placed within required yards, provided :
Maximum fence height ,"within street yard ;
Figure 8
1.The maximum height in any street yard shall be as shown in Figure 8 ;
2.The maximum height in any other yard shall be six feet ;
3.Arbors, trellises, and other lightweight ornamental features
are allowed within a required yard, subject to the same height limits that apply t o
fences and hedges except as provided below ;
4 .Arbors . Up to one such feature per street frontaqe may be allowed with a
maximum height of 9 feet, and an area of not more than 40 square feet a s
measured by the perimeter formed by the vertical projection to the ground of th e
outermost elements of the feature, and no horizontal dimension shall excee d
eight feet in length . Anv portion of such a feature wider than 18 inches and tha t
exceeds the usual fence heiqht requirements of this section shall be of an ope n
desiqn such that a person standinq on the adjacent public riqht-of-way can se e
completely through at least 50 percent of the structure to the depth of the require d
street yard (Fiqure 9, below) Such features within required yards shall not b e
connected to a buildinq and shall comply with intersection visibility requirement s
of section 17 .16.020 .E .2 .
Figure 9
NO FENCE,WALL, OR iHEDGE TO BE TALLER /
THAN THIS LINE
May be Solid
paqE 45 P111-13
city of san Luis ornspo Attachment 1
zonlnq Requlations OECEmBE12 201 0
5 .Decorative pilasters, statuary, flower pots and similar ornamental element s
attached to or incorporated into the design of conforming fences or walls ma y
exceed the required height limit up to 18 inches provided that the decorativ e
element is not wider than 18 inches and that such elements are used to define a
gateway or other entryway or are otherwise at least four feet apart .
C . Fences or walls may be placed outside required yards, provided :
1.The maximum height is eight feet .
2.Where the wall is connected to and a part of the house, it may be any heigh t
allowed in the underlying zone .
D . Fence height is measured from the adjacent grade along the lower side of the wall o r
fence, directly at the base of the wall or fence .
E .Measurement of height where fences or walls are located on retaining walls .
L Where fences or walls are located on retaining walls, the height of the retainin g
wall shall be considered as part of the overall height of the fence or wall . Walls
or fences must have a minimum spacing of five feet to be considered separat e
structures for purposes of measuring overall height .
2 .Where fences are located on a berm or mound the height of fence shall includ e
the berm or mound directly beneath the fence and above natural grade in th e
overall height measurement .
3 .Where fences are located on retaining walls within other yards, fences not t o
exceed six feet as measured from the uphill side may be erected or replaced o n
top of the retaining walls and the combined fence and retaining wall height shal l
not exceed nine feet from the lower side, provided no modification of grade ha s
occurred from the original subdivision improvements and/or design approvals .A
building permit is required for the combined fence and retaining wall height t o
exceed six feet and if there is evidence that a modification to the grade ha s
occurred from the original subdivision/design approvals the height must b e
authorized through a fence height exception .
F . The Director may grant exceptions to these standards subject to a finding that n o
public purpose would be served by strict compliance with these standards .
G . A public notice shall be posted at the site of each proposed fence height exception . I f
anyone informs the Community Development Department of a reasonable objectio n
concerning the proposed fence height exception within five days of the posting, th e
Director shall schedule a hearing for the application as provided for administrative us e
permits . If no questions or objections are received by the Community Developmen t
Department within five days after posting, the Director may issue a letter of approva l
upon submission of all required information and without further notice or publi c
hearing . (Ord . 1006 - 1 (part), 1984 ; Ord . 941 - 1 (part), 1982 : prior code - 9202 .5(F))
17 .16 .060 Parking space requirements .
A. Intent .This section is intended to ensure provision of adequate off-street parking ,
considering the demands likely to result from various uses, combinations of uses, an d
settings . It is the City's intent, where possible, to consolidate parking and to minimiz e
paQC 46 PH1-14
city of san Luis o>3ispo Attachment 1
zoning i equlations
dccEmBER 201 0
G . Downtown Core :Within the Downtown-Commercial (C-D) zone the following parkin g
standards and incentives shall apply :
1.Parking space reductions noted in items B through E above shall not b e
applicable in the C-D zone, as the reduced parking rates established herei n
are intended to provide flexibility in meeting parking requirements and rely o n
the consolidation of parking .
2.Restaurants, sandwich shops, take-out food, bars, taverns, night clubs, othe r
food service or entertainment establishments, theaters, auditoriums ,
convention halls, and churches : One-half that required in Table 6 Sectio n
17 .16 .060 ;provided, however, that in no case the requirement shall excee d
one space per three hundred fifty square feet gross floor area .
3.Dwellings, motels, hotels and bed and breakfast inns : One-half that require d
in Soction 17.16 .060 Table 6 . In order to support and encourage residentia l
uses in the C-D zone, additional options for meeting parking requirements fo r
residential uses are available as listed in subsection 7 below .
4.All other uses : One space per five hundred square feet gross floor area .
5.In determining the total number of required spaces, all fractions shall b e
rounded to the nearest whole number . Fractions of one-half or greater shal l
be rounded to one ; fractions less than one-half shall be rounded to zero .
6.For existing buildings, only the parking needed for additions thereto or fo r
changes in occupancy which increase parking requirement relative to prio r
uses shall be required .
._.
• ' •nded to provido floxibility in mooting
7 . The parking space requirement may be met by :
a . Providing the required spaces on the site occupied by the use ;
b .
The director may, by approving a n
administrative use permit, allow some or all of the parking to b e
located on a site different from the use . Such off-site parking shall no t
be within a residential zone . It shall be within reasonable walkin q
distance and no greater than 1250 feet of the use and shall not be
separated from the use by any feature that would make pedestria n
access inconvenient or hazardous . The site on which the parking i s
located shall be owned, leased or otherwise controlled by the party
controlling the use .
c . Participating in a commonly held and maintained off-site parking lo t
where other businesses maintain their required spaces ;
pagE 48 PH1-15
Attachment 1
city of san Luis osisp o
OECEmBeR 2010 z oning Regulation s
d.Participating in a parking district that provides parking space s
through a fee or assessment program .
e.Participating in an in-lieu fee program as may be established by th e
city council . Any parking agreement approved prior to adoption of th e
parking standards contained in subsections {4=1}(1) through (3) of thi s
section may be adjusted to conform with those standards, subject t o
approval by the community development director and city attorney ;
requirea vehicle trip reduction plan bo submitted f
incroacoddemand for parking in tho Downtown resulting from th e
project is not cignificant duo to cuchconsidorationc ac thoproject's
&Requirements by Type of Use .Except as otherwise provided in thes e
regulations, for every structure erected or enlarged and for any land or structur e
devoted to a new use requiring more spaces according to the schedule set out in thi s
subsection, the indicated minimum number of off-street parking spaces located o n
the site of the use shall be provided .
The right to occupy and use any premises shall be contingent on preserving th e
required parking and maintaining its availability to the intended users, includin g
residents, staff, and/or customers . In no case may required parking spaces for a us e
be rented or leased to off-site uses or used for other purposes .
Parking, in addition to these requirements, may be required as a condition of us e
permit approval .
H I . Uses Not Listed .
The Director shall determine the parking requirement for uses which are not listed .
His/her determination shall be based on similarity to listed uses, and may b e
appealed to the Planning Commission .
hi .Parking calculations .
1.The parking requirement is based on the gross floor area of the entire use, unles s
stated otherwise .
2.When the calculation of required parking results in a fractional number, it shall b e
rounded to the next highest whole number if the fraction is one-half or more ;
otherwise it shall be rounded down to the next lowest whole number .
3.Where there has been a reduction in required parking, all resulting spaces mus t
be available for common use and not exclusively assigned to any individual use .
f .In order to facilitate houcing do
paq E 49 PH1-16
city o~ san Luis oBispo Attachment 1
zoninq REculations dccEmBER 201 0
In mixed use projects, required residential parking may be reserved, bu t
commercial parking must be made available for guests or overflow fro m
residences .
d K. Tandem parking .
1 . For residential uses, when parking spaces are identified for the exclusive use of
occupants of a designated dwelling, required spaces may be arranged in tande m
(that is, one space behind the other) subject to approval of the Communit y
Development Director . Tandem parking is intended to allow for needed flexibility
on constrained lots or where tandem parking is consistent with the existin g
neighborhood pattern . Tandem parking shall not be used to provide for th e
conversion of garage spaces .
2 . Hotel and Restaurant Projects (New and Existing). Tandem parking may be use d
for hotel and restaurant development in the Downtown Commercial (C-D) zon e
where parking service is provided, subject to the approval of a Parkin g
Management Plan by the Public Works and Community Development Directors .
A Parking Management Plan is a document that outlines how site parking will b e
regulated and includes provisions to reduce parking demand, including but not
limited to, availability of transit in close proximity, access to a car share progra m
and access to information regarding alternative transportation programs .
3 . Tandem parking may be considered in office development if all of the followin g
requirements are satisfied :
a.With review of the location and design by the Architectural Revie w
Commission, where adequate maneuverability and access arrangements ar e
provided ; an d
b.When the tandem spaces are set aside for the exclusive use of on-sit e
employees ; an d
c.Where the total number of tandem spaces does not exceed 30% of the tota l
parking provided for projects that require 10 vehicle parking spaces or less ,
and 15% of the total parking provided for projects that require 11 or mor e
vehicle parking spaces ; an d
d.With the approval of a Parking Management Plan by the Public Works an d
Community Development Directors to insure that proper management an d
oversight of the use of the proposed tandem spaces will occur .
4 . For existing office development where there is a desire to upgrade or modify th e
parking layout to increase efficiency or better meet standards, and review by th e
Architectural Review Commission would not be required, the approval of ne w
tandem parking spaces would require the approval of an administrative us e
permit, where adequate maneuverability and access arrangements are provided .
pace 5o P111-17
1ciAttachmentsanu1SoISop
zoninq REQulatlon sulatlons
TABLE 6 - PARKING REQUIREMENTS BY US E
Type of Use Number of Off-Street Parking Spaces Required
RESIDENTIAL USES
Boarding/rooming house, dormitory One space per 1 .5 occupants or 1 .5 spaces per bedroom, whichever is greater
Caretaker quarters Two spaces per dwellin g
Convents and monasteries One space per five occupants
Fraternity, sorority One space per 1 .5 occupants or 1 .5 spaces per bedroom, whichever is greater
High occupancy residential use The parking requirement shall be greater of : 1 . The number of space required for dwellings . or 2 . On e
off-street parking space per adult occupant, less one .
Home occupation See Section 17 .08 .090
Live/work units 2 spaces per uni t
Mixed-use project Same as Multi-family dwellings
Mobile home park 1 .5 spaces per unit: 1 space to be with uni t
Multi-family dwellings
1 per studio apartment: 1-1/2 for first bedroom plus 1/2 for each additional bedroom in a unit, plus 1
for each five units in developments of more than five units . Also see parking reduction paragraph s
under 17.16 .060 .
Residential care facilities - 6 or fewer residents Same as Rest home
Residential care facilities - 7 or more residents Same as Rest hom e
Residentail hospice facility Same as Rest home
Rest home One space per four beds (adult): one space per five juvenille occupant s
Single-family dwellings 2 spaces per dwelling . In the R-1 and C/OS zones, one space must be covered .
Work/live units 2 spaces per unit
pAGE4 9
duly 2010
PH1-1 8
Attachment 1city of san lulls ornsp o
zoning izequlation s
of any of the following items on private property must be screened from any public right -
of-way, except as provided in section € D, below . Objects and activities will b e
considered "screened" when they are either 1) not visible from a public right-of-way or 2 )
behind a solid six-foot-high fence, wall, or hedge where such fence, wall, or hedge i s
otherwise permitted by zoning and building codes .
A . Furniture and other equipment .Furniture or other equipment, including but no t
limited to stuffed couches and chairs, household appliances, sinks, heaters, boilers ,
tanks, machinery, other household or commercial equipment, or any parts thereof .
B . Materials .Building materials, including but not limited to packing boxes, lumber, dirt
piles, wood, landscape materials, or debris .
C . Recreational vehicles and related devices .
1.Any airplane or other aircraft, or any parts thereof ,
2.Special mobile equipment or parts thereof, such as tar wagons, water trailers ,
and similar devices as defined in section 575 of the Vehicle Code ,
3.Boats, trailers, camper shells, recreational vehicles, jet skis or similar devices, o r
parts from any of these items, unless exempted in section D7 below .
D . Exceptions.The following may be allowed in front yards under the note d
circumstances :
1.Waste haulers and recycling containers may be placed for pickup in accordanc e
with Chapter 8 .04 & 17 .17 .075 of this code .
2.Portable on demand storage containers (PODS) used for the temporary storag e
of personal property owned or rented by the occupants may be allowed for a
period not to exceed one week .
3.Building materials, vehicles, equipment, or construction tools may be placed i n
yards during construction with a valid building permit .
4.Personal property owned or rented by the occupants may be repaired, washed ,
cleaned, and serviced, subject to any other relevant regulations, provided that
vehicles are parked in a driveway and that all work is completed within 72 hours .
5.Storage, repair, and maintenance of vehicles or other equipment may be allowe d
in commercial or agricultural areas visible from a public right-of-way, where thes e
activities are an integral part of the commercial business and are conducted i n
accordance with all other limitations on that business .
6.Barbecues and furniture that is designed and intended for outdoor use ma y
remain on a porch or in a walled front patio, where the walls are designed i n
accordance with fence height regulations .
7.Recreational vehicles and trailers with current licenses may be parked i n
driveways .
17 .17 .050 Front yard paving .
No more than 50% of any residential front yard (see definition of "front yard"), not t o
exceed 26 feet in width, may be covered by concrete or any other impervious material ,
including driveways, patio areas, walkways, and other landscape features . Exceptions t o
this standard can be granted through the Administrative Use Permit process, should th e
proposed paving be compatible with the neighborhood . (Ord . 1412 – 2002 Series).
OECEmBER 2010
pac€65 PH1-19
city of san Luis OBISpO Attachment 1
zonmq uequlations OECCmBCR 201 0
17 .17 .060 Roofs .
A . No furniture or equipment, including chairs, mattresses, couches, recreationa l
furniture, or other materials may be placed on any roof, patio cover, carport, shed top ,
or similar structure, except for the following :
1.Roof-top equipment, including antennas, satellite dishes, masts, poles, heating ,
ventilation, air conditioning equipment and similar devices that are designed fo r
roof-top installation, and were lawfully installed, may remain on the roof as lon g
as they are properly maintained .
2.Furniture or other equipment may be placed on a roof deck or other similar plac e
that was lawfully designed and created for such use .
17 .17 .070 Fences .
All fencing that is visible from a public right-of-way shall be maintained so that fencin g
materials and support are structurally sound, with no missing material .
17 .17 .075 Neighborhood preservation .
It shall be unlawful and a public nuisance for any person, firm or corporation, owning ,
leasing, occupying, or having possession of any private property in the City to maintai n
such property in such a manner that any of the following conditions are found to exis t
thereon :
1.Refuse, green waste, and recycling receptacles shall not be within ie the front yar d
area except as provided in Municipal Code section 8 .04 which states : Refuse an d
garbage containers shall not be placed adjacent to the street for pickup more tha n
twenty-four hours before pickup time, and such containers shall be removed withi n
the twelve-hour period following pickup, except in the Business Improvement Area (a s
defined in Chapter 12 .36). In the Business Improvement Area, refuse and garbag e
containers shall not be placed adjacent to the street for pickup before 5 :00 p .m . or th e
close of business on the day preceding pickup, whichever is later . Such containers
shall be removed before 10 :00 a .m . following pickup . The "front yard" area is define d
as : The area of a residential lot that lies between the street property line and the walls
of any residences that face the street . (Ord . 1277, 1995). Trash, green waste, an d
recycling receptacles shall be completely screened from public view from the public
right-of-way that abuts the front yard by a fence, landscaping, or wall, or fonco that is
otherwise permitted by Zoning and Building Codes .Multi-family developments ,
condominium projects, and other common interest residential units which ar e
approved for individual waste wheelers shall remove waste wheelers from th e
common area visible from the public right-of-way in accordance with this section .
Multi-family projects with shared bin service shall utilize approved enclosure location s
consistent with project approvals .
2.Buildings which are abandoned, partially destroyed or damaged or left in a n
unreasonable state of partial construction, whose owners have been notified by th e
City that the property has been determined to be in violation of this section . A n
abandoned building means any building or structure which is not occupied, used o r
secured for a period of one (1) year or more . A partially destroyed or damage d
building means any building or structure in which 25% or more of the structure ha s
been destroyed or damaged and not repaired or replaced for a period of one (1) yea r
or more . An unreasonable state of partial construction is defined as any unfinishe d
building or structure that has been in the course of construction for two (2) years o r
more, and the condition of said unfinished building or structure or accumulation o f
paQ€66
PH1-20
Attachment 1cityofsan Luls oBisp o
zoning Regulation s
TABLE 9 - USES ALLOWED BY ZONE - Continue d
July 2010
Land Use AG ~C/OS
Specific use
Regulation sR1R2R3R4PFO (1)C-D C-R C-T B P
Permit Requirement by Zoning Distric t
SERVICES - BUSINESS, FINANCIAL &PROFESSIONAL
ATMs A A A A A A A A A
Banks and financial services A A A A D(4)D(4)D
Business support services A A ND A A A A
Medical service - Clinic, laboratory, urgent care D D D A D(11)D(11 )
Medical service - Doctor office _A ND ND A D(11)D(11 )
Medical service - Extended care PC PC D PC PC D
Medical service - Hospital PC P C
Convalescent hospital PC P C
Office - Accessory A A A A A A A A
Office - Business and service A A ND A D (4)D(4)D
Office - Government D PC A A R P C
Office - Processing D D D D(4)D(4)A
Office - Production and administrative T A ND ND A D(4)D(4)A
Office - Professional 1 A ND ND A D
Office - Temporary See Section 17 .08.010 .0
Photographer, photographic studio A ND A PC A
SERVICES - GENERAL
Catering service D D A D A A
Cemetery, mausoleum, columbarium PC PC PC PC PC PC PC PC PC P C
Copying and Quick Printer Service A A A A A A A A
Day care - Day care center (child/adult)D(9)D(9)D(9)D(9)D(9)A A A ND A D(9)D(9)D(9)D 17 .08 .10 0
Day care - Family day care home (smalVlarge)A A A A A A A A A A A A 17 .08 .100
Equipment rental A A D
Food bank/packaged food distribution center D D
Maintenance service, client site services A A P C
Mortuary, funeral home D D A D
Personal services A A A A D A D
Personal services - Restricted D D
Public safety facilities PC PC
Public utility facilities PC A A 17.08 .080
Repair service - Equipment, large appliances ,
etc .A A D
Residential Support Services A A A A
Social service organization D A A A A D
Vehicle services - Repair and maintenance -
Major A A D
Vehicle services - Repair and maintenance -
Minor PC D A A D
Vehicle services - Carwash D D PC D D
Veterinary clinic/hospital, boarding, large animal PC PC D D
Veterinary clinic/hospital, boarding, small
animal, indoor D D A ND A A
Veterinary clinic/hospital, boarding, smal l
animal, outdoor D
Key:A =Allowed D = Director's Use Permit approval required PC = Planning Commission Use Permit approval require d
ND = Director's approval on ground floor, allowed on second floor or abov e
Note :Footnotes affecting specific land uses follow the table .
page 8 2
PH1-2 1
city of san lulls o$iSpo Attachment 1
zoninq tequlations OecemBeR 201 0
j . Building Code Analysis : A building code analysis specifying the building's
allowable area, occupancy class, occupancy load, and construction type .
D . Maximum coverage : 100%.
E . Maximum Floor Area Ratio (FAR):
1.3 .0 - maximum allowed for buildings up to 50 feet tall ;
2.3 .75 - maximum allowed for buildings approved above 50 feet tall ;
3.4 .0 - maximum allowed for approved buildings over 50 feet tall with transfer o f
development credits for open space protection or historic preservation ; or if a
density bonus for affordable housing is granted .
F . Standard Lot Dimensions :
Minimum lot area : 3,000 square fee t
Minimum lot width : 25 feet
Minimum lot depth : 50 feet
Minimum street frontage : 15 feet
G . Vehicle Access : Although residential uses are encouraged in the C-D Zone, it is no t
the intent of the City to ensure that parking is provided on-site for residential uses .
Therefore, there is no guarantee of parking availability, either on-site or off-site, fo r
downtown residential projects . On-site parking may be considered inappropriate a t
certain downtown locations where the pedestrian experience would be harmed b y
vehicle ingress and egress across the sidewalk . In order to maintain pedestria n
orientation and the continuity of sidewalks within the C-D Zone, an Administrative Us e
Permit must be approved to permit the installation of new driveway approache s
proposed after the effective date of this ordinance . When new driveway approache s
are proposed in conjunction with an application for Architectural Review, a separat e
Planning Application shall not be required . In order to approve the new drivewa y
approach, the approving body must make at least one of the following findings :
1.The proposed driveway approach will not harm the general health, safety an d
welfare of people living or working in the vicinity of the project site because th e
number of vehicles expected to use the driveway is limited (less than 10 spaces )
and there are no other alternatives, such as service alleys, to provide vehicl e
access to the site .
2.The proposed driveway approach is located along a non-arterial street and wil l
not significantly alter the character of the street or pedestrian circulation in th e
area in consideration of the characteristics of pedestrian flow to and from th e
project site and surrounding uses .
3.The proposed driveway approach is a shared facility and provides efficient acces s
to more than a single project in a way that eliminates the need for additiona l
driveways .
4.The proposed driveway approach provides access to public parking .
H . Parking .See Section 17 .16 .060 .
1 .Rostaurantc, candwich chopc,takoout food, bars, tavorns,nightclubc, otho r
halls, and churchos :ono-half that roquirod in Soct i
page 114 P111-22
city o s1c
deCEmBeR 2010 zornnq uequlatlon s
howovor, that in no caso tho roquiromont shall oxceed ono cpaco por 350 cquar o
2 .Dwollings, motols, hotols and bad and broakfact inns : Ono-half that roquirod i n
Section 17 .16 .060 .
to tho noarost wholo numbor . Fractions of 0 .5 or groator shall bo rounded to 1 ,
fractions loss than 0 .5 shall bo roundod to O .
5.For oxicting buildings, only tho parking noodod for additions thoroto or fo r
shall-be-required.
!.t--
tho C D zono, as the reduced parkingrates establiiehod'i n 1 7 .12 02n u 1 .3 af e
intondod to provido floxibility in mooting parking requiromonts and rely on th e
sed by-the dovolopor of tho proposed uco ;
d .Participating in a parking district that providos parking cpacoc through a fo o
tho undorlying proporty in a parking district by January 1, 1988 . If by that dat e
s not participating in such a district, tho parkin g
o .Participating in an in-liou foo program as may bo octablished by the Cit y
f .Any combination of subcoctionc H .1 .a . through H .1 .o of this coction .
Tho Community Dovolopmont Dopartm
shall schodulo a public hearing boforo tho planning commission to consido r
parking is providod . (Ord . 1101 2, 1987 ; Ord . 1074-2, 1986 : Ord . 1050 1
{part), 1985 : Ord . 1023 1 1081 ; Ord . 1006 1 (part), 1981 ; Ord . 1911 1
{part), 1982 : prior codo 9203 .10(6)}
Maximum Building Size : No retail establishment (commercial building) shall excee d
60,000 square feet of gross floor area, unless excepted by subsection H and Sectio n
17 .16.035 .
J . A retail establishment may be allowed up to 140,000 square feet of gross floor area, i f
the Planning Commission determines that it meets the following standards :
1 . The proposed use will serve the community, in whole or in significant part, an d
the nature of the use requires a larger size in order to function .
page 115 PH1-23
Attachment 1city Of san luis o>3ispo
OccEmI3cT 2010 zoning Regulation s
Chapter 17 .49 : BUSINESS PARK (BP) ZON E
Sections :
17 .49 .010 Purpose and application .
17 .49 .020 Property development standards .
17 .49 .010 Purpose and application .
The BP zone is intended to provide for research and development, Tight manufacturing ,
and business services that are compatible with each other and with airport operations .
The BP zone implements and is consistent with the Business Park land use category o f
the General Plan .
17 .49 .020 Property development standards .
BP zoning is found only within the Airport Area and Margarita Area Specific Pla n
boundaries . The following is a summary of some of the property development standard s
that apply to each specific plan area .These standards are included in the Zonin g
Regulations for reference only .See the appropriate specific plan for more detaile d
property development information .
Airport Area Specific Pla n
A . Yards . Setback distance between :
1 .Buildings and property lines along streets, 16 feet ;
2 .Parking lots and property lines along streets, 10 feet ;
3 .Buildings and property lines between adjacent parcels, zero ;
4 .Parking lots and property lines between adjacent parcels, 5 feet .
B . Maximum height :
1 .Occupied buildings, 45 feet (not to exceed three stories);
2 . Non-occupied architectural features, 52 feet .
C . Coverage :
1.Maximum coverage by buildings, driveways, and parking shall not exceed 80%.
2.Minimum landscape area (planning areas, water features, and hard surface s
used mainly by pedestrians) shall be at least 20% of site area .
D. Maximum floor area ratio :
1.Warehousing, storage, or automated manufacturing uses shall not exceed 1 .0 ;
2.All other uses shall not exceed 0 .6 .
E .Standard Lot Dimensions :
page 121 PH1-24
Attachment 1
1 .Minimum lot area : 0 .5 acre
2.Minimum lot width : 100 feet
3.Minimum lot depth : 100 feet
4.Maximum lot depth to width ratio shall be 3 :1
5.Minimum street frontage : 50 fee t
Margarita Area Specific Plan (Low-rise Office )
F.Yards . Setback distance between :
1 .Buildinqs and property lines alonq streets, 15 feet ;
2 .Parkinq lots and property lines along streets, 15 feet ;
3 .Buildings and property lines between adjacent parcels, 5 feet ;
4 .Parking lots and property lines between adiacent residential parcels, 3 feet ;
5 .Parking lots and property lines between adjacent non-residential parcels, zero .
G.Maximum height :
1 .Occupied buildings, 25 feet ;
2 .Single-story masonry area, one occupied level, not to exceed 36 feet .
H.Coveraqe : Minimum landscape area (plannin g' areas, water features, and har d
surfaces used mainly by pedestrians) shall be at least 20% of site area .
I .Maximum floor area ratio : The ratio of gross building floor area to site area shall no t
exceed 0 .29 .
J .Standard Lot Dimensions : Same as Office zone .
Margarita Area Specific Plan (General Business Park )
K . Yards . Setback distance between :
1 .Buildinqs and property lines alonq streets, 20 feet ;
2 .Parkinq lots and property lines alonq streets, 20 feet ;
3 .Buildings and property lines between adiacent parcels, zero ;
4 .Parkinq lots and property lines between adjacent residential parcels, N/A ;
5 .Parkinq lots and property lines between adjacent non-residential parcels, zero .
L .Maximum height :
1.Occupied buildinqs, 36 feet ;
2.Non-occupied architectural features such as towers may extend to 45 feet .
city of san Luis oBisp o
zoninc tzeculations
OecemBC12 201 0
paQE 122 PH1-25
city o Attachmen tn uis oBiSpo
zomnc Reculation s
M.Coveraqe : Minimum landscape area (planninq areas, water features, and har d
surfaces used mainly by pedestrians) shall be at least 15% of site area .
N.Maximum floor area ratio : The ratio of qross building floor area to site area shall no t
exceed 0 .44 .
0 .Minimum land parcel size : One acre .
P .Parking : The parkinq requirements in the Low-rise Office and General Business Par k
areas are as follows :
1 .For all uses, parinq will be provided at a rate of not less than one space per 50 0
square feet of gross floor area, nor more than one space per 300 square feet o f
gross floor area .
Exceptions :
a .Medical offices may, but are not required to, provide parkinq at a ratio of on e
space per 200 square feet .
b .For warehousinq, parkinq will be provided at a rate of not less than one spac e
per 1,500 square feet of qross floor area, nor more than one space per 1,00 0
square feet of gross floor area .
decemBcR 2010
pace 123 PH1-26
Attachment 1
City Of san LUIS oBlsp o
OECCInBCR 2010
Zoning Regulation s
Chapter 17 .88 : Residential Growth Managemen t
Regulation s
Sections :
17 .88 .010 Purpose and justification .
17 .88 .020 Allocations .
1 ,
17 .88 .040 Periodic city council review and consideration of revisions .
17 .88 .010 Purpose and justification .
A.The regulations codified in this chapter are intended to assure that the rate o f
population growth will not exceed the city's ability to assimilate new residents and t o
provide municipal services, consistent with the maximum growth rates established i n
the general plan . Also, these regulations are to assure that those projects which bes t
meet the city's objectives for affordable housing, inf ill development, open spac e
protection, and provision of public facilities will be allowed to proceed with minimu m
delay.
B.San Luis Obispo is a charter city, empowered to make and enforce all law s
concerning municipal affairs, subject only to the limitations of the city charter and th e
constitution and laws of the state . Regulation of the rate of residential development is
a reasonable extension of municipal authority to plan overall development, i n
furtherance of the public health, safety and general welfare .
C.According to the general plan land use element, the city should achieve a maximu m
annual average population growth rate of one percent. The reserve of developabl e
land within the city and the capacity of proposed annexations could sustain growt h
rates which would exceed the objectives of the general plan .
D .&The growth rate policies of the general plan reflect the city's responsibility t o
accommodate a reasonable share of expected state and regional growth .
E$. To avoid further imbalance between the availability of jobs and of housing within th e
city, the general plan also manages expansion of growth-inducing activities . Th e
burdens of growth management are not being placed solely on the residential sector ,
since it largely responds to demands caused by other sectors .
F .Gt :Considering the likely levels of housing demand and construction throughout th e
housing market area, nearly coinciding with San Luis Obispo County, thes e
regulations are not expected to affect the overall balance between housing suppl y
and demand in the market area . These regulations will not impede and may hel p
meet the needs of very low-, low- and moderate-income households . (Ord . 1459 §3
(part), 2004 : Ord . 1359 § 3 (part), 1999)
page 187 pH 1_27
city of san Luis OBISp O
zonmq R€Qulations
Attachment 1
OECem13ER 201 0
17 .88 .020 Allocations .
A.Each Specific Plan . - - ' - • ,shall adopt a phasin g
schedule that allocates timing of potential residential construction,including phasin g
of required improvements,among annoxation arms,consistent with the general plan
and with these regulations .
B.The limitations on residential development established by these regulations apply t o
new residential construction within certain areas that have been annexed to the city o r
that will be annexed to the city . Development in such areas is subject to developmen t
plans or specific plans, which shall contain provisions consistent with thes e
regulations .
C .Aallocations shall b e
implemented by the timing of issuance of building permits .
tho phasing schodulo showc as having an "acsumod" rato of construction .
DE. Dwellings affordable and enforceably restricted to residents with extremely low,very
low, low or moderate incomes, as defined in the city's general plan housing element ,
and new dwellings in the downtown core (C-D zone as shown in the most officia l
zoning map) shall be exempt from these regulations . Enforceably restricted shal l
mean dwellings that are subject to deed restrictions, development agreements, o r
other legal mechanisms acceptable to the city to ensure long-term affordability ,
consistent with city affordable housing standards . In expansion areas, the overal l
number of units built must conform to the city-approved phasing plan .
E .It shall not be necessary to have dwellings allocated for a particular time interval o r
location to process and approve applications for general plan amendment, zon e
change or other zoning approval, subdivision, or architectural review . (Ord . 1459 §3
(part), 2004 : Ord . 1359 § 3 (part), 1999 )
owners .
housing,nocessary public facilitioc, or opon spaco protection as a rosy ~'~.lt of t
adjuctmont . (Ord . 1/159 § 3 (part), 2004 : Ord . 1359 § 3 (part), 1999)
17.88 .03040 Periodic city council review and consideration o f
revisions .
A . The community development department shall provide status updates to the cit y
council concerning implementation of these regulations, coordinated with the annua l
report on the general plan . The status update will describe actual construction level s
and suggest if revisions are necessary to maintain the City's one percent growth rate .
page 188 PH1-28
Attachment 1
city of san Luis oBisp o
OECEmBER 2010 Zonlnq Requl .ation s
cral plan . City council approval shall be required to do any o f
the-followin g
annexations .
r accigning tho unusod potontial to that sam o
aroa in futuro intorvals .It is tho intont of this part to oncourago complotion o f
2•ee —tee ..
proviouclyascignod toothor annoxation aroas willnot bo roducod without th o
19993
paqE 189 PH1-2 9
D .For in city dovolopmont and for minor annexatio
~icity o a is OI3IS OP t
zomnc Requtation s&COMER 201 0
cameras and photographic supplie s
clothing and accessorie s
collectibles (cards, coins, comics, stamps ,
etc .)
department stores
drug and discount store s
dry good s
fabrics and sewing supplies
orthopedic supplies
religious goods
small ware s
specialty shop s
sporting goods and equipmen t
stationery
toys and game s
variety stor e
Golf Course .Golf courses, and accessory facilities and uses including : clubhouse swith bar and restaurant, locker and shower facilities ; driving ranges ; "pro shops" fo r
on-site sales of golfing equipment ; and golf cart storage and sales facilities .
Grazing ."Grazing" means the keeping of hoofed animals where food grown on th e
premises is the principal food of the livestock . (Ord . 941 - 1 (part), 1982 : prior code -9204 .11 (part))
Gross floor area ."Gross floor area" means the total area enclosed within a building ,
including closets, stairways, and utility and mechanical rooms, measured from th einterior face of the walls . (Ord . 941 - 1 (part), 1982 : prior code - 9204.11 (part))
Guest House.A separate "accessory structure", that is designed, occupied, o rintended for occupancy as sleeping and bathing quarters only, that does not contain a
kitchen, and is intended to be used in conjunction with a primary residence tha tcontains a kitchen . A guest house shall be no larger than 450 square feet .
H . Definitions, "H ."
Hedge .A barrier or boundary formed by a dense row of shrubs or low trees .
Heliport.A designated, marked area on the ground or the top of a structure wher ehelicopters may land at any time .
High Occupancy Residential Use .A "High Occupancy Residential Use" is an ydwelling other than a residential care facility as defined in section 17 .04 .340 of this
code, in the R-1 or R-2 zones when the occupancy of the dwelling consists of six o rmore adults . (Ord . 1154 - 1 Ex. A (part), 1989 )
Home Occupation .The conduct of a business within a dwelling unit or residentia lsite, employing only the occupants of the dwelling, with the business activity bein g
subordinate to the residential use of the property .
Homeless Shelter .A church, public building, or quasi-public facility that provide s
emergency or temporary shelter for more than thirty (30) days in any one year perio dto homeless individuals and/or groups . These accommodations may includ e
temporary lodging, meals, laundry facilities, bathing, counseling, and other basi csupport services .
pace 239
pHl-30
Attachment 2
Land Use Element Policy
4 .22 Parking for Downtown Resident s
The City should revise the Access and Parking Management Plan (2002) to include a
downtown access program for residents in the downtown core area . The revisio n
should evaluate various strategies and long-term parking solutions and includ e
implementation recommendations . Strategies and solutions that may be considere d
include, but are not limited to, components of Housing Element Programs 6 .3 .2, 6 .3 .3
and 6 .3 .4, in addition to :
1.A fee based program to allow limited residential parking in downtown parkin g
structures owned and operated by the City .
2.Criteria for on-site parking (requirements and prohibitions) based on project size ,
project location, site access criteria, housing type, and feasible alternativ e
transportation options .
3.Determination if any downtown core streets should have driveway acces s
restricted .
4.Vehicle parking and storage areas located outside the downtown core area, suc h
as Park and Ride style lots, that can be used by downtown core residents .
5.The development of additional transit programs to increase options for downtow n
residents .
6.Credit towards parking requirements for projects that implement shared vehicl e
programs .
Housing Element Policies and Program s
Policy 6 .2 New commercial developments in the Downtown Core (C-D Zone) shal l
include housing, unless the City makes one of the following findings :
A)Housing is likely to jeopardize the health, safety or welfare of residents o r
employees ; o r
B)The property's shape, size, topography or other physical factor make s
construction of new dwellings infeasible .
Program 6.9 Amend the Zoning Regulations and Parking Access and Managemen t
Plan to allow flexible parking regulations for housing development, especially in th e
Downtown Core (C-D Zone), including the possibilities of flexible use of city parkin g
facilities by Downtown residents, where appropriate, and reduced or no parkin g
requirements where appropriate guarantees limit occupancies to persons withou t
motor vehicles or who provide proof of reserved, off-site parking . Such development s
may be subject to requirements for parking use fees, use limitations and enforcemen t
provisions .
Program 6 .10 Provide incentives to encourage additional housing in the Downtow n
Core (C-D Zone), particularly in mixed-use developments . Incentives may includ e
flexible density, use, height, or parking provisions, fee reductions, and streamline d
development review and permit processing .
PH1-31
Attachment 3
s city of san tins osisp o
INITIAL STUDY
ENVIRONMENTAL CHECKLIST FOR M
For GPI 83-07
Zoning Code Amendmen t
1 .
Project Title :Downtown Parking Zoning Code Amendment
Lead Agency Name and Address :
City of San Luis Obisp o
919 Palm Street
San Luis Obispo, CA 9340 1
3.
Contact Person and Phone Number :
Phil Dunsmore (805) 781-7522, e-mail : Pdnnsmore@slocity.org
4.
Project Location :Downtown Commercial (C-D) Zone
C-D Zone
Affected by
proposed
Zonin g
Regulatio n
Revisions
ab*a CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 201 0
P111-32
Attachment 3
5.
Project Sponsor's Name and Address :
City of San Luis Obispo
919 Palm Stree t
San Luis Obispo, CA 9340 1
6.
General Plan Designation :General Retai l
7.
Zoning :C-D (Downtown-Commercial )
8.Description of the Project :The project involves revisions to the City's Zoning Ordinanc e
regulations Chapter 17 .42 and chapter 17 .16 .060 to revise and relocate the specific parkin g
standards for the Downtown-Commercial (C-D) Zone . Specifically, language is added to th e
downtown parking standards to support alternatives for residential developments . The C-D zone
parking requirements will also be moved from chapter 17 .42 to chapter 17 .16 .060 to incorporat e
the C-D zone requirements with the general parking requirements discussion . The Access an d
Parking Management Plan (July 2002) will be amended to include a provision for downtow n
residential parking .
Revisions include allowing residential developments in the C-D zone to utilize spaces in publi c
parking facilities once a parking program is established ; amendments to the Municipal Code t o
extend the distance allowed for off-site parking, and amendments to the Municipal Code to allo w
parking space reductions for parking/trip reduction programs that may be approved with a n
administrative use permit .
The proposed revisions implement Land Use Element policy 4 .22 and Housing Elemen t
programs 3 .12 .2 through 3 .12 .4 which encourage housing development in the Downtown Cor e
by providing flexible parking regulations, incentives and use of the City parking facilities .
A legislative draft of the proposed amendments has been included as Attachment 2 .
9.Surrounding Land Uses and Settings :The Downtown Commercial (CD) zone is located i n
the heart of San Luis Obispo, situated along three primary streets, Monterey Street, Higuer a
Street and Marsh Street . The northeast/southwest boundaries of the CD zone are Santa Ros a
Street and Beach Street, respectively . The CD zone is bordered by office, public, residential an d
retail uses . Adjacent zones include Retail Commercial (CR), Office (0), Public Facility (PF),
High Density Residential (R-4) and Medium High Density Residential (R-3). The CR zone ha s
similar standards as the CD zone, except for a greater parking requirement, including on-sit e
P al
ss in ense . eve opment .
The Downtown Historic District and the Chinatown Historic District overlay portions of the C D
zone . The Downtown Historic District is a large district bounded by Osos Street and Nipom o
Street and extending down Dana Street . The Chinatown Historic District is a small portion of
this area located along Palm Street between Morro and Chorro Streets . There are many valuabl e
historic resources within these districts, including the Mission, the Ah Louis Store, the Andrew s
Building, the Sinsheimer Brother's Store and the Warden Block building .
w+CITY OF SAN LUIS OBISPO 2 INITIAL STUDY ENVIRONMENTAL CHECKLIST 201 0
P111-33
Attachment 3
The Downtown Area is generally flat south of the creek . North of the creek, the topograph y
includes a slope up to the Palm Street ridge, which is most evident on Chorro Street and Morr o
Street between Monterey and Palm Streets .
10.
Project Entitlements Requested :Municipal Code Text Amendment, Access and Parking
Management Plan amendment, Environmental Review .
11.
Other public agencies whose approval is required :None .
12.
Attachments :
Attachment 1 : Vicinity Map (LUE Figure 4 )
Attachment 2 : Legislative draft of proposed amendment s
fiskos CITY OF SAN LUIS OBISPO 3 INITIAL STUDY ENVIRONMENTAL CHECKLIST 201 0
PH1-34
Attachment 3
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED :
The environmental factors checked below would be potentially affected by this project, involving at leas t
one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages .
Aesthetics Greenhouse Gas Emissions Nois e
Agriculture
&
Forestry
Resources
Hazards & Hazardou s
Materials
Population / Housin g
Air Quality Hydrology / Water Quality Public Service s
Biological Resources Land Use / Planning Recreatio n
Cultural Resources Mandatory
Findings
of
Significance
Transportation / Traffi c
Geology / Soils Mineral Resources Utilities / Service Systems
FISH AND GAME FEE S
X
There is no evidence before the Department that the project will have any potential adverse effects on fis h
and wildlife resources or the habitat upon which the wildlife depends . As such, the project qualifies for a
de minimis waiver with regards to the filing of Fish and Game Fees .
The project has potential to impact fish and wildlife resources and shall be subject to the payment of Fis h
and Game fees pursuant to Section 711 .4 of the California Fish and Game Code . This initial study has bee n
circulated to the California Department of Fish and Game for review and comment .
STATE CLEARINGHOUS E
This environmental document must be submitted to the State Clearinghouse for review by one or mor e
State agencies (e .g . Cal Trans, California Department of Fish and Game, Department of Housing and
Community Development). The public review period shall not be less than 30 days (CEQA Guideline s
15073(a)).
Oboe CITY OF SAN LUIS OBISPO 4 INITIAL STUDY ENVIRONMENTAL CHECKLIST 201 0
PH1-3 5
Attachment 3
DETERMINATION :
I find that the proposed project COULD NOT have a significant effect on the environment, an d
a NEGATIVE DECLARATION will be prepared .
X
I find that although the proposed project could have a significant effect on the environment ,
there will not be a significant effect in this case because revisions in the project have bee n
made, or the mitigation measures described on an attached sheet(s) have been added an d
agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will b e
prepared .
I find that the proposed project MAY have a significant effect on the environment, and a n
ENVIRONMENTAL IMPACT REPORT is required .
I find that the proposed project MAY have a "potentially significant" impact(s) or "potentiall y
significant unless mitigated" impact(s) on the environment, but at least one effect (1) has bee n
adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) ha s
been addressed by mitigation measures based on the earlier analysis as described on attache d
sheets . An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only th e
effects that remain to be addresse d
On the basis of this initial evaluation :
n/l/t/14t5
I find that although the proposed project could have a significant effect on the environment ,
because all potentially significant effects (1) have been analyzed adequately in an earlier,EI R
or NEGATIVE DECLARATION pursuant to applicable standards, and (2) have been avoide d
or mitigated pursuant to that earlier EIR of NEGATIVE DECLARATION, including revision s
or mitigation measures that are imposed upon the proposed project, nothing further is required .
gnature
Kim Murry, Deputy Director of Community Development For : Doug Davidson,
Printed Name
Interim Community Development Directo r
R CITY OF SAN LUIS OBISPO 5 INITIAL STUDY ENVIRONMENTAL CHECKLIST 201 0
1-27-it
Date l
PH1-3 6
Attachment 3
EVALUATION OF ENVIRONMENTAL IMPACTS :
1 . A brief explanation is required for all answers except "No Impact" answers that are adequately supported by th e
information sources a lead agency cites in the analysis in each section . A "No Impact"answer is adequately
supported if the referenced information sources show that the impact simply does not apply to projects like the on e
involved (e .g . the project falls outside a fault rupture zone). A "No Impact "answer should be explained where it i s
based on project-specific factors as well as general standards (e .g . the project will not expose sensitive receptors t o
pollutants, based on a project-specific screening analysis).
2 .
All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as wel l
as project-level, indirect as well as direct, and construction as well as operational impacts .
3 . Once the lead agency has determined that a particular physical impact may occur, then the checklist answers mus t
indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant .
"Potentially Significant Impact' is appropriate if there is substantial evidence that an effect is significant . If there ar e
one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required .
4 . "Negative Declaration : Less Than Significant With Mitigation Incorporated" "applies where the incorporation o f
mitigation measures has reduced an effect from "Potentially Significant Impact "to a "Less than Significant Impact ."
The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less tha n
significant level (mitigation measures from Section 17, "Earlier Analysis," may be cross-referenced).
5 . Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has bee n
adequately analyzed in an earlier EIR or negative declaration . Section 15063 (c) (3) (D) In this case, a brie f
discussion should identify the following :
a)Earlier Analysis Used . Identify and state where they are available for review .
b)Impacts Adequately Addressed . Identify which effects from the above checklist were within the scope of an d
adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effect s
were addressed by mitigation measures based on the earlier analysis .
c)Mitigation Measures . For effects that are "Less than Significant with Mitigation Measures Incorporated," describ e
the mitigation measures which were incorporated or refined from the earlier document and the extent to which the y
addressed site-specific conditions for the project .
6 . Lead agencies are encouraged to incorporate into the checklist references to information sources for potentia l
impacts (e .g . general plans, zoning ordinances). Reference to a previously prepared or outside document should ,
where appropriate, include a reference to the page or pages where the statement is substantiated .
7 .
Supporting Information Sources : A source list should be attached, and other sources used or individuals contacted
should be cited in the discussion .
8 . This is only a suggested form, and lead agencies are free to use different formats ; however, lead agencies shoul d
normally address the questions from this checklist that are relevant to a project's environmental effects in whateve r
format is selected .
9.
The explanation of each issue should identify :
a)the significance criteria or threshold, if any, used to evaluate each question; and
b)the mitigation measure identified, if any, to reduce the impact to less than significanc e
CITY OF SAN LUIS OBISPO 6 INITIAL STUDY ENVIRONMENTAL CHECKLIST 201 0
PH1-37
Poten
t Significant
Issues
Pot
Sign' lean t
Unless
Mitigation
Incorporated
Impact
I
Sources 3Issues, Discussion and Supportin .. formation Source s
ER #83-0 7
Downtown Residential Parking Revision s
1 . AESTHETICS . Would the project:
a)Have a substantial adverse effect on a scenic vista?
X
b) Substantially damage scenic resources, including, but not limited
X
to,trees,rock outcroppings . open space, and historic building s
within a local or state scenic hi hwav ?
c) Substantially degrade the existing visual character or quality of X
the site and its surroundings ?
Create a new source of substantial li ght or glare, which would
X
adversely affect day or nighttime views in the area ?
Evaluation
a)Scenic Vistas and Views - Figure 11 of the Conservation and Open Space Element (COSE) is the City's Scenic Roadway s
Map, which shows the scenic vistas that are located in the City . None of these vistas are physically located in the downtown
core area and the proposed project will have no direct effect on these vistas . Appendix "B" of the Circulation Elemen t
includes the Scenic Roadway Survey Methodology and the City's evaluation of roads with scenic value . The study shows that
roadway locations within the downtown core area scored too low in the visual quality evaluation to be designated as scenic
roadways . However, many of the visual resources identified in Figure 11 are visible from downtown . Views from downtow n
out towards the hillsides include the following visual resources in their order of prominence : Cerro San Luis, Cuesta Grade ,
Santa Lucia Range, Bishop's Peak, Laguna Lake Ridge, Terrace Hill, Irish Hills, and South Street Hills .
To the extent that the proposed project would increase the number of buildings downtown that are developed or redeveloped ,
existing views of surrounding visual resources will be lost at the sidewalk level . Recent projects approved and developed in
the downtown core area, including the Marsh Street Parking Garage Expansion, the Garden Street Terraces project and th e
Court Street project, illustrate this fact . These projects obscured sidewalk-level views of Cerro San Luis . However, thes e
recent projects show that the impact occurs under existing conditions and are proceeding regardless of these propose d
changes to the parking regulations . Therefore the effect of the proposed project, which would provide different ways • o f
satisfying parking demand for the residential portion of developments, is considered minor with respect to its effect on sceni c
vistas .
b)Other Scenic Resources - Highway 101 along the western edge of downtown San Luis Obispo is designated as a roadwa y
of moderate scenic value in Figure 11 of the COSE . No views from the scenic highway would be impacted by this chang e
because the visual resources available from the highway are to the west and north of the downtown core .
c)Visual Character and Quality - The visual quality of the downtown core area is defined by a combination of features . The
character defining features can be broadly categorized as pedestrian orientation and historic character . Pedestrian-oriented
features include :
•continuous building storefront s
•recessed building entries with 12' to 16' first floor height s
•mid-block pedestrian connection s
•generally low-scale street walls with one to three-story facade s
•sidewalk-level access to sun and shad e
•public open space areas that are separated from vehicles with access to view s
•landscape features such as benches, planters, large canopy street trees and lighting
•a proliferation of awnings and projecting signs that are designed for and oriented to pedestrians on the sidewal k
The visual quality is also defined by historic character . This character is created by the historic buildings within th e
downtown core area and the traditional development pattern that is prevalent within the Downtown Historic District, whic h
covers most of the project area . This traditional development pattern is associated with the numerous historic buildings in th e
downtown core and their components, such as traditional building materials, decorated parapets and cornices, and a
combination of land uses including residential apartments or offices above retail storefronts . Potential impacts to histori c
CITY OF SAN LUIS OBISPO 7 INITIAL STUDY ENVIRONMENTAL CHECKLIST 201 0
PH1-38
3Issues, Discussion and Supportirr`,_,formation Sources Sources Potena, -d
Significant
Potenti
Signi ican
I ,
E R # 83-07 Issues Unless
Mitigation
Impact
Zoning Ordinance Amendment for Parking in the C-D Zone Incorporated
in*CITY OF SAN LUIS OBISPO 8 INITIAL STUDY ENVIRONMENTAL CHECKLIST 201 0
character are evaluated in the Cultural Resources section of this Initial Study .
The proposed project would not have an adverse impact on the visual character or quality of the downtown core area becaus e
future residential developments will have options for addressing their parking needs that include off-site options, fewe r
individually-assigned spaces, and unbundling of parking from dwelling unit sales . The potential to address parking demand i n
ways other than providing individual spaces on-site will enhance the ability to create or maintain the pedestrian features liste d
above since parking areas and associated access on-site may be reduced or eliminated thus preserving the continuou s
storefronts in the Downtown Core .
d) Light and Glare - The project will not create a new source of substantial light or glare .
Conclusion:Less Than Significant Impact .
2 . AGRICULTURE &FOREST RESOURCES . In determining whether impacts to agricultural resources ar e
significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site
Assessment Model (1997) prepared by the California Dept . of Conservation as an optional model to use i n
assessing impacts on agriculture and farmland . In determining whether impacts to forest resources, including
timberland are significant environmental effects, lead agencies may refer to information compiled by th e
California Department of Forestry and Fire Protection regarding the state's inventory of forest land, includin g
the Forest and Range Assessment Project and the Forest Legacy Assessment project ; and forest carbo n
measurement methodology provided in Forest Protocols adopted by the California Air Resources Board . Woul d
the project :
Convert Prime Farmland, Unique Farmland, or Farmland of 1,2,10
X
Statewide Importance (Farmland), as shown on the map s
pursuant to the Farmland Mapping and Monitoring Program o f
the California Resources Agency, to non-agricultural use ?
Conflict with existing zoning for agricultural use or a
X
Williamson Act contract ?
Conflict with existing zoning for,or cause rezoning of, fores t
land (as defined in Public Resources Code section 12220(g)),
timberland (as defined by Public Resources Code section 4526),
or timberland zoned Timberland Production (as defined b y
Government Code section 51104 (g))?
Result in the loss of forest land or conversion of forest land t o
non-forest use ?
Involve other changes in the existing environment which, due to
X
their location or nature, could result in conversion of Farmlan d
to non-agricultural use or conversion of forest land to non-fores t
use ?
Evaluation
a)The Farmland Mapping and Monitoring Program of the California Resources Agency identifies the project site as urba n
land, therefore no farmland conversion will result from the project .
b)No Williamson Act contract or agricultural zoning exists with the project boundaries .
c)The proposed project would not change the environment in a way that could result in conversion of farmland to non -
agricultural uses .
Conclusion :No Impact .
PH1-3 9
Poteis
PotentiAt
rhi meat 3
Significant
Significant
Signi 'cant
Impac t
Issues
Unless
Impact
Mitigation
Incorporated
IM CITY OF SAN LUIS OBISPO 9 INITIAL STUDY ENVIRONMENTAL CHECKLIST 201 0
3 . AIR QUALITY . Would the project :
Violate any air quality standard or contribute substantially to an 11, 12
X
existing or projected air quality violation ?
Conflict with or obstruct implementation of the applicable ai r
quality plan?
c)Expose
sensitive
receptors
to
substantial
pollutant
X
concentrations ?
Create objectionable odors affecting a substantial number of
X
people ?
Result in a cumulatively considerable net increase of ant . criteria
X
pollutant for which the project region is non-attainment under a n
applicable federal or state ambient air quality standard
(including releasing emissions which exceed qualitativ e
thresholds for ozone precursors)?'
Evaluatio n
a), b) San Luis Obispo County is a non-attainment area for the State and PM 10 (fine particulate matter 10 microns or smaller
in diameter) and ozone air quality standards . State law requires that emissions of non-attainment pollutants and thei r
precursors be reduced by at least 5% per year until the standards are attained . The proposed project does not directly involv e
development related activities . When future projects are proposed under the revised policies, those projects will be reviewe d
by the Air Pollution Control District (APCD) for compliance with the local Clean Air Plan and CEQA Air Quality Handbook ,
published by the APCD . The recommendations of the APCD for mitigating air impacts during the construction an d
operational phases of projects are routinely implemented by the City through discretionary review processes, such a s
Architectural Review .
b)The project is intended to allow for additional ways to meet parking requirements associated with residential portions o f
development in the downtown core, CD zone . To the extent that the project also results in increased vehicle trips, air qualit y
impacts may occur . When new projects are proposed they are routinely evaluated for their impacts to air quality, and wher e
necessary, trip reduction requirements are required to reduce the number of vehicle trips that are likely to be generated by the
project,consistent with existing Circulation Element policies . The location of the proposed project, the downtown core area ,
is proximate to services, public transportation and bicycle routes, which increases the potential effectiveness of vehicle trip
reduction measures . Furthermore, allowing residential tenants to park in City facilities is likely to reduce the amount o f
driving time that may be required to locate an on-street parking space outside of the downtown zone .
c)The downtown area is occupied by retail businesses, offices, public uses and residential uses that do not create substantia l
pollutant concentrations . Residential uses are considered sensitive receptors, however, the proposed project will not increas e
exposure of residents to substantial pollutant concentrations .
f) The project is not expected to result in the creation of objectionable odors . Occasionally businesses in the downtow n
engage in activities that have the potential to create strong odors . In mixed-use developments, these types of activities ar e
controlled through existing ordinance requirements (SLOMC 17 .08 .072 .A .1). Other uses are evaluated for consistency wit h
adjacent uses through the Architectural Review or use permit approval processes . Odor complaints are investigated an d
enforced by the Air Pollution Control District, as well as City Code Enforcement .
a), b), c), e) According to the APCD's "CEQA Air Quality Handbook,"land uses that cause the generation of 10 or mor e
pounds per day (PPD) of reactive organic gases, oxides or nitrogen, sulfur dioxide, or fine particulate matter (PM 10), or 5 0
lbs/per day or more of carbon monoxide (CO) have the potential to affect air quality significantly . Table 1-1 of this document
states that it takes approximately 50 apartment units to generate over 10 pounds of these pollutants . Assuming the downtow n
core is developed with mixed use projects, future developments would be of sizes that are well below APCD's air qualit y
significance thresholds due to the smaller sizes of underlying lots and the inherent development potential of the C-D area .
Issues, Discussion and Supportir, formation Sources Sources
E R # 83-07
Zoning Ordinance Amendment for Parking in the C-D Zone
PH1-40
Sources Poterf,_
Significan t
Issue s
Issues, Discussion and Supportir ;formation Source s
E R #83-0 7
Zoning Ordinance Amendment for Parking in the C-D Zone
4ttathrne0nt 3SignificantSignificantImpact
Unless Impac t
Mitigation
Incorporated
Therefore, the proposed changes to parking options for residential development will not generate significant operational ai r
quality impacts .
Conclusio n
The proposed project will facilitate the development of housing in a location that is proximate to services, public transit an d
bicycle routes and is therefore consistent with APCD recommendations and therefore potentially reducing potential air qualit y
impacts . Individual projects that are proposed in the future are subject to the requirements of the San Luis Obispo Clean Ai r
Plan . During the operational phase of new development projects, the City implements alternative transportation and deman d
management programs as recommended by APCD and encouraged by the City's Circulation Element. The proposed projec t
will have a less than significant impact on air quality.
4 . BIOLOGICAL RESOURCES . Would the project :
a)
Have a substantial adverse effect, either directly or indirectly o r
through habitat modifications, on any species identified as a
candidate, sensitive, or special status species in local or regional
plans, policies, or regulations, or by the California Departmen tcnt
of Fish and Game or U S . Fish and Wildlife Service?
6 X
b)
Have a substantial adverse effect, on any riparian habitat o r
other sensitive natural community identified in local or regiona l
plans, policies, or regulations, or by the California Departmen t
of Fish and Game or U .S . Fish and Wildlife Service?
X
c)
Conflict
with
any local
policies
or
ordinances
protecting
biological resources,
such as a tree preservation policy o r
ordinance (e .g . Heritage Trees)?
d)
Interfere substantially with the movement of any native residen t
or migratory fish or wildlife species or with established nativ e
resident or migratory wildlife corridors, or impede the use o f
wildlife nursery sites ?
e)
Conflict with the provisions of an adopted habitat Conservatio n
Plan,Natural Community Conservation Plan, or other approved
local, regional, or state habitat conservation plan?
X
X
_
X
Have a substantial adverse effect on federally protected wetland s
as defined in Section 404 of the Clean Water Act (including, bu t
not limited to,
marshes, vernal pools,
etc .) through
direct
removal, filling, hydrological interruption, or other means?
X
Evaluation
a), b), c), d), e), f) The proposed project would establish ordinance standards to enable different options to address parkin g
requirements associated with existing and future residential developments in the downtown core area of San Luis Obispo .
This is an area that is completely urbanized and intensely developed with buildings and infrastructure .
San Luis Obisp o
Creek also runs through the center of the downtown core area .
Further encroachment on the creek's riparian area i s
prohibited by the City's Creek Setback Ordinance . Future proposals to develop buildings adjacent to the creek will have t o
comply with the requirements of the ordinance .
d)
The C-D zone is completely within a core of urban development and the proposed project will not interfere with th e
movement of any wildlife species or migratory wildlife corridor . No specific development project is proposed .
e)
The proposed project will not conflict with any local policy protecting biological resources nor any adopted habita t
conservation plan, or Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation
plan since this proposal accommodates a parking regulation change and no specific development project is proposed .
f) The project will have no adverse effect on Federally protected wetlands .
CITY OF SAN LUIS OBISPO 10 INITIAL STUDY ENVIRONMENTAL CHECKLIST 201 0
PH1-4 1
chment 3Issues, Discussion and Supportirt, formation Source s
ER # 83-07
Zoning Ordinance Amendment for Parking in the C-D Zon e
Conclusion :No Impact .
Sources Potent
Significant
Issues
Potenti y
Significant
Unless
Mitigation
Incorporated
Significant Impact
Impact
5 . CULTURAL RESOURCES . Would the project :
)Cause a substantial adverse change in the significance of a
historic resource? (See CEQA Guidelines 15064 .5 )
b)Cause a substantial adverse change in the significance of an
25
archaeological resource? (See CEQA Guidelines 15064 :5 )
Directly or indirectly destroy a unique paleontological resourc e
or site or unique geologic feature ?
d) Disturb any human remains, including those interred outside o f
formal cemeteries ?
Setting
San Luis Obispo has a rich cultural heritage spanning the prehistoric, Spanish, Mexican, and American periods . The City i s
located within the area historically occupied by the Obispen"o Chumash, the northernmost of the Chumash people o f
California . The Obispeno occupied land from the Pacific coast east to the coast range and from the Santa Maria River nort h
to approximately Point Estero . The era of Chumash contact with Europeans began with the initial Spanish exploration o f
California in 1542 . Mission San Luis Obispo de Tolosa was founded in 1772, the first Spanish establishment in Chumas h
territory. In 1822 California became a Mexican Territory, and the mission lands gradually became private ranchos via th e
new Mexican land grants . After California entered the Union in 1850, the ranchos continued to raise cattle until 1863-1864 ,
when a severe drought depleted the cattle . By 1869, dairying had become an important part of the local economy, heade d
primarily by Swiss and Swiss-Italian farmers . Chinese, Portuguese, and other ethnic groups also played important roles i n
local history, particularly in the downtown core area .
From its inception as a mission settlement in 1772, the commercial and civic life of San Luis Obispo evolved along th e
streets adjacent to the Old Mission . Today, the principal business district covers roughly the same area it did in the late 19t h
century, occupying both sides of Monterey, Higuera, and Marsh Streets between Santa Rosa and Nipomo Streets . This is
essentially the project boundary, covering the current Downtown Commercial (CD) zone . Here is located the City's largest
concentration of historic, multi-storied commercial, residential and public buildings, offering visible proof of th e
significance and central role of Downtown over time . The evolution of the current streetscape began in 1873, when th e
County built its Greek Revival style courthouse to replace the 1850 adobe original . With the connection of Higuera Street
between 1889-1892, the streetscape surrounding the project area began to mature. As the pattern of transportation and lan d
use changed in the early 1900s, commercial buildings began to outnumber private residences in the study area . Civic and
commercial buildings housing retail establishments, restaurants, professional offices, and residential units on upper floors ,
today dominate the built environment . Architectural styles are eclectic, and include Mission Revival, Tudor Revival ,
California Craftsmen, Richardsonian Romanesque, early century commercial, Spanish Colonial Revival, Streamlin e
Moderne, and Contemporary . Due to the high concentration of cultural resources – including both archaeological sites an d
historic buildings – Downtown San Luis Obispo has been designated as a Historical District .
Archaeological Resource s
The archaeology of San Luis Obispo reflects the City's rich, multi-cultural heritage . Archaeological excavations an d
construction projects have unearthed an unusually rich collection of pre-historic and historic artifacts and feature s
considered as significant under the California Environmental Quality Act (CEQA) Section 15064 .5 . Although limited in
geographic area, past excavations suggest that the probability of encountering additional artifacts and archaeologica l
features due to future development projects is high .
Records pertaining to prehistoric sites within the city are very limited . Chert flakes, fire-affected rock, and shell have bee n
documented at CA-SLO-1424 and CA-SLO-835 . CA-SLO-30, at Mill and Osos streets, reportedly contained four burials .
However, the site, discovered in 1948, was poorly documented . Prehistoric materials also were reportedly discovered in
CITY OF SAN LUIS OBISPO 11 INITIAL STUDY ENVIRONMENTAL CHECKLIST 201 0
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25
X
PH1-42
3Issues, Discussion and Supportiribiformation Sources Sources Potert<:P o
Significant Si f ,
E R #83 07 Issues Unless
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Impact
Zoning Ordinance Amendment for Parking in the C-D Zone Incorporated
1986 during construction of the Palm Street parking structure, but there is no report of these discoveries .
Many of the prior studies document historical research and excavations in the vicinity of Mission San Luis Obispo d e
Tolosa . The Palm Street Historic Site, CA-SLO-1419H, was discovered in 1986 during construction of the Palm Stree t
parking structure . The site contains extensive remains from the Mission period to the present . Recent investigation of thi s
site at the city-owned Kozak parking lot property on the corner of Palm and Morro Streets revealed an extensive Mission -
era Chumash midden as well as late 19th century refuse deposits (SLO-1419H, Heritage Discoveries 1995).
Historical Resource s
Proposed projects within the Downtown Historic District would be near or next to several of the City's most historically an d
architecturally significant buildings . These include : Mission San Luis Obispo de Tolosa, Murray Adobe, Carnegie Library ,
Ah Louis Store, Muzio's Store, Sauer/Adams Adobe, Sauer Bakery, Universal Auto Parts Building, J .P . Andrews Building ,
Fremont Theatre, Sperry-Laird Building, and the Anderson Hotel . Several of the listed structures have been determined t o
be eligible or "potentially eligible" for the National Register of Historic Places .
Evaluatio n
a) The project site area is predominantly located within the Downtown Historic District, which has a significant inventory o f
historical resources. This inventory is included in the City's Historical Resource Preservation . New buildings can have an
impact on existing historical resources in two ways, directly, by altering or demolishing existing buildings to make way for
new ones, or indirectly, by changing the overall character of the historic district . However, this project does not involve th e
construction of new buildings, nor does it allow for new development projects without further review .
The proposed alternatives to satisfy parking requirements for residential developments in the downtown core area could mak e
it financially attractive for property owners and developers to try to remove historic buildings and completely redevelo p
existing sites . Conversely, providing other alternatives to parking than requiring it be provided on-site might encourag e
adaptive re-use and preservation of existing historic resources . Therefore, at this time, it can be assumed that the text chang e
will result in less than significant impacts to cultural resources .
b), c), d) The City's Archaeological Resource Preservation Guidelines include procedures for mitigating potentiall y
significant impacts to archaeological resources and paleontological resources due to construction projects . Prior projects in
the downtown core area including the Court Street Project and the Palm Street Garage involved significant mitigatio n
requirements for archeological resources . Public Works projects within the downtown core area that involve installatio n
and/or replacement of utilities infrastructure are also evaluated for their potential to disturb archeological resources .
According to the Guidelines, the downtown core area is a sensitive site because of proximity to San Luis Creek and know n
archeological resources, including human burials . Therefore, planning applications submitted for new buildings downtow n
must include Phase I Archeological Resource Inventories . In most cases, depending on the scope of the project, the Phase I
report will recommend further work, including a Phase II Subsurface Archeological Resource Evaluation . The Phase II repor t
would include recommendations for avoidance, excavation, recovery, and curation as determined to be necessary by a
qualified archeologist and the Community Development Director . The recommendations are based on the scope of the
project, the significance of the resources, and the value of curation and public education vs . the preferred practice of
avoidance and/or leaving the resource in place . With the Guidelines in effect, the impacts of new development projects o n
archeological resources, paleontological resources and potential burials are adequately addressed .
Conclusion
The downtown core area is located within an historic district and among many known archeological sites, including huma n
burials . The project area also includes many important buildings that are included on the City's Inventory of Historica l
Resources . Therefore, new development projects must be evaluated for their potential to impact historic resources, eithe r
directly through alterations or demolitions or indirectly by changing the overall character of the district .
CITY OF SAN LUIS OBISPO 12 INITIAL STUDY ENVIRONMENTAL CHECKLIST 201 0
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Issues, Discussion and Supportirrsiformation Sources Sources Sit u
Significant
Potent
Sign' ca tt
i
E R # 83 07 Issues Unless
mpac
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Zoning Ordinance Amendment for Parking in the C-D Zone Incorporated
There is also very high probability that pre-historic or archeological materials will be found when new development project s
are constructed in the downtown core area . As a result, the Archeological Resource Preservation Guidelines requires tha t
new projects submit Phase I studies with recommendations on how to proceed .
The Guidelines include adopted Cit y
standards for how to proceed in the event that archeological resources are determined to be present . Adherence to thes e
standards insures the impacts to archeological resources are less than significant .
The City's Cultural Heritage Committee reviews all new development projects and building alterations in the Downtow n
Historic District, and makes recommendations to City decision makers regarding potential impacts on historical resources an d
archeological resources, consistent with General Plan policies and other City guidelines . CEQA also plays a role becaus e
impacts to historical and archeological resources are considered an impact on the environment .
This results in significant
discretionary review requirements for projects that involve alterations to historical resources, and a requirement to prepare a n
EIR if an historical resource is proposed for demolition . The proposed project is expected to have a less than significan t
impact on Cultural Resources because existing policies that promote historic preservation are in place and adherence to th e
City's Community Design Guidelines is required prior to project approvals and this proposal does not directly result i n
downtown development projects . Future projects that involve significant, unavoidable impacts to these resources may requir e
the preparation of an Environmental Impact Report .
6. MINERAL RESOURCES . Would the a roect :
a)
Conflict with adopted energy conservation plans ?
b)
Use non-renewable resources in a wasteful and inefficien t
manner?
6, 7 X
c)
Result in the loss of availability of a known mineral resourc e
that would be of value to the region and the residents of the
State?
X
Evaluation
a),b) The project will not conflict with adopted energy conservation plans or promote the use of non-renewable resources i n
an inefficient manner . Future site development must comply with the policies contained in the Energy chapter of the Genera l
Plan's Conservation and Open Space Element (COSE). The City implements energy conservation goals through enforcemen t
of the California Energy Code, which establishes energy conservation standards for residential and nonresidentia l
construction . Future development of this site must meet those standards . The City also implements energy conservation goal s
through Architectural Review . Project designers are asked to show how a project makes maximum use of passive means o f
reducing conventional energy demand, as opposed to designing a particular image and relying on mechanical systems t o
maintain comfort .
c) There are no known mineral resources on the project site that would be of value to the region or to the residents of th e
State .
Conclusion :No impact .
7 .GREENHOUSE GAS EMISSIONS . Would the project :
a)
Generate greenhouse gas emissions, either directly or indirectly ,
that may have a significant impact on the environment?
X
b)
Conflict with an applicable plan, policy or regulation adopte d
for the purpose of reducing the emissions of greenhouse gases?
X
Evaluation
a)b)c) The purpose of the downtown parking amendment is to attract additional residents to the downtown area as an effort to
NNW CITY OF SAN LUIS OBISPO 13 INITIAL STUDY ENVIRONMENTAL CHECKLIST 201 0
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support higher density, mixed use development within existing and future downtown buildings . Such high density or mixed-
use residential development typically results in significant reductions of greenhouse gas emissions (GHG) because people ar e
closer to places of employment and services and will be able to utilize existing transit or shorter vehicular commutes .In order
to assess the potential changes in GHG from the ordinance amendment we can look to guidance from the California Ai r
Pollution Control Officers Association (CAPCOA) in their CEQA and Climate Change white paper (January 2008). The
CAPCOA document provides the technological methodologies to assess GHG emissions . The information provided in thi s
section is based on recently established California goals for reducing GHG emissions as well as a project-specific emission s
inventory developed for the Specific Plan . The City of San Luis Obispo, as the lead agency, has no duty to establish a
significance threshold for GHG emissions . Therefore, the analysis of the proposed parking ordinance change does not
establish thresholds for the City or set precedence for the type of analysis in a climate change analysis . Since this amendment
does not result in a specific development project, no specific quantity of GHG can be assumed .
Conclusion :Less than significant .
8 . GEOLOGY AND SOILS . Would the project :
a)
Expose people or structures to potential substantial adverse 5, 21 ,
etrects, including risk of loss, injury or death invoI Ong :2 4
I .
Rupture of a known earthquake fault, as delineated in the X
most recent Alquist-Priolo Earthquake Fault Zoning Ma p
issued by the State Geologist for the area, or based on othe r
substantial evidence of a known fault ?
II .
Strong seismic ground shaking?X
III . Seismic-related ground failure, including liquefaction?X
IV . Landslides or mudflows?_X
b)
Result in substantial soil erosion or the loss of topsoil?X
c)
Be located on a geologic unit or soil that is unstable, or that X
would become unstable as a result of the project, and potentially
result in on or off site landslides, lateral spreading, subsidence ,
liquefaction, or collapse ?
d)
Be located on expansive soil, as determined in accordance with X
ASTM D4829 per California Building Code (CBC) creatin g
substantial risks to life or property ?
Evaluatio n
a) There are no known fault lines on site or in the immediate vicinity .However, the City of San Luis Obispo is in Seismic
Zone 4, a seismically active region of California and strong ground shaking should be expected at any time during the life o f
proposed structures .
Structures must be designed in compliance with seismic design criteria established in the Uniform
Building Code .
Since this is a code requirement that is monitored through the review of plans during the Building
Division's plan check process, no further mitigation is necessary .
b)
The project area is within the City's urbanized downtown core and the project does not directly result in a ne w
development and therefore will not result in substantial soil erosion or loss of topsoil .
c) The site lies in an area identified by the Safety Element of the General Plan as being in an area of High Liquefactio n
Potential .
As defined in the Safety Element, liquefaction is "the sudden loss of the soil's supporting strength due t o
groundwater filling and lubricating the spaces between soil particles as a result of ground shaking ." In extreme cases o f
liquefaction, structures can tilt, break apart, or sink into the ground .
The likelihood of liquefaction increases with the
strength and duration of an earthquake . The risk of settlement for new construction can be reduced to an acceptable leve l
through careful site preparation and proper foundation design . Recommendations for proper site preparation and foundatio n
design are included in project soils reports and soils engineering reports .
These documents are required by code to b e
submitted to the Building Division as part of the construction permit process therefore, no further mitigation is necessary .
CITY OF SAN LUIS OBISPo 14
INITIAL STUDY ENVIRONMENTAL CHECKLIST 201 0
Potert -,
Significant
Issues
Poten
Sign]a
Unles s
Mitigation
Incorporated
gnnn am ~mpac
Impact
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d) Expansive soils are common in San Luis Obispo and occur in the downtown core area . Recommendations included in 1
soils reports and soils engineering reports,which are required as part of the building permit application process, are sufficient
to mitigate potential hazards from building on expansive soils .In general, the presence of expansive soils requires additiona l
base for roadways and flat work and deeper footings for building foundations .
e)Septic tanks are not permitted with new construction in the City.The project will be served by the City's sewer system.
Conclusio n
The proposed project involves less than significant impacts with respect to geology and soils .
9. HAZARDS AND HAZARDOUS MATERIALS . Would the project :
Create a significant hazard to the public or the environmen t
through the routine use, transport or disposal of hazardou s
materials ?
b)
Create a significant hazard to the public or the environmen t
through reasonably foreseeable upset and accident condition s
involving
the
release
of
hazardous
materials
into
th e
environment?
5,
7,
23
X
X
c)
Emit hazardous
emissions
or handle hazardous
or acutely
hazardous materials, substances, or waste within one-quarte r
mile of an existing or proposed school ?
d)
Expose people or structures to existing sources of hazardou s
emissions
or
hazardous
or
acutely
hazardous
materials ,
substances, or waste ?
e)
Be located on a site which is included on a list of hazardous
materials sites compiled pursuant to Government Code Sectio n
65962 .5 and, as a result, it would create a significant hazard t o
the public or the environment ?
f)
For a project located within an airport land use plan, or withi n
two miles of a public airport, would the project result in a safet y
hazard for the people residing or working in the project area ?
g)
Impair implementation of,
or physically interfere wide, the
adopted emergency response plan or emergency evacuatio n
plan?
h)
Expose people or structures to a significant risk of lose, injury ,
or death, involving wildland fires, including where aildlands ar e
adjacent to urbanized areas or where residents are intermixe d
with wildlands?
X
X
X
X
X
X
Evaluatio n
a),b),c),d) Development in the downtown core area normally includes retail, restaurant, office and automobile parking use s
that are not likely to create health hazards . The City's Zoning Regulations insure that uses involving hazardous substances
are separated from densely populated urban areas . Where generators or other fuel tanks are required, permits issued by th e
City's Fire Department ensure compliance with applicable public safety standards . The project site area is not subject t o
reasonably foreseeable upset or accident conditions because the downtown core area does not include major transportatio n
routes such as the railroad or Highway 101, which are located outside of the downtown core area .
e), f) The project site is not within the Airport Land Use Plan area and is located greater than two miles from the San Lui s
Obispo County Regional Airport.
Potei-
Significant
Issues
Pot
Sigm
Signr
ac
n
n
Unles s
Mitigation
Incorporated
grnrro a
Impact
lqPBI CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 201 015
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g)The proposed project will not interfere with an adopted emergency response plan. Projects proposed in the downtown
core area are reviewed by the Fire Marshall to insure compliance with access requirements for firefighters and paramedics .
h) The project site is an urbanized area that is not adjacent to wildland fire areas .
Conclusion
The proposed project will create no impacts with respect to hazards or hazardous materials .
10. HYDROLOGY AND WATER QUALITY . Would the project:
a)
Violate
any
water
quality
standards
or
waste
discharge
requirements?
6,
15 ,
22
X
b)
Substantially
deplete
groundwater
supplies
or
inter Fero X
substantially with groundwater recharge such that there would b e
a net deficit in aquifer volume or a lowering of the
loca l
groundwater table level (e .g . The production rate of pre-existing
nearby wells would drop to a level which would not suppor t
existing land uses for which permits have been granted )
c)
Create or contribute nmoff water which would exceed th e
capacity of existing or planned storm water drainage systems or
provide
additional
sources
of runoff into
surface
waters
(including, but not limited to, wetlands ; riparian areas ; ponds
springs, creeks, streams, rivers, lakes, estuaries, tidal areas, bays ,
ocean, etc .)?
d)
Substantially alter the existing drainage pattern of the site o r
area in a manner which would result in substantial erosion or
siltation onsite or offsite ?
e)Substantially alter the existing drainage pattern of the site o r
area in a manner which would result in substantial floodin g
onsite or offsite ?
f)
Place housing within a 100-year flood hazard area as mapped o n
a Federal Flood Hazard Boundary or Flood Insurance Rate Ma p
or other flood hazard delineation map?
_
X
X
X
X
g)
Place within a 100-year flood hazard area structures whic h
would impede or redirect flood flows ?
h)
Will the project introduce typical storm water pollutants int o
ground or surface waters ?
i)
Will the project alter ground water or surface water quality ,
temperature, dissolved oxygen, or turbidity?
X
X
X
Evaluation
a) Allowing different options for meeting parking requirements in the downtown core area will not violate water qualit y
standards or waste discharge requirements because it does not entitle new development and new development projects ar e
subject to the City's Waterways Management Plan and requirements established by the Regional Water Quality Contro l
Board . The City's standards and the standards applied by the Regional Board insure that new development projects meet al l
water quality and waste discharge requirements .
b) The project area does not make use of groundwater and development in the downtown core area will have no effect o n
the local groundwater table level .
c), d), e), f)Development in the downtown core area does not have the potential to substantially alter the existing drainag e
pattern because the area is already completely urbanized . All area drainage from new development projects is directed int o
the storm drain system or overland into one of the City's waterways .
In the downtown core area, stormwater flows are
I CITY OF SAN LUIS OBISPo 16 INITIAL STUDY ENVIRONMENTAL CHECKLIST 201 0
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directed into San Luis Creek . New development is required to be consistent with the requirements of the Waterway s
Management Plan, which prohibits increases in the rate and volume of post development stormwater runoff. Proof of
compliance with the Waterways Management Plan is required to be submitted to the City at the Planning Application stage ,
and this information is verified before construction permits are issued . Development in the downtown core area is no t
expected to have a negative effect on water quality.
g) A significant portion of the downtown core area lies within the 100-year flood plain of San Luis Obispo Creek . Over th e
years, shallow sheet flooding has been observed . The Flood Insurance Rate Map (FIRM) prepared by the Federal
Emergency Management Agency (FEMA) indicates that portions of the project area are within the AO Zone with a
maximum floodwater depth of 2 feet . The AO Zone is described as areas of 100-year shallow flooding where depths ar e
between 1 and 3 feet .
The potential impacts of flooding in San Luis Obispo are addressed by ordinance requirements contained in the Floo d
Damage Prevention Guidelines . For projects in the AO Zone, the ordinance requires the lowest finished floor of buildings t o
be raised to a minimum of one foot above the 100-year peak flood elevation . Flood-proofing of downtown commercia l
buildings using flood-gates and the use of building materials that are less likely to be damaged by water are identified a s
acceptable alternatives in the ordinance to raising the finished floor elevation .
Compliance with standards contained in the Flood Damage Prevention Guidelines and the Waterways Management Plan i s
considered adequate to mitigate potentially significant impacts to people and property from flooding hazards .
Conclusion
The project site area is completely urbanized and future development will not negatively effect water quality, runoff pattern s
or flood levels,. and will not subject property to significant flooding hazards, because compliance with existing standards wil l
require that flood protection measures are installed where necessary and that existing runoff conditions are not exacerbate d
with the development of new buildings and other improvements . Furthermore, the ordinance changes do not entitle ne w
development projects . Less than significant impacts are likely to occur to hydrology and water quality .
11 . LAND USE AND PLANNING . Would the project :
a) Conflict with applicable land use plan, policy, or regulation of 1
X
an agency with jurisdiction over the project adopted for the
purpose of avoiding or mitigating an environmental effect ?
b) Physically divide an established community?
X
c) Conflict with any applicable habitat conservation plan or natural
X
community conservation plans?
Evaluatio n
a)The project will not conflict with any land use plan, policy or regulation adopted for the purpose of avoiding or mitigatin g
an environmental effect . The City's General Plan currently allows residential density up to 36 units per acre in the downtow n
core area . However, most development in the downtown core area is less intense than current policies envision . Th e
proposed project would allow for additional ways to satisfy parking requirements in an effort to facilitate residentia l
development, among other goals, but would not conflict with existing plans or policies .
b)The proposed project will allow for further infill and intensification of the City's downtown core area and will no t
physically divide an established community .
d) There are currently no habitat conservation plans or natural community conservation plans in effect within the projec t
area .
Conclusio n
g CITY OF SAN LUIS OBISPO 17
INITIAL STUDY ENVIRONMENTAL CHECKLIST 201 0
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Po
Si
Unless
Mitigation
Incorporated
Impact
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Zoning Ordinance Amendment for Parking in the C-D Zone
Mitigation
Incorporated
CITY OF SAN LUIS OBISPO 18 INITIAL STUDY ENVIRONMENTAL CHECKLIST 201 0
The proposed project will have no impacts on land use and planning .
12 . NOISE . Would the project result in :
Exposure of people to or generation of "unacceptable" nois e
levels as defined by the San Luis Obispo General Plan Nois e
Element, or general noise levels in excess of standard s
established in the Noise Ordinance ?
A substantial temporar}, periodic, or permanent increase in
X
ambient noise levels in the project vicinity above levels existing
without the project ?
Exposure of persons to or generation of excessive roundborne
X
vibration or groundborne noise levels ?
For a project located within an airport land use plan,or within
X
two miles of a public airport or public use airport . would the
project expose people residing or working in the project area t o
excessive noise levels ?
Evaluatio n
a)The proposed project is located in the City's downtown core area . The Noise Element of the General Plan includes th e
City's goals, policies and programs regarding noise exposure . Residential uses are considered noise sensitive uses and the
Noise Element includes standards for interior and exterior noise exposure limits for these types of uses . The Noise Element
also projects noise .levels at General Plan build-out.
According to the Noise Element, Figure 5b, the project site area will be subject to transportation generated noise levels i n
excess of 60dB . 60dB LDN (24-hour, day and night average) is the maximum level of exterior noise exposure permitted i n
residential open space areas, such as private yards and decks, without requiring some form of mitigation . Mitigation o f
excessive noise levels is generally possible for up to 10dB of noise (Noise Element, Figure 1). The noise in the project area is
generated primarily by vehicle traffic on Highway 101, but also includes noise from vehicle traffic on area streets . Maximum
interior noise exposure is established at 45dB LDN. Interior noise exposure limits are easier to accomplish because standar d
construction techniques will reduce noise exposure levels by 15dB and additional noise attenuation measures can reduc e
interior noise exposure by an additional 15dB, resulting in a total interior noise level reduction of 30dB .
Areas within 342 feet of the centerline of Highway 101 would be subject to noise in excess of 70dB . In these locations it i s
more difficult to provide outdoor use areas that comply with acceptable noise exposure limits . However, the project site i s
completely outside of the area that is subject to projected noise levels of over 70dB . Therefore, the proposed project will no t
expose people to excessive exterior noise levels . As individual projects come forward for review by the City, noise studie s
will be required, per Figure 2 of the Noise Element . Noise study recommendations are routinely incorporated into projec t
conditions of approval and mitigation measures, to insure that projects are consistent with the General Plan for both interio r
and exterior noise exposure limits .
b)The project site is the City's urban downtown core and is not an area that has ground-mounted machinery that would caus e
vibration .
c), d) Proposed projects in the downtown core area may include features, such as parking garages, that would increas e
ambient noise levels above current levels . Temporary increases in ambient noise levels can occur during construction . Th e
City of San Luis Obispo has a Noise Ordinance that includes standards for maximum noise levels across property lines . Th e
Noise Ordinance also includes standards for construction related noise. Compliance with Noise Ordinance requirements i s
required and sufficient to mitigate any potential impacts to less than significant levels .
4, 14 ,
23
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3Issues, Discussion and Supportiri formation Sources Sources
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The Police Department has indicated that it deals with a large number of noise complaints due to existing nightclubs and bar s
in the downtown core area . The impacts are generated by sound systems within nightclubs and by patrons of these downtow n
businesses .
With the development of new buildings in the downtown core area, and the associated addition of residentia l
dwellings, conflicts between patrons of nightclubs and bars and downtown residents may increase . Nightclubs and bars in th e
downtown area require Administrative Use Permit approval . Use permits typically limit hours of operation and require crow d
control plans . The Noise Ordinance also gives the Police Department the ability to act on noise complaints . Establishments
that continually violate noise standards and are the subject of neighborhood complaints may have their use permits revoked .
If noise complaints rise as more residents are added to the downtown core area, the City may need to revise its nois e
ordinance standards accordingly .
e),f) The project area is outside of the boundaries covered by the Airport Land Use Plan for the San Luis Obispo Count y
Regional Airport.
Conclusio n
The proposed project will result in less than significant noise impacts . Future projects proposed in the downtown core area
may be required to prepare Noise studies to insure compliance with the criteria in the General Plan Noise Element and the
City's Noise Ordinance .
13 . POPULATION AND HOUSING . Would the project:
a)Induce substantial population growth in an area, either directl y
(for example by proposing new homes or businesses) o r
indirectly (for example, through extension of roads or other
infrastructure)?
1 X
b)
Displace substantial numbers of existing housing or peopl e
necessitating
the
construction
of
replacement
housin g
elsewhere?
X
Evaluation
a) The proposed project would increase the potential for residential development in the downtown core area by allowing fo r
alternative ways to satisfy parking requirements associated with residential development . This population growth would b e
located in an existing urban area that is designed to accommodate development of the proposed intensity .
Existing Cit y
policy encourages infill and intensification in areas already committed to urban development (LUE Goal 12). Existing polic y
also states that the downtown core area should be the most intensely developed location in the City (LUE Policy 4 .15).
Therefore, the increased population that may result from the proposed policy and ordinance changes would be consistent wit h
existing City policies for population and housing and would not exceed the currently allowed 36 dwelling units/acre . The
project would help implement Housing Element Policy 6 .2 .2, which says that new commercial developments in the downtown
core area shall include housing .
b) The project will not displace existing housing and is intended to encourage the development of additional housing, amon g
other objectives .
c) The project will not displace substantial numbers of people .
Conclusio n
The proposed project will have less than significant impacts in the area of population and housing .
14 . PUBLIC SERVICES .
Would the project result in substantial adverse physical impacts associated with th e
provision, or need, of new or physically altered government facilities, the construction of which could caus e
significant environmental impacts, in order to maintain acceptable service ratios, response times, or other
MOW CITY OF SAN LUIS OBISPO 19 INITIAL STUDY ENVIRONMENTAL CHECKLIST 201 0
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performance objectives for any of the public services :
Evaluatio n
a)The San Luis Obispo Fire Department (SLOFD) provides emergency and non-emergency fire protection services in th e
City . Emergency services include fire response, emergency medical response, hazardous materials response, and publi c
assistance . Non-emergency services include fire and life safety inspections, building inspections, fire code investigations, an d
public education . SLOFD currently operates four stations and maintains a response time goal of four minutes . Station #1
(2160 Santa Barbara Avenue) and Station #2 (136 N . Chorro Street) are located less than 1 mile from the project area, to th e
south and north, respectively .
The proposed project would enable alternative ways to satisfy parking requirements for residential developments within th e
downtown core area . Mixed use buildings are developed to have the commercial development on the ground floor an d
residential development either behind the commercial development or located on upper floors . With recent changes to th e
allowed building height in the downtown core, buildings up to 75' tall are allowed under certain circumstances .
As part of the planning process, the design of proposed buildings is evaluated by the City's Fire Marshall . When emergency
access issues are identified, the Fire Marshall can require design modifications to insure that the project meets the Fire Cod e
and that SLOFD can provide adequate fire fighting and life safety response services to the project. With respect to tal l
buildings, advance planning for fire fighting and emergency response is even more important and as a result, designers o f
proposed buildings in the downtown core area take these issues into account early on in the design development process .
Planning applications submitted for new buildings between 50 and 75 feet tall within the downtown core area include a fire
and life safety access plan, which shows how access to upper floors will be provided, consistent with the Uniform Fire Cod e
and the requirements of SLOFD . Applicants are encouraged to review proposed emergency access plans with the City's Fir e
Marshal prior to finalizing their building design and submitting their planning applications . Therefore, encouraging
residential development by allowing alternate methods for addressing parking requirements will not have an adverse impac t
on fire protection .
b)Police protection is provided by the City of San Luis Obispo Police Department (SLOPD). Police services for the area ar e
based at the station located at the intersection of Walnut and Santa Rosa, just outside of the downtown core area . SLOPD
also operates an un-staffed storefront office on 840 Marsh Street, within the downtown core area .
The Police Department indicated that the design of the stairwells and elevators in terms of the safety and security of user s
should be considered during design of taller buildings . SLOPD reviews plans for new development projects in the downtow n
core area for these considerations . Therefore, encouraging residential development by allowing alternate methods fo r
addressing parking requirements will not have an adverse impact on police protection .
c)Proposed changes to parking requirements in the downtown core area will have no impact on area schools . Ne w
development projects are required to pay school fees, which are used to offset increased demand for school facilities cause d
by new development.
d)The proposed project may increase the number of residents that live in the downtown core area . The Parks and Recreation
Element of the General Plan includes a standard for parkland of 10 acres per 1000 residents . The development of ne w
buildings in the downtown core area will contribute to the City's ability to achieve this policy standard through the payment o f
in-lieu fees . Fees are set at an amount that is intended to offset the impact of each new dwelling unit. Therefore, the effect o f
the proposed project on parks is expected to be less than significant .
UM&CITY OF SAN LUIS OBISPO 20 INITIAL STUDY ENVIRONMENTAL CHECKLIST 201 0
Fire protection?
Police protection?
Schools?
Parks ?
Roads and other transportation infrastructure :
Other public facilities?
Sources PotetY
Significant
Issues
Pot I
Si fi
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Mitigation
Incorporated
Impac t
a)'
b)
c )
e )
fl
X
X
X
X
X
X
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Pot ti tt T~~dl ic t
Significant Significant Impact
Unless Impact
Mitigation
Incorporated
e) No other public facilities have been identified that could be impacted by the proposed project .
Conclusio n
The proposed zoning code amendments would provide additional options for residential developments in the downtown cor e
area to meet their associated parking requirements . This could result in more residential units being built due to the increase d
flexibility in ways to meet parking demand, however, current requirements for Fire and Police review of propose d
development plans address public safety concerns . Impacts to public services from the proposed project are considered les s
than significant .
15. RECREATION . Would the project :
a)
Increase the use of existing neighborhood or regional parks or
other
recreational
facilities
such
that
substantial
phi teal
deterioration of the facility would occur or be accelerated ?
b)
Include recreational facilities or require the constructions o r
expansion of recreational facilities, which might hay e an advers e
physical effect on the environment?
X
X
Evaluatio n
a) The proposed project may increase the number of residents that live in the downtown core area . The Parks and Recreatio n
Element of the General Plan includes a standard for parkland of 10 acres per 1000 residents .
The development of ne w
buildings in the downtown core area will contribute to the City's ability to achieve this policy standard by paying Parkland in-
lieu fees . Fees are set at an amount that is intended to offset the impact of each new dwelling units . Therefore, the effect o f
the proposed project on parks is expected to be less than significant .
There is limited ability in the downtown core area to develop new recreation facilities, but the existing parks, includin g
Mitchell Park and Emerson Park are centrally located and provide good recreational opportunities for existing and futur e
residents. The downtown core area is also located adjacent to open space resources, such as trails on Cerro San Luis and th e
Railroad Safety Bicycle Trail, that provide exceptional recreational opportunities for City residents, including downtown
residents .
The proposed project, which would allow for alternative ways to satisfy residential parking requirements fo r
residential developments in the downtown core is expected to have a less than significant impact on these recreationa l
facilities .
b) The proposed project does not involve or require the construction or expansion of recreational facilities that would hav e
and adverse physical effect on the environment .
Conclusion
The proposed project will have less than significant impacts on recreation facilities .
16 . TRANSPORTATION/TRAFFIC . Would the project :
a)
Cause an increase in traffic which is substantial in relation to the 3,
13,X
existing traffic load and capacity of the street system?2 3
b)
Exceed, either individually or cumulatively, a level of service X
standard established by the county congestion management
agency for designated roads and highways ?
c)
Substantially increase hazards due to design features (e .g. sharp X
curves or dangerous intersections) or incompatible uses (e .g .
farm equipment)?
CITY OF SAN LUIS OBISPO 21
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Poten tSignifcant
Unless
Mitigation
Incorporated
3arncntm scant Impac t
Impac t
d) Result in inadequate emergency access?
X
e)Result in inadequate parking capacity onsite or offsite ?
f)Conflict with adopted policies supporting alternative
transportation (e.g . bus turnouts, bicycle racks)?
g)Conflict with the with San Luis Obispo County Airport Lan d
Use Plan resulting in substantial safety risks from hazards, noise .
or a change in air traffic patterns?
Evaluatio n
a), b) The City's Circulation Element of the General Plan classifies streets as arterial, collector and local, based on thei r
design characteristics and capacity . Key downtown streets that provide access to and through the downtown core includ e
Santa Rosa, Osos, Chorro and Broad on the east-west axis and Higuera, Marsh, and Monterey on the north-south axis . A grid
network of local streets provides access to and from the core area to surrounding neighborhoods . Highway 101 is located t o
the north and west of the downtown core area and primary access to the Highway is provided at Marsh, Broad (southboun d
only), Osos (northbound only), and Santa Rosa .
As new buildings are developed within the downtown core, traffic travel patterns will change and generate additional vehicl e
trips . These additional demands will likely impact the operation of signalized and un-signalized intersections and ma y
degrade the level of service (LOS) at some intersections . The Circulation Element (CI) of the City's General Plan provides a
management strategy for addressing increased traffic congestion based on the buildout potential in the downtown . Because th e
encrouragement of additional residential in the downtown is consistent with the maximum buildout and maximum densitie s
allowed within the downtown, the Circulation Element policies adequately address the increases to area traffic . CI Polic y
8 .0 .1 provides actions that the City will pursue as LOS decreases, including "institute programs that require the use o f
alternative forms of transportation and establish policies and programs .that act as disincentives to the use of vehicles ."
Depending on the specific distribution of traffic generated by new development, and whether or not on-site parking i s
provided, future projects may significantly impact intersection operations . When intersections are potentially impacted b y
new development, the City routinely requires project applicants to submit a traffic study . An analysis of LOS impacts at
intersections is'a basic traffic study component and is required by the City's Transportation Impact Study Guidelines .
The traffics impacts of downtown development, including the construction of additional parking garages, were evaluated i n
the draft Final Environmental Impact Report for the Parking and Downtown Access Plan (Parsons Transportation Group,
1999). This report concluded that traffic impacts to area intersections and street segments would not exceed thresholds o fsignificance (e .g . LOS E) established by the City's Circulation Element, and that specific mitigation may not be required .
While this report provides important background data and is an appropriate reference document, the specific impacts o f
proposed projects will need to be separately evaluated. Applications for new development projects that have the potential t o
exceed thresholds of significance for traffic are required to include traffic studies, per the City's Traffic Impact Stud y
guidelines . The impacts of the proposed project with respect to traffic increases is considered less than significant becaus e
the change allows different ways to meet parking requirements which may redirect parking space location or negate the nee d
for some parking associated with residential development in the downtown core . The downtown core area is already planne d
to accommodate significant retail floor area and residential density and should not be impacted by the change in parking spac e
location or the ability to provide units without associated parking if the resident agrees to not bring a car .
c)If the changes to the parking standards result in an increase in residential units, there will most likely be an increase i n
pedestrian demand that is not addressed by the City's current sidewalk system or signal system . This is an importan t
consideration at intersections, where conflicts between pedestrians and turning vehicles are most likely to occur. Recent
improvements at intersections associated with the Court Street Project include improved pedestrian controls, such as
countdown walk signs, and wider sidewalks in some locations . In the case of the Court Street Project, wider sidewalks wer e
provided by eliminating on-street parking along the project's street frontage .
d)The downtown core area is located on a grid street network that provides adequate emergency response access . The firs t
responder to incidents in the downtown core is the SLO City Fire Depaittnent . Two stations, Station #1 (2160 Santa Barbara )
and Station #2 (136 North Chorro) are located outside of the downtown core, but within the City's response time goal of fou r
CITY OF SAN LUIS OBISPO 22 INITIAL STUDY ENVIRONMENTAL CHECKLIST 201 0
X
X
X
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gedia CITY OF SAN LUIS OBISPO 23
INITIAL STUDY ENVIRONMENTAL CHECKLIST 201 0
minutes .
e) In-lieu fees that are collected through the program go to the City's Parking Fund, which supports parking operations an d
the construction and maintenance of new parking facilities in the downtown core . There are currently three parking garages i n
the project area, including two on Palm Street and the Marsh Street Garage . In total these garages include 917 parkin g
spaces . In addition to on-street parking, surface level parking, and private parking in the downtown core there are a total o f
3,218 parking spaces .
New development in the downtown core is required to pay in-lieu fees and in some circumstances may provide on-sit e
parking . Over time, implementation of the City's Parking and Downtown Access Plan will insure adequate parking for new
development by constructing new public parking garages . A parking garage at the corner of Nipomo Street and Montere y
Street is currently being planned . The garage would include between 400 and 600 new parking spaces .
Existing and planned parking provided for commercial uses is sufficient to meet parking demand, however, a potentiall y
significant impact has been identified with respect to residential parking . The City's current ordinance does not require on -
site parking for residential uses in the downtown core area and overnight parking is not currently permitted in the City's
parking garages . Current proposals that include residential units but that do not include parking are the Ah Louis Buildin g
(800 Palm, 1 rental unit) and the redevelopment of the old Bladerunner building (956 Monterey, 2 rental units). In general, it
can be expected that the larger condominium projects will provide on-site parking to attract a wider pool of potential buyers ,
whereas developers of projects with a smaller number of condominium or rental units may not provide on-site parkin g
because it would be cost prohibitive to build parking for such a small number of units .
There are a range of considerations with respect to residential parking in the City's urban core . Parking for residential units i n
the core should not be pushed into surrounding neighborhoods . Parking for downtown core residents could be provided in th e
City's parking garages on a fee basis . Parking can be required on-site for larger residential projects, however, this woul d
result in fewer residential units and larger buildings to make room for the parking . On-site parking also creates problems wit h
sidewalk continuity and vehicle access to garages, which should be minimized to maintain the pedestrian focus of th e
downtown core area .
g) The proposed project will not conflict with adopted policies, plans or programs for alternative transportation . The
proposed project may result in slightly increased residential development in the downtown core area, which would facilitat e
alternative forms of transportation such as walking, bicycling and transit because it will bring City residents closer t o
commercial services and existing public transportation resources .
Conclusio n
The proposed project would not result in significant impacts to pedestrian or vehicular circulation in the downtown core .
Instead the project is designed to implement General Plan policy and work within the density standards already assumed i n
the Downtown district.
17. UTILITIES AND SERVICE SYSTEMS . Would the project :
Exceed wastewater treatment requirements of the applicable 7, 20
X
Regional Water Quality Control Board'?
Require or result in the construction or expansion of new water
X
treatment, wastewater treatment, water quality control, or storm
drainage facilities, the construction of which could caus e
significant environmental effects ?
Have sufficient water supplies available to serve the project
X
from existing entitlements and resources, or are new an d
expanded water resources needed ?
Result in a determination by the wastewater treatment provider,
X
which serves or may serve the project that it has adequate
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Incorporated
capacity to serve the project's projected demand in addition to
the provider's existing commitment ?
Be served by a landfill with sufficient permittcd capacity
X
accommodate the project's solid waste disposal needs ?
fl Comply with federal, state,and local statutes and regulations
X
related to solid waste r
Evaluatio n
a)The City of San Luis Obispo Utilities Department has indicated that the proposed project would not impact the City's
ability to meet applicable wastewater treatment requirements . Comments note that individual projects proposed downtown
are subject to wastewater impact fees, which ensure that new development projects pay a fair share of the total cost o f
constructing the wastewater treatment and collection facilities that are needed to serve development citywide .
b)Individual development projects proposed in the downtown core area are evaluated by the Utilities Department on a cas e
by case basis to insure that City standards and the requirements of other applicable codes, such as the Plumbing Code, can b e
met . In the case of mixed use buildings, which may involve significant residential density, office, restaurant, retail an d
transient uses, the Utilities Department has two primary concerns . These include adequate water pressure to deliver potabl e
water and fire flows to the upper floors of tall buildings and adequate capacity in the wastewater collection system .
Resolution of these issues is required by existing code, prior to issuance of construction permits . To the extent that allowin g
different methods to meet the residential parking demand, residential projects in the downtown may experience a less tha n
significant increase .
c)Individual projects proposed in the future are required to comply with the drainage requirements of the City's Waterway s
Management Plan . This plan was ,adopted for the purpose of insuring water quality and proper drainage within the City's
watershed . The Waterways Management Plan requires that site development be designed so that post-development site
`drainage does not exceed• pre-development run-off . This can be achieved through a combination of detention and use o f
pervious surfaces to increase water absorption on-site . In most cases downtown, additional development will not creat e
additional run-off because most project sites are either currently developed or paved with surface level parking .
d)The Water & Wastewater Management Element and the Land Use Element of the General Plan projects the City wate r
needs at its ultimate build-out . Development of the downtown core area with additional residential uses has long bee n
considered under the General Plan . Residential density limits in the CD zone have been set at 36 units per acre since the 199 4
Land Use Element was adopted. No change to the residential density standard is proposed with the project . The propose d
project may facilitate development of additional residential density in the downtown core area, but this growth is included i n
the anticipated General Plan build-out . The 2006 Water Resources Status Report indicates that there is currently 256 acre-
feet of water available to allocate to in-fill development and intensification projects (development within the 1994 Cit y
Limits). Another 256 acre-feet is available to serve the City's expansion areas, for a total of 512 acre feet of water availabl e
to allocate to development . The City has also initiated multiple water supply projects including the water reuse project, th e
Nacimiento Pipeline Project, additional water conservation programs and the Salinas Dam transfer . Development of thes e
water supply resources will provide more than enough water to meet the City's projected water demand in the build-ou t
scenario of the City's current General Plan .
e)According to the City's Utilities Department, the City's Water Reclamation Facility (WRF) has adequate capacity to serv e
future development downtown. The Wastewater Facilities Master Plan anticipates build-out under the General Plan an d
includes a program for upgrades to the collection system and the Water Reclamation Facility based on regulator y
requirements and projected demand . The City's impact fee program for wastewater is used to fund these anticipate d
improvements .
f), g) Background research for the Integrated Waste Management Act of 1989 (AB939) shows that Californians dispose o f
roughly 2,500 pounds of waste per month . Over 90% of this waste goes to landfills, posing a threat to groundwater, ai r
quality, and public health . Cold Canyon landfill is projected to reach its capacity by 2018 . To help reduce the waste stream
generated by new development projects, consistent with the City's Source Reduction and Recycling Element, recyclin g
CITY OF SAN LUIS OBISPO 24 INITIAL STUDY ENVIRONMENTAL CHECKLIST 201 0
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facilities must be planned for, and a solid waste reduction plan for recycling discarded construction materials must b e
submitted with new building permit applications . New development projects are already required by ordinance to includ e
facilities for recycling to reduce the potential waste stream, therefore, no mitigation is required .
Conclusio n
The proposed project will have a less than significant impacts on Utilities and Service Systems in the Downtown .
18 . MANDATORY FINDINGS OF SIGNIFICANCE .
a)
Does the project have the potential to degrade the quality of th e
environment, substantially reduce the habitat of a fish or wildlife
species, cause a fish or wildlife population to drop below self-
sustaining
levels,
threaten
to
eliminate
a
plant
or
anima l
community, reduce the number or restrict the range of a rare o r
endangered plant or animal or eliminate important examples o f
the major periods of California history or prehistory?
X
Impacts are less than significant since the project site is already des eloped, is in an urbanized area and potentially significan t
impacts to historic resources can be mitigated to less than significant levels (see Cultural Resources discussion,above).
b) Does the project have impacts that are individually limited, bu t
cumulatively
considerable?
("Cumulatively
considerable "
means that the incremental effects of a project are considerabl e
when viewed in connection with the effects of the past projects ,
the effects of other current projects, and the effects Of probabl e
future projects)
X
The impacts identified in this initial study are specific to this project and would not be categorized as cumulatively significant .
c)Does the project have environmental effects, which will caus e
substantial adverse effects on human beings, either directly o r
indirectly?
X
No potentially significant impacts to human beings have been identified in this initial study that would occur either directly or
indirectly .
19 . EARLIER ANALYSES .
Earlier analysis may be used where, pursuant to the tiering, program FIR, or other CEQA process, one or more effects hav e
been adequately analyzed in an earlier EIR or Negative Declaration
Section 15063 (c) (3) (D).
In this case a discussio n
should identify the following items :
a)
Earlier analysis used . Identify earlier analyses and state a, here they are available for review .
N/A
b)
Impacts adequately addressed .Identify which effects from the above checklist were within the scope of and adequatel y
analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed b y
mitigation measures based on the earlier analysis .
N/A
,c}
Mitigation measures .For effects that are "Less than Significant with Mitigation Incorporated,
describe the mitigatio n
measures which were incorporated or refined from the earlier document and the extent to which they address site-specifi c
conditions of the project .
N/A . Mitigation measures are required to reduce potential impacts to cultural resources, however these measures are not a
result of prior environmental studies prepared pursuant to CEQA.
20. SOURCE REFERENCES .
1 .City of SLO General Plan Land Use Element, August 199 4
2 .City of SLO General Plan Housing Element, March 200 4
3 .City of SLO General Plan Circulation Element, November 1994
WO&CITY OF SAN LUIS OBISPO 25 INITIAL STUDY ENVIRONMENTAL CHECKLIST 201 0
Sources Poteri-,_.,~
Significan t
Issues
Pot l r
Si f
Unless
Mitigation
Incorporated
11 t~ettl+`-1Tii t
Impact
PH1-5 6
1
Issues, Discussion and Supportir :formation Sources Sources Pote
Significant
Pot t 1
Sig i
[
t
aflh1 }e t
E R #83 07 Issues Unles s
Mitigation
Impac t
Zoning Ordinance Amendment for Parking in the C-D Zone Incorporated
4 .City of SLO General Plan Noise Element, May 1996
5 .City of SLO General Plan Safety Element, July 200 0
6 .City of SLO General Plan Conservation and Open Space Element, April 200 6
7 .City of San Luis Obispo Municipal Cod e
8 .City of San Luis Obispo, Land Use Inventory Databas e
9 .USDA, Natural Resources Conservation Service, Soil Survey of San Luis Obispo Count y
10 .Website
of the
Farmland Mapping
and Monitoring
Program of the
California Resources Agency :
http :1/www. c onsrv. c a . gov/dlrp/FMMP /
11 .Clean Air Plan for San Luis Obispo County, Air Pollution Control District, 200 1
12 .CEQA Air Quality Handbook, Air Pollution Control District, 200 3
13 .Institute of Transportation Engineers, Trip Generation Manual, 7 th Edition, on file in the Community Developmen t
Department
14 .City of San Luis Obispo Noise Guidebook, May 199 6
15 .City of SLO Waterways Management Plan
16 .City of San Luis Obispo, Historic Resource Preservation Guidelines, on file in the Community Developmen t
Department
17 .City of San Luis Obispo, Archaeological Resource Preservation Guidelines, on file in the Communit y
Development Departmen t
18 .City of San Luis Obispo, Historic Site Ma p
19 .City of San Luis Obispo Burial Sensitivity Ma p
20 .City of SLO Source Reduction and Recycling Element, on file in the Utilities Departmen t
21 .San Luis Obispo Quadrangle Map, prepared by the State Geologist in compliance with the Alquist-Priol o
Earthquake Fault Zoning Act, effective January 1,1990
22 .Flood Insurance Rate Map (Community Panel 0603100005 C) dated July 7, 198 1
23 .San Luis Obispo County Airport Land Use Plan
24 .2007 California Building Code
25 .
Attachments :
1.Vicinity Ma p
2.Legislative Draft of Proposed Amendments to Zoning Regulations and Access & Parking Management Pla n
CITY OF SAN LUIS OBISPO 26 INITIAL STUDY ENVIRONMENTAL CHECKLIST 201 0
PH1-5 7
Attachment 4
ORDINANCE NO .####(2011 Series)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SA N
LUIS OBISPO AMENDING TITLE 17 (ZONING REGULATIONS )
OF THE MUNICIPAL CODE (GPI 8-11 )
WHEREAS,the Planning Commission of the City of San Luis Obispo conducte d
a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo ,
California, on June 22, 2011, July 13, 2011, and August 24, 2011, and recommende d
approval of amendments to Title 17 (Zoning Regulations) of the Municipal Code ; an d
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 May 25, 2011, July 27, 2011, and August 24, 2011, and recommende d
approval of amendments to Downtown Residential Parking Regulations, Title 17 (Zonin g
Regulations) of the Municipal Code
WHEREAS,the City Council of the City of San Luis Obispo conducted a publi c
hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo ,
California, on November 15, 2011, for the purpose of considering amendments to Title 1 7
of the Municipal Code (GPI 8-11); and
WHEREAS,the City Council finds that the proposed text amendments ar e
consistent with the General Plan, the purposes of the Zoning Regulations, and othe r
applicable City ordinances ; and
WHEREAS,notices of said public hearings were made at the time and in th e
manner required by law ; an d
BE IT ORDAINED by the Council of the City of San Luis Obispo as follows :
SECTION 1 .Environmental Determination .The City Council finds and
determines that previous environmental review adequately evaluates all of the potentia l
impacts of the project and the Negative Declaration adopted by the City Council o n
September 7, 2010, and correctly determines that the project will not have a significan t
adverse impact on the environment . A Negative Declaration of Environmental Impac t
(GPUER 83-07) was prepared for Downtown Residential Parking amendments and wa s
recommended for adoption by the Planning Commission on July 27, 2011 . The Cit y
Council finds and determines that the project's Negative Declaration adequately addresse s
the potential significant environmental impacts of the proposed project, and reflects th e
independent judgment of the City Council . The Council hereby adopts said Negativ e
Declaration .
SECTION 2 .Findings .Based upon all the evidence, the Council makes th e
following findings :
1 .
The proposed amendments will not significantly alter the character of the City o r
cause significant health, safety or welfare concerns, since the amendments are
PH1-58
Ordinance No . #### (2011 Series)
GPI 8-11 Attachment 4
consistent with the General Plan and directly implement City goals and policies .
2 . Periodic amendments, updates, and corrections of the Zoning Code are consisten t
with General Plan Policy to maintain regulations which are effective i n
implementing policies consistent with the General Plan .
SECTION 3 .Chapter 17 .08 .110 .D . of the City of San Luis Obispo's Municipa l
Code is repealed and replaced to read as follows :
Homeless shelters proposed adjacent to residential neighborhoods shall requir e
architectural review to ensure the shelter design provides for adequate privacy betwee n
uses and minimizes potential impacts of the proposed shelter to adjacent residences .
SECTION 4 . Chapter 17 .16 .010 .A .1 . of the City of San Luis Obispo's Municipal
Code is repealed and replaced to read as follows :
"Density" is the number of dwellings per net acre, measured in density units . In the AG ,
C/OS, and R-1 zones, each single-family dwelling counts as one density unit . In the othe r
zones, different size dwellings have density unit values as follows : (Ord . 1365 (200 0
Series)(part))
a.Studio apartment, 0 .50 unit ;
b.One-bedroom dwelling, 0 .66 unit;
c.Two-bedroom dwelling, 1 .00 unit ;
d.Three-bedroom dwelling, 1 .50 units ;
e.Dwelling with four or more bedrooms, 2 .00 units .
SECTION 5 .
Chapter 17 .16 .020 .E .1 .a. of the City of San Luis Obispo's
Municipal Code is replaced and amended to read as follows :
Street Yards on Corner Lots Recorded Before April 1, 1965 . On corner lots in the R-1
and R-2 zones, recorded before April 1, 1965, the street yard along the lot frontag e
having the longer dimension shall be not less than 10 feet, as in Figure 2 .
10'J 20 '-Figure 2
PL
SECTION 6 .
Chapter 17 .16 .010 .E .1 .b . of the City of San Luis Obispo's
Municipal Code is repealed and replaced to read as follows :
Street Yards on Corner Lots Where Each Corner Lot has Its Longer Frontage Alon g
the Cross Street . In the R-1 and R-2 zones, when each corner lot on a cross stree t
has its longer frontage along the cross street, as in Figure 3, the street yard along th e
longest frontage shall be not less than 10 feet .
PH1-59
Ordinance No . #### (2011 Series )
GPI 8-11
Attachment 4
n
20-7
Figure 3
SECTION 7 .
Chapter 17 .16 .010 .E .2 .f. of the City of San Luis Obispo's
Municipal Code is replaced and amended to read as follows :
f. Intersection Visibility .At the intersections not controlled by a stop sign or traffi c
signal, no plant, structure or other solid object over three feet high which woul d
obstruct visibility may be located within the area indicated in Figure 4 . At controlle d
intersections, the City Engineer may determine visibility requirements for proper sigh t
distance . (Note : Yard requirements may also be modified by variance, Chapte r
17 .60 ; planned development, Chapter 17 .62 ; specific plan, Chapter 17 .52 ; or special
consideration zone, Chapter 17 .56 .) (Ord . 1102 - Ex . A(7), (8), 1987 ; Ord . 1085 - 1 Ex.
A (part), 1987 ; Ord . 1009 - 1, 1984 ; Ord . 1006 - 1 (part), 1984 ; Ord . 941 - 1 (part),
1982 : prior code - 9202 .5(C))
ee's
eE
.:...1r..uuu ..u ...r_ -.w'..uuuuu .
o o u.0
Figure 4
SECTION 8 .Chapter 17 .16 .040 . of the City of San Luis Obispo's Municipa l
Code is repealed and replaced to read as follows :
The height of a building is the vertical distance from the average level of the ground under th e
building to the topmost point of the roof, including parapets . The average level of the ground i s
determined by adding the elevation of the lowest point of the part of the lot covered by the buildin g
to the elevation of the highest point of the part of the lot covered by the building, and dividing b y
two . (See Figure 7 .) Height measurements shall be based on existing topography of the site ,
before grading for proposed on-site improvements . (Ord . 1365 (2000 Series)(part))
P111-60
Ordinance No . #### (2011 Series)
GPI 8-11
Attachment 4
CHIMNEYS, SOLAR SYSTEMETC..
WHoT ELM MORE THAN 10'4E.AB A
MAXIMUM BUILDING DIH6 HEIGH T
MAXIMUM
HEIGHT
ALLOWED
HIGHEST POIN T
UNDER THE BUILDIN G
AVERAGE ELEVATION UNDER BLDG.
LOWEST POINT UNDER BUILDIN G
Figure 7
Table 5 .5 : Maximum Height by Zon e
Zone Maximum Heigh t
25 ft . (up to 35 feet with approval of an administrative use permit )
35 feet
35 feet
35 feet
35 feet
35 feet
25 feet (up to 35 feet with approval of an administrative use permit )
35 feet
35 feet
45 feet
35 feet
50 feet (additional height up to 75 feet may be approved, sectio n
feet
feet
feet
BP Varies by specific plan area (see section 17 .49 )
See also Section 17 .16 .020 for relationship of yards and building height.
Components of solar energy systems, chimneys, elevator towers, screening for mechanica l
equipment that is not integral with building parapets, vents, antennae and steeples shall exten d
not more than 10 feet above the maximum building height .
Commercial and governmental agency antennae may exceed the height limits for the zone i n
which they are located if such an exception is approved by the Director .
Any other exception to the height limits requires approval of a variance as provided in Chapte r
17 .60 .
For height limits of signs, see Chapter 15 .40 . Sign Regulations . (Ord . 1085 - 1 Ex . A (part), 1987 ;
Ord . 1006 - 1 (part), 1984 ; Ord . 941 - 1 (part), 1982 : prior code - 9202 .5(E))
R-1
R-2
R-3
R-4
C/O S
A G
0
PF
C-N
C-R
C-C
C-D
17 .42 .020 .C .)
C-T 4 5
C-S 3 5
M 35
PH1-61
Ordinance No . #### (2011 Series )
GPI 8-11
Attachment 4
wr
SECTION 9 .
Chapter 17 .16 .050 .B .3 . of the City of San Luis Obispo's
Municipal Code is repealed and replaced to read as follows :
3 . Arbors, trellises, and other ornamental features are allowed within a required yard, subjec t
to the same height limits that apply to fences and hedges except as provided below ;
SECTION 10 .
Chapter 17 .16 .050 .B .4 . of the City of San Luis Obispo's
Municipal Code is added to read as follows :
Arbors .Up to one such feature per street frontage may be allowed with a maximu m
height of 9 feet, and an area of not more than 40 square feet as measured by th e
perimeter formed by the vertical projection to the ground of the outermost elements of th e
feature, and no horizontal dimension shall exceed eight feet in length . Any portion of suc h
a feature wider than 18 inches and that exceeds the usual fence height requirements o f
this section shall be of an open design such that a person standing on the adjacent publi c
right-of-way can see completely through at least 50 percent of the structure to the depth o f
the required street yard (Figure 9, below) Such features within required yards shall not b e
connected to a building and shall comply with intersection visibility requirements of sectio n
17 .16 .020 . E .2 .
May be Solid
Figure 9
SECTION 11 .
Chapter 17 .16 .050 .B .5 . of the City of San Luis Obispo's
Municipal Code is hereby adopted to read as follows :
Decorative pilasters, statuary, flower pots and similar ornamental elements attache d
to or incorporated into the design of conforming fences or walls may exceed th e
required height limit up to 18 inches provided that the decorative element is not wide r
than 18 inches and that such elements are used to define a gateway or othe r
entryway or are otherwise at least four feet apart .
SECTION 12 . Chapter 17 .16 .050 .E. of the City of San Luis Obispo's Municipa l
Code is replaced and amended to read as follows :
E . Measurement of height where fences or walls are located on retaining walls .
PH1-62
Ordinance No . #### (2011 Series)
GPI 8-11 Attachment 4
1.Where fences or walls are located on retaining walls, the height of the retaining wall shal l
be considered as part of the overall height of the fence or wall . Walls or fences mus t
have a minimum spacing of five feet to be considered separate structures for purpose s
of measuring overall height .
2.Where fences are located on a berm or mound the height of fence shall include the ber m
or mound directly beneath the fence and above natural grade in the overall heigh t
measurement .
3.Where fences are located on retaining walls within other yards, fences not to exceed si x
feet as measured from the uphill side may be erected or replaced on top of the retainin g
walls and the combined fence and retaining wall height shall not exceed nine feet fro m
the lower side, provided no modification of grade has occurred from the origina l
subdivision improvements and/or design approvals . A building permit is required for th e
combined fence and retaining wall height to exceed six feet and if there is evidence tha t
a modification to the grade has occurred from the original subdivision/design approval s
the height must be authorized through a fence height exception .
SECTION 13 .Chapter 17 .16 .060 .G . of the City of San Luis Obispo's Municipa l
Code is hereby adopted to read as follows :
G . Downtown Core :Within the Downtown-Commercial (C-D) zone the following parkin g
standards and incentives shall apply :
1.Parking space reductions noted in items B through E above shall not b e
applicable in the C-D zone, as the reduced parking rates established herein ar e
intended to provide flexibility in meeting parking requirements and rely on th e
consolidation of parking .
2.Restaurants, sandwich shops, take-out food, bars, taverns, night clubs, othe r
food service or entertainment establishments, theaters, auditoriums, conventio n
halls, and churches : One-half that required in Table 6 ; provided, however, tha t
in no case the requirement shall exceed one space per three hundred fift y
square feet gross floor area .
3.Dwellings, motels, hotels and bed and breakfast inns : One-half that required i n
Table 6 . In order to support and encourage residential uses in the C-D zone ,
additional options for meeting parking requirements for residential uses ar e
available as listed in subsection 7 below .
4.All other uses : One space per five hundred square feet gross floor area .
5.In determining the total number of required spaces, all fractions shall b e
rounded to the nearest whole number . Fractions of one-half or greater shall b e
rounded to one ; fractions less than one-half shall be rounded to zero .
6.For existing buildings, only the parking needed for additions thereto or fo r
changes in occupancy which increase parking requirement relative to prior use s
shall be required .
7.The parking space requirement may be met by :
a.Providing the required spaces on the site occupied by the use ;
b.The director may, by approving an administrative use permit, allow
some or all of the parking to be located on a site different from the use .
Such off-site parking shall not be within a residential zone . It shall be
PH1-63
Ordinance No . #### (2011 Series )
GPI 8-11 Attachment 4
within reasonable walking distance and no greater than 1250 feet of th e
use and shall not be separated from the use by any feature that woul d
make pedestrian access inconvenient or hazardous . The site on which
the parking is located shall be owned, leased or otherwise controlled b y
the party controlling the use .
c.Participating in a commonly held and maintained off-site parking lo t
where other businesses maintain their required spaces ;
d.Participating in a parking district that provides parking spaces through a
fee or assessment program .
e.Participating in an in-lieu fee program as may be established by the cit y
council . Any parking agreement approved prior to adoption of th e
parking standards contained in subsections (1) through (3) of thi s
section may be adjusted to conform with those standards, subject t o
approval by the community development director and city attorney ;
SECTION 14 .Table 6 – Parking Requirements by Use, Chapter 17 .16 .060 . o f
the City of San Luis Obispo's Municipal Code is repealed and replaced to read as follows :
PH1-64
Ordinance No . #### (2011 Series )
GPI 8-11 Attachment 4
SE.ptetll GOP 20317
city of sari Luis oBis1,)o
ZO1IIIIi~REt:KII.tIOI1 S
TABLE 6 - PARKING REQUIREMENTS BY US E
Type of Use Number of Off-Street Parking Spaces Require d
AGRICULTUR E
Crop production and grazing No requirement
Greenhouse, commercial No requirement
Livestock feed lot As provided in approved use permit
INDUSTRY, MANUFACTURING &PROCESSING, WHOLESALING
Bakery, wholesale Same as Manufacturing - Ligh t
furniture and failures manufacturing . cabinet shop Same as Manufacturing - Ligh t
Industrial research and development
One space per 300 square feet office or laboratory area, plus one space per 500 square feet indoo r
assembly or fabrication area, plus one space per 1 .500 square feet outdoor work area or indoo r
warehouse area
Laboratory - Medical, analytical, research, testing One space per 300 square feet gross floor are a
Laundry, dry cleaning plant One space per 500 square feet gross floor are a
Manufacturing - Heavy One space per 500 square feet gross floor are a
Manufacturing - Light
One space per 300 square feet accessory office area plus one space per 300 square feet to 50 0
square feet manufacturing floor area, to be determined by director according to employmen t
characteristics of each use, plus one per 1,500 square feet outdoor manufacturing are a
Petroleum product storage and disM bon One space per 300 square feet office areas plus one space per 500 square feet indoor storage area
plus one space per 2 .000 square feet outdoor storage are a
Photo and tam processing lab One space per 300 square feet gross flour are a
Printing and publishing One space per 300 square feet gross floor are a
Recycling facilities - Co on and processing fact ty One space per 500 square feet of gross floor area plus one space per 10 .000 square feet outdoo r
storage area, but in no case less than 4 space s
Recycling facilities -Scrap and dismantling yard One space per 500 square feet of gross floor area plus one space per 10,000 square feet outdoo r
storage area, but in no case less than 4 space s
Recycling facilities - Small collection facility As provided in approved use unli t
Storage - Personal storage facility One space per 300 square feet office area and common indoor facilities and one space fo r
every five storage units that do not have direct drive-up vehicle acces s
Storage yard One space per 2,00D square feet gross floor area
Warehousing, indoor storage One space per 300 square feet office area plus one space per 1,500 square feet indoor storage area
Wholesaling and distribution One space per 300 square feet office area plus one space per 1,000 square feet indoo rsales/storage area, plus one space per 2,000 square feet outdoor sales are a
LODGIN G
Bed and breakfast inn One per room or group of rooms to be occupied as a suite, plus faro for resident manager's quarter s
Hostel One space per five beds, plus one for manager . When the hostel is part of a residence : one spac e
per five beds . in addition to two spaces for the residence .
Hotel . motel One per room or group of rooms to be occupied as a suite, plus one for resident manager's quarters ,
plus eatinglassembly area requirements
Recreational vehicle (RV) park accessory to hotel, motel As provided in approved use permit
Vb\Lr E. 51
PH1-6 5
Ordinance No . #### (2011 Series)
GPI 8-11 Attachment 4
city Of SHAY Ll11S OBISp O
ZOtllill',t2E.it1lLdtiOi1S SEpteml3E12 2011
TABLE 6 - PARKING REQUIREMENTS BY US E
Type of Use Number of Off-Street Parking Spaces Require d
RECREATION . EDUCATION, & PUBLIC ASSEMBLY USE S
Bar/tavern One space per 60 square feet of customer use plus one space per 100 square feet of foo d
preparation area
Club, lodge, private meeting hall One space per 300 square feet office area plus one space per four fixed seats or one space per 40
square feet seating area without fixed seats, in the largest assembly roo m
Commercial recreation facility - Indoo r
Bowling alleys
One space per 300 square feet gross floor are a
Two spaces per lane plus one space per four seats spectatorfeating are a
Commercial recreation facility - Outdoor One space per 500 square feet outdoor use are a
Educational conferences As provided in approved use permi t
Fitness/health facility One space per 300 square feet gross floor are a
L terary, museum One space per 500 square feet storage/display area plus government office and meeting roo m
requirements
Library, branch facility As provided in approved use permi t
Night club One space per 60 square feet floor or outdoor ground area for customer use, including seating an d
dancing areas, plus one space per 100 square feet food preparation are a
Off-site wine tasting room One space per 200 square feet gross floor are a
Park, playground One space per 500 square feet
Public assembly facility One space per four fixed seats or one space per 40 square feet of assembly area without fixed seat s
Relg ous facility One space per four fixed seats (one space per 40 square feet seating area without fixed seats) i n
largest assembly roo m
School - Boarding school, elementary, middle, secondary As provided in approved use permi t
School - College, university - Campus As provided in approved use permi t
School - College, university - Satellite classroom facility One space per 50 square feet per classroom floor are a
School - Elementary, middle :secondary Two spaces per classroom plus one space per 300 square feet office, assembly or common are a
School - Specialized education/training One space per 50 square feet per classroom `floor area
Special event One space per 500 square feet or as provided in approved use permit
Sports and active recreation facility One space per 100 square feet of play surfac e
Sports and entertainment assembly facility As provided in approved use permi t
Studio - Art, dance, martial arts, music, etc .One space per 200 square feet gross floor are a
Theater One space per four seat s
Theater - Drive-in No requirement
El})AC 52
PH1-6 6
Ordinance No . #### (2011 Series)
GPI 8-11 Attachment 4
SCOtEII'15CP 2011
city of s\n tins OBIsp o
ZOfIInC1 12E.0 tlldtIO11 S
TABLE 6 - PARKING REQUIREMENTS BY US E
Type of Use Number of Off-Street Parking Spaces Require d
RESIDENTIAL USES
Boarding/rooming house, dormitory One space per 1 .5 occupants or 1 .5 spaces per bedroom, whichever is greate r
Caretaker quarters Two spaces per dwelling
Convents and monasteries One space per five occupant s
Fraternity, sorority One space per 1 .5 occupants or 1 .5 spaces per bedroom, whichever is greater
High occupancy residential use The parking requirement shall be greater of: 1 . The number of space required for dwellings . or 2 . Oneoff-street parking space per adult occupant, less one .
Home occupation See Section 17.08 .090
Live'work units 2 spaces per unit
Mixed-use project Same as Multi-family dwellings
Mobile home park 1 .5 spaces per unit : 1 space to be with unit
Mufti-family dwellings
1 per studio apartment : 1-112 for first bedroom plus 112 for each additional bedroom in a unit, plus 1for each five units in developments of more than five units. Also see parking reduction paragraph sunder 17 .16 .060 .
Residential care facilities - 6 or fewer residents Same as Rest home
Residential care facilities - 7 or more residents Same as Rest hom e
Residentail hospice facility Same as Rest hom e
Rest home One space per four beds (adultone space per five juvenille occupant s
Single-family dwellings 2 spaces per dwelling. In the R-1 and CtOS zones, one space must be covered .
Work,live units 2 spaces per unit
p 1C,E. 53
PH1-6 7
Ordinance No . #### (2011 Series )
GPI 8-11 Attachment 4
city of sail Luis o ;isp o
ZOtllilti 1;6CitlL t1011S Septell1t;812 20t i
TABLE 6 - PARKING REQUIREMENTS BY US E
Type of Use Number of Off-Street Parking Spaces Require d
RETAIL SALE S
Auto and vehicle sates and rental One space per 300 square feet office area plus one space per 500 square feet parts sales servic e
area, plus one space per 2,000 square feet outdoor sates are a
Auto parts sales, with installation One space per 500 square feet gross floor are a
Auto parts sales, without installation One space per 500 square feet gross floor are a
Bakery, retail One space per 200 square feet gross floor area
Building and landscape materials sales, indoor One space per 300 square feet office area plus one space per 500 square feet indoor sales are a
plus one space per 2,000 square feet warehouse are a
Building and landscape materials sales, outdoor One space per 300 square feet office area plus one space per 500 square feet indoor sales are a
plus one space per 2 .000 square feet warehouse or outdoor sales are a
Construction and heavy equipmen t quipvent sales and rental One space per 300 square feet office area plus one space per 500 square feet parts sales servi c
area, plus one space per 2,000 square feet outdoor sales are a
Convenience store Two spaces for employee parking, plus one space per 500 square feet of gross floor area and a
minimum of five bicycle parking spaces shall be provided per busines s
Extended hour retail Same as specific type of retai l
Farm supply and feed store One per 500 square feet indoor sales/storage area plus one space per 2,000 square feet outdoo r
sales/storage area .
Fuel dealer (propane, etc)One per 500 square feet indoor salesfstorage area plus one space per 2 .000 square feet outdoo r
sales/storage area .
Furniture, furnishings, and appliance stores One space per 500 square feet gross floor are a
General retail - 2,000 sf or less One space per 300 square feet gross floor area
General retail - More than 2,000 sf, up to 15,000 sf One space per 300 square feet gross floor are a
General retail - More than 15,000 sf, up to 45,000 sf One space per 300 square feet gross floor are a
General retail - More than 45 .000 sf, up to 60,000 st A maximum of one space per 200 square feet gross floor area, with the exception for more spaces i f
structured multi-level parking is used
General retail - More than 60,000 sf, up to 140,000 sf A
tructure d
maximum
m u
of
lti
one
-leve
l spac
eparkin
gperis 200 square feet gross floor area, with the exception for more spaces i f
s used
Florists and Photofinishing (retail)One space per 500 square feet floor area
Retail sales and repair of bicycles One space per 500 square feet floor area
Groceries, liquor. specialty foods One space per 200 square feet gross floor are a
Mobile home, RV, and boat sales One space per 300 square feet office area plus one space per 500 square feet parts sales servic e
area, plus one space per 2,000 square feet outdoor sales are a
Office-supporting retail, 2,000 sf or less One space per 300 square feet gross floor are a
Office-supporting retail, more than 2,000, up to 5,000 sf One space per 300 square feet gross floor are a
Outdoor temporary andiorseasonal sales See Section 17 .013 .020
Produce stand One space per 300 square feet gross floor are a
Restaurant
One space per 60 sq . ft . customer use area, including waiting seating, counter service areas, and
dancing areas, plus one space per 100 sq_ fti food preparation, including counter space, pantr y
storage, and dishwashing areas . Watts, ha gs, restrooms, and dead storage areas do not count a s
either customer use or food preparation floor are a
Service station (see also "vehicle services")one space for attendant booth plus two per service bay plus one space per four fuel pump s
Warehouse stores - 45 .000 sf or less gfa Minimum one space per 300 square feet gross floor are a
Warehouse stores -more than 45,000 sf gfa A maximum of one space per 200 square feet gross floor area, with the exception for more spaces i f
structured multi-level parking is used
p t~E 54
PH 1-6 8
Ordinance No . #### (2011 Series )
GPI 8-11 Attachment 4
SE:pt€f11t1E.12 20TI
city of san Luis oBispo
Z011111G 12t.c,U131tic~il s
TABLE 6 - PARKING REQUIREMENTS BY US E
Type of Use
Number of Off-Street Parking Spaces Require d
SERVICES - BUSINESS, FINANCIAL &PROFESSIONAL
ATMs No requirement
Banks and financial services One space per 300 square feet gross floor are a
Business support services One space per 300 square feet gross floor are a
Convalescent hospital Same as Medical service - Extended care
Medical service - Clinic, laboratory, urgent care Medical, dental, and other health services : one per 200 square feet gross floor area .
Medical service - Doctor office Medical, dental, and other heath services : one per 200 square feet gross floor area .
Medical service - Extended care One space per four beds (adult): one space per five juvenile occupants
Medical service - Hospital One space per be d
Office - Accessory As required for principle use
Office - Business and service One space per 300 square feet gross floor are a
Office -Governmen t
Post offices
Offices: one per 300 square feet gross floor area . Meeting rooms: one per four fixed seats or one per
40 square feet of seating area without fixed seats .
One space per 300 square feet office, sorting, customer service area plus one space per 500 squar e
feet bulk handlin g
Office - Processing One space per 200 square feet gross floor are a
Office - Production and administrative One space per 300 square feet gross floor are a
Office -Professional Medical dental and other health services : one per 200 square feet gross floor area . AU others: one
space per 300 square feet gross floor area .
Office - Temporary See Section 17 .08 .010 C
Photographer, photographic studio One space per 200 square feet gross floor area
p3,t;,E a'5
PH1-6 9
Ordinance No . #### (2011 Series )
GPI 8-11
city O4 Stn Luis OI3ISpO
zottlnG f3E'tfL tlot1S
TABLE 6 - PARKING REQUIREMENTS BY US E
Type of Use Number of Off-Street Parking Spaces Require d
SERVICES - GENERA L
Catering service One space per 100 square feet food preparation area
Cemetery, mausoleum, columbarium One space per 500 square feet of building are a
Day care - Day care center (child/adult)Two spaces plus one per 14 clients
Day care -Family day care home (smalVlarge)Small family day care - same as for 'Dwellings". Large family day care - One space plus require d
residential parking .
Equipment rental One per 300 square feet office area plus 1 per 500 square feet kmdoor display/storage plus 1 pe r
1,000 square feet outdoor displaylstorage
Food bank/packaged food distribution center One space per 300 square feet of office plus one space per 1,500 square feet of indoor storag e
Homeless shelter Two spaces for the facility plus one space for each six occupants at maximum allowed occupancy
Maintenance service, client site services One space per 300 square feel gross floor area
Mortuary, funeral home 1 per four faced seats or 1 per 40 square feet assembly area, whichever is greate r
Personal services One space per 200 square feet gross floor are a
Repair services - Small appliances, shoes, etc .One space per 300 square fee t
Self service laundry/dry cleaner One Space per each four washers or dryers
Public safety facilities One space per 500 square feet gross floor are a
Public utility facilities One space per 300 square feet office area plus one space per 1,500 square feet warehouselservic e
area plus space for fleet vehicle s
Repair service - Equipment, large appliances, etc .One space per 500 square feet gross floor are a
Social service organization One space per 300 square feet gross floor are a
Vehicle services - Repair and maintenance - Major One space per 500 square feet gross floor are a
Vehicle services - Repair and maintenance - Minor One space per 500 square feet gross floor are a
Service stations One space for attendant booth plus two per service bay plus one space per four fuel pump s
Vehicle services - Car-wash Two spaces plus sufficient waitlrg line(s) or Two spaces plus washing area(s )
Veterinary clinic/hospital, boarding, large animal One space per 500 square feel gross floor are a
Veterinary clinic/hospital, boarding . small animal, indoor One space per 300 square feet gross floor are a
Veterinary ctnicihospital, boarding, small animal, outdoor One space per 300 square feet gross floor area
TRANSPORTATION & COMMUNICATIONS
Airport To be determined when use permit is approve d
Ambulance, taxi, and{or,inmousine dispatch facility
Ambulance services
One space per 300 square feet office area plus one space per 1,000 square feet ga€agetwarehous e
are a
Three spaces per emergency vehicl e
Broadcast studio One space per 300 square feet gross floor are a
Heliport As provided in approved use permi t
Railroad facies One space per 300 square feet office or waiting roo m
Transit station or terminal One space per 300 square feet office/waiting area plus one space per 1,000 square fee t
house/garage are a
Truck or freight terminal One space per 300 square feel office plus one space per 1,000 square feet garage/warehouse are a
Water and wastewater treatment plants and service s
Water and wastewater treatment plants
One space per 300 square feet office plus one space per 1,000 square feet warehouse/service are a
As provided in approved use permi t
Attachment 4
Septellm€l2 201 1
€O
Ordinance No . #### (2011 Series )
GPI 8-11 Attachment 4
SECTION 15 .
Chapter 17 .17 .040 .D .1 of the City of San Luis Obispo's
Municipal Code is repealed and replaced to read as follows :
Waste haulers and recycling containers may be placed for pickup in accordance wit h
Chapter 8 .04 & 17 .17 .075 of this code .
SECTION 16 .Chaper 17 .17 .075 .1 . of the City of San Luis Obispo's Municipa l
Code is repealed and replaced to read as follows :
Refuse, green waste, and recycling receptacles shall not be within the front yard are a
except as provided in Municipal Code section 8 .04 which states : Refuse and garbag e
containers shall not be placed adjacent to the street for pickup more than twenty-fou r
hours before pickup time, and such containers shall be removed within the twelve -
hour period following pickup, except in the Business Improvement Area (as defined i n
Chapter 12 .36). In the Business Improvement Area, refuse and garbage containers
shall not be placed adjacent to the street for pickup before 5 :00 p .m . or the close of
business on the day preceding pickup, whichever is later . Such containers shall b e
removed before 10 :00 a .m . following pickup . The "front yard" area is defined as : Th e
area of a residential lot that lies between the street property line and the walls of an y
residences that face the street . (Ord . 1277, 1995). Trash, green waste, and recyclin g
receptacles shall be completely screened from public view from the public right-of-wa y
that abuts the front yard by a fence, landscaping, or wall, or fence that is otherwis e
permitted by Zoning and Building Codes . Multi-family developments, condominiu m
projects, and other common interest residential units which are approved for individua l
waste wheelers shall remove waste wheelers from the common area visible from th e
public right-of-way in accordance with this section . Multi-family projects with shared
bin service shall utilize approved enclosure locations consistent with project approvals .
SECTION 17 .Table 9 — Uses Allowed by Zone, Chapter 17 .22 : Us e
Regulation, of the City of San Luis Obispo's Municipal Code is replaced and amended t o
read as follows :
PH1-71
Ordinance No . #### (2011 Series )
GPI 8-11 Attachment 4
city Or SAP Luis of iSP O
ZOt11T1G I:Eii tlLdtIOf1S SdTte111L3Ef2 201 1
TABLE 9 - USES ALLOWED BY ZON E
Land Use
Permit Requirement by Zoning Distric t
AG I GOBI R1 R2 I R3 , R4 PF I O (1 )1 C-N I C-C I C-D I C-R C-T C-S I M I BP
Specific use
Regulations
AGRICULTURE
Crop production and grazing A A A D D
Greenhouse, commercial PC PC
Livestock feed tot PC PC
INDUSTRY. MANUFACTURING &PROCESSING, WHOLESALIN G
Bakery, wholesale --A A PC
Furniture and fixtures manufacturing, cabinet
shop D A
Industrial research and development PC D D
Laboratory - Medical, analytical, research .
testing PC A A A A
Laundry, dry cleaning plant A A
Manufacturing -Heavy PC PC
Manufacturing - Light D A A
Petroleum product storage and distribution D
Photo and film processing lab A A
Printing and publishing A A A
Recycling facilities - Collection and processing
facility D
Recycling facilities - Scrap and dismantling yard D
Recycling facilities - Small collection facility D D D A
Storage - Personal storage facility A A
Storage yard D A
Warehousing, indoor storage A A P C
Wholesaling and distribution A A P C
LODGIN G
Bed and breakfast inn D PC PC A A
r
Homeless shelter PC PC A PC PC PC PC PC PC PC PC 17.08.11 0
Hostel PC PC A A A
Hotel. motel A A A P C
Recreational vehicle (RV) park accessory to hotel . motel PC
Vacation Rental I
I 17 .22 .G
Key:A = Allowed D = Directors Use Permit approval required PC = Planning Commission Use Permit approval require d
AID = Director's approval on ground floor, allowed on second floor or abov e
Note:Footnotes affecting specific land uses follow the table .
p (,)E. S3
PH1-7 2
Ordinance No . #### (2011 Series )
GPI 8-11
Attachment 4
SEpt€III1;612 '2011
city of sail leis oBisp o
ZOflI11G 1eCi tIt \tIOfl S
TABLE 9 - USES ALLOWED BY ZONE - Continue d
AG ICiOSI RI R2 IR3
Permit Requirement by Zoning District
)I C -N I C -C
Specific use
Regulationsc-T BPLand Use
RECREATION . EDUCATION.&PUBLIC ASSEMBLY USE S
Bar/tavern D i D D D D D
Ckrb, lodge, private meeting hall D D A D ND D ,D D
Commercial recreation lack - Indoor PC D D D D D(12)PC D 17 .08 .05 0
Commercial recreation facility - Outdoor PC PC
Educational conferences D D D D 17.08.010 .C .6
Fitness/health facility D A D D PC A A ID
Goff Course PC
Library, museum PC D D D D
Library, branch facility D D D D
Night club D D D D D D Chapter 17 .95
Off-site wine tasting room A A A A A A
Park, playground D D A A A A D D A A A
Public assembly facility PC D D D D PC
Religious facilty PC D -D D D A D D D A D(7)D(7)D(7)
School - Boarding school, elementary, middle,
secondary PC PC
School - College. university campus PC
School - College, university - Satellit eclassroom facilit y
School - Elementary, middle, secondary PC PC D ID PC D
School - Specialized education/training PC A/D A/D A A A
Special event __D D_D D D
_
D D D D_17 .08 .01 0
Sports and active recreation facility ___PC
___
PC PC PC
Sports and entertainment assembly facility PC
_
PC
Studio - Art, dance, martial arts . music, etc .
_
D D _AID AtD A PC A
Theater PC(8)
__
D D
_
D D Chapter 17 .95
Theater - Drive-in PC PC
RESIDENTIAL USES
Boarding/rooming house, dormitory PC D D D Chapter 17 .20
Caretaker quarters A A A A A A A A A A A A A A A D
Convents and monasteries PC A A ID
Fraternity, sorority PC PC
High occupancy residential use D D
Home occupation H H H H H H H H H H H H H H 17.05 .040
Live/work units A A A A A 17.08 .120
Mixed-use project A A A A A A PC PC 17.08 .072
Mobile home as temporary residence a t
building site A A A A A A A A
Mobi le home park A A A A
Multi-family dwellings A A A A D D
Residential care facilities -6 or fewer residents A A A A A A AID NB ND D
Residential care facilities - 7 or more residents A A A A A D A/D ND D
Residential hospice facility PC PC D PC PC D
Rest home A A A A A D ND ND D
Single-family dwellings
_
A A A(2)A A A A D D
Secondary dwelling units A A A A A ,,Chapter 17 .21
Work/live units D D 17 .08.120
Key :A = Allowed D = Directors Use Permit approval required PC = Planning Commission Use Permit approval require d
ND = Directors approval on ground floor . allowed on second floor or above N = Home Occupation Permit require d
Note :Footnotes affecting specific land uses follow the table .
pCie S4
PH1-7 3
Ordinance No . #### (2011 Series )
GPI 8-11 Attachment 4
city ~r Sat1 dais 0x3isp 0
ZOI1N1G 12Ctr .At1011S stpteillt3E.1?2011
TABLE 9 - USES ALLOWED BY ZONE - Continue d
Permit Requirement by Zoning Distric t
AGLCIOSIR1IR2IR3IR4IPFIO(1 )I C-NIC-C BP
Specific us e
Regulation sLand Use
RETAIL SALE S
Auto and vehicle sales and rental D A PC
Auto parts sales, with installation D(5)A A
Auto parts sales, without installation A D A A A
Bakery, retail
_
A A A A A D D
Building and landscape materials sales . indoor A A A A A
Building and landscape materials sales, outoor _D D A A A
Construction and heavy equipment sales and
rental D D
Convenience store D D D A A A A A D D D 17.08.095
Extended hour retail D O D D D D D D
Farm supply and feed store PC A A
Fuel dealer (propane, etc)D A
Furniture, furnishings, and appliance stores A A A A
General retail - 2.000 sf or less A(3)A A A A
General retail - More than 2,000 sf, up t o
15.000 sf D(3)D A A
General retail - More than 15 .000 sf, up to
45:000 sf D A A D
General retail - More than 45.000 sf, up t o
60.000 sf D A A
General retail - More than 60,000 sf, up to
140,000 sf PC PC PC
Groceries, liquor, specialty foods A(10)A A A PC
Mobte home . RV, and boat sales A P C
Office-supporting retail, 2,000 sf or less A A A A A D
Office-supporting retail, More than 2 .000, up to
5,000 sf D D A A D
Outdoor temporary and/or seasonal sales See Section 17 .08 .020 17 .08 .020
Produce stand D D A A A A
Restaurant A A A A A D D _
Outdoor BBO/Grill, accessory to restaurant D D D D D D D
Service station (see also "vehicle services")D D ,D D A 17 .08 .030
Vending machine See Section 17.08 .020 17 .08 .020
Warehouse stores - 46,000 sf or less gfa D _D D
Warehouse stores - more than 45,000 sf gfa PC PC PC
Key:A = Allowed D = Director's Use Permit approval required PC = Planning Commission Use Permit approval require d
ND = Director's approval on ground floor, allowed on second floor or abov e
Note:Footnotes affecting specific land uses follow the table .
PAtiE.65
PH1-74
Ordinance No . #### (2011 Series )
GPI 8-11 Attachment 4
Septa ll1l l2 2011
city of s n Luis oi?ispo
Zi)Il{t1Ci I :F,CiuL tl0in S
TABLE 9 - USES ALLOWED BY ZONE - Continue d
Land Use
Permit Requirement by Zoning Distric t
AG ICIOSIRI IR2IR3IR4IPFIO(til C-NIC-CIC-DIC-R [ C-TIC-SIM BP
Specific use
Regulation s
SERVICES - BUSINESS, FINANCIAL &PROFESSIONA L
ATMs A A A A A A A A A
Banks and financial services A A A A D(4)D(4)D
Business support services
_
A A ND A
_
A A A
Medical service - Clinic, laboratory, urgent care _D D D A D(11)D(11 )
Medical service- Doctor office A AID AID A D(11)D(11)
Medical service - Extended care PC PC D PC PC D
Medical service - Hospital PC PC
Convalescent hospital PC PC
Office-Accessory A A A A A A A A
Office - Business and service A A AID A D (4)D(4)D
Office - Government D PC A A P C
Office - Processing
_
D D D D(4)D(4)A
Office - Production and administratrre A AND AD A D(4)D{4)A
Office - Professional A A#D AID A D
Office - Temporary See Section 17 .08.010.D
Photographer, photographic studio I I I f I I I A AID A PC I
A
SERVICES - GENERA L
Catering service D D A D A A
Cemetery, mausoleum, columbahurn PC PC PC PC PC PC PC PC PC P C
Copying and Quick Printer Service A A A A A_A A A
Day care - Day care center (child/adult)D(9)D(9)D(9)D(9)D(9)A A A AD D(9)CO)D 17.08.100AD(9 )
Day care - Fatuity day care home (small/large)A A A A A A A A A A A A 17.08.100
Equipment rental A A D
Food bankfpackaged food distribution center D D
Maintenance service. client site services A A PC
Mortuary, funeral home 0 D A D
Personal services A A A A D A 0
Personal services - Restricted D 0
Public safety facilities PC PC
Public utility facilities PC A A 17.08.080
Repair service - Equipment, large applances.
etc .A A D
Residential Support Services A A A A
Social service organization D A A A A 0
Vehicle services - Repair and maintenance -
Major A A D
Vehicle services - Repair and maintenance -
Minor PC D A A D
Vehicle services - Carxash 0 0 PC 0 0
Veterinary cliricthospdat, boarding, large animal PC PC 0 0
Veterinary clinic/hospital, boarding, smal l
animal, indoor D D A AID A A
Veterinary clrniclhosptal, boarding, smal l
animal, outdoor D
Key :A = Allowed D = Director's Use Permit approval required PC = Planning Commission Use Permit approval requ ired
ND = Director's approval on ground floor, allowed on second floor or abov e
Note :Footnotes affecting specific land uses follow the table .
IDACi e:B O
PH1-7 5
Ordinance No . #### (2011 Series)
GPI 8-11 Attachment 4
City Off .S11-i LUIS OBISp O
ZOtlin~} 12fc1 UL\tiOnS SEptt'flib ..0 201 1
TABLE 9 - USES ALLOWED BY ZONE - Continue d
Permit Requirement by Zoning Distric t
AG ICiOSI RI IR2IR3IR4JPF10 (1 )I C-NIC-C JC-D BP
Specific use
RegulationsLand Use
TRANSPORTATION & COMMUNICATION S
Airport PC PC PC D
Ambulance, taxi, and/or limousine dispatc h
facility A D D
Antennas and telecommunications fa Ries D D D D D D D D D D D 17 .16 .120
Media Production - Broadcast studio A A`D A A A A
Media Production - Backbts/outdoor facilitie s
and soundstages D D D
Heliport PC PC PC
Parking facility PC(6)PC(6)PC(6)D(6)D(6)D(6)
Parking facility - Multi-level PC(6)PC(6)PC(6)PC(6)PC(6)PC(6)
Puking facility - Temporary PC D D D D D D D D 17.03.01 0
Railroad facilities D A
Transit station or terminal PC PC PC D A
Transit stop A A A A A A A A
Truck or freight terminal A A D
Water and wastewater treatment plants an d
services PC PC
Key :A = Allowed D = Directors Use Permit approval required PC = Planning Commission Use Permit approval require d
AID = Directors approval on ground floor, allowed on second floor or abov e
Note :Footnotes affecting specific land uses follow the table .
SECTION 18.Chapter 17 .42 .H . of the City of San Luis Obispo's Municipa l
Code is repealed and replaced to read as follows :
Parking . See Section 17 .16 .060 .
SECTION 19 .Chapter 17 .49 of the City of San Luis Obispo's Municipal Cod e
is hereby added to read as follows :
PH1-7 6
Ordinance No . #### (2011 Series )
GPI 8-11 Attachment 4
Chapter 17 .49 : BUSINESS PARK (BP) ZON E
Sections :
17 .49 .010 Purpose and application .
17 .49 .020 Property development standards .
17 .49 .010 Purpose and application .
The BP zone is intended to provide for research and development, light manufacturing ,
and business services that are compatible with each other and with airport operations .
The BP zone implements and is consistent with the Business Park land use category o f
the General Plan .
17 .49 .020 Property development standards .
BP zoning is found only within the Airport Area and Margarita Area Specific Pla n
boundaries . The following is a summary of some of the property developmen t
standards that apply to each specific plan area . These standards are included in th e
Zoning Regulations for reference only . See the appropriate specific plan for mor e
detailed property development information .
Airport Area Specific Pla n
A . Yards . Setback distance between :
1.Buildings and property lines along streets, 16 feet ;
2.Parking lots and property lines along streets, 10 feet;
3.Buildings and property lines between adjacent parcels, zero ;
4.Parking lots and property lines between adjacent parcels, 5 feet .
B . Maximum height :
1.Occupied buildings, 45 feet (not to exceed three stories);
2.Non-occupied architectural features, 52 feet .
C . Coverage :
1.Maximum coverage by buildings, driveways, and parking shall not excee d
80%.
2.Minimum landscape area (planning areas, water features, and har d
surfaces used mainly by pedestrians) shall be at least 20% of site area .
D . Maximum floor area ratio :
1.Warehousing, storage, or automated manufacturing uses shall not excee d
1 .0 ;
2.All other uses shall not exceed 0 .6 .
E . Standard Lot Dimensions :
1.Minimum lot area : 0 .5 acre
2.Minimum lot width : 100 fee t
3.Minimum lot depth : 100 fee t
4.Maximum lot depth to width ratio shall be 3 :1
PH1-77
Ordinance No . #### (2011 Series )
GPI 8-11
Attachment 4
5 .Minimum street frontage : 50 fee t
Margarita Area Specific Plan (Low-rise Office )
F . Yards . Setback distance between :
1.Buildings and property lines along streets, 15 feet ;
2.Parking lots and property lines along streets, 15 feet ;
3.Buildings and property lines between adjacent parcels, 5 feet ;
4.Parking lots and property lines between adjacent residential parcels, 3 feet ;
5.Parking lots and property lines between adjacent non-residential parcels ,
zero .
G . Maximum height :
1.Occupied buildings, 25 feet ;
2.Single-story masonry area, one occupied level, not to exceed 36 feet .
H . Coverage : Minimum landscape area (planning areas, water features, and har d
surfaces used mainly by pedestrians) shall be at least 20% of site area .
I . Maximum floor area ratio : The ratio of gross building floor area to site area shall no t
exceed 0 .29 .
J . Standard Lot Dimensions : Same as Office zone .
Margarita Area Specific Plan (General Business Park )
K . Yards . Setback distance between :
1.Buildings and property lines along streets, 20 feet ;
2.Parking lots and property lines along streets, 20 feet ;
3.Buildings and property lines between adjacent parcels, zero ;
4.Parking lots and property lines between adjacent residential parcels, N/A ;
5.Parking lots and property lines between adjacent non-residential parcels ,
zero .
L . Maximum height :
1.Occupied buildings, 36 feet ;
2.Non-occupied architectural features such as towers may extend to 45 feet .
M . Coverage : Minimum landscape area (planning areas, water features, and har d
surfaces used mainly by pedestrians) shall be at least 15% of site area .
N . Maximum floor area ratio : The ratio of gross building floor area to site area shall no t
exceed 0 .44 .
O . Minimum land parcel size : One acre .
P . Parking : The parking requirements in the Low-rise Office and General Busines s
Park areas are as follows :
1 . For all uses, paring will be provided at a rate of not less than one space pe r
500 square feet of gross floor area, nor more than one space per 300 squar e
feet of gross floor area .
PH1-78
Ordinance No . #### (2011 Series )
GPI 8-11 Attachment 4
Exceptions :
a.Medical offices may, but are not required to, provide parking at a ratio of on e
space per 200 square feet .
b.For warehousing, parking will be provided at a rate of not less than one space
per 1,500 square feet of gross floor area, nor more than one space per 1,00 0
square feet of gross floor area .
SECTION 20 .Chapter 17 .88 of the City of San Luis Obispo's Municipal Cod e
is replaced and amended to read as follows :
Chapter 17 .88 : Residential Growth Managemen tRegulations
Sections :
17 .88 .010 Purpose and justification .
17 .88 .020 Allocations .
17 .88 .030 Periodic city council review and consideration of revisions .
17 .88 .010 Purpose and justification .
A.The regulations codified in this chapter are intended to assure that the rate of
population growth will not exceed the city's ability to assimilate new residents an d
to provide municipal services, consistent with the maximum growth rate s
established in the general plan . Also, these regulations are to assure that thos e
projects which best meet the city's objectives for affordable housing, infil l
development, open space protection, and provision of public facilities will b e
allowed to proceed with minimum delay .
B.San Luis Obispo is a charter city, empowered to make and enforce all law s
concerning municipal affairs, subject only to the limitations of the city charter an d
the constitution and laws of the state . Regulation of the rate of residentia l
development is a reasonable extension of municipal authority to plan overal l
development, in furtherance of the public health, safety and general welfare .
C.According to the general plan land use element, the city should achieve a
maximum annual average population growth rate of one percent . The reserve of
developable land within the city and the capacity of proposed annexations coul d
sustain growth rates which would exceed the objectives of the general plan .
D.The growth rate policies of the general plan reflect the city's responsibility t o
accommodate a reasonable share of expected state and regional growth .
E.To avoid further imbalance between the availability of jobs and of housing withi n
the city, the general plan also manages expansion of growth-inducing activities .
The burdens of growth management are not being placed solely on the residentia l
sector, since it largely responds to demands caused by other sectors .
F.Considering the likely levels of housing demand and construction throughout th e
housing market area, nearly coinciding with San Luis Obispo County, thes e
regulations are not expected to affect the overall balance between housing supply
P111-79
Ordinance No . #### (2011 Series)
GPI 8-11 Attachment 4
and demand in the market area . These regulations will not impede and may hel p
meet the needs of very low-, low- and moderate-income households . (Ord . 145 9
§ 3 (part), 2004 : Ord . 1359 § 3 (part), 1999 )
17 .88 .020 Allocations .
A.Each Specific Plan, shall adopt a phasing schedule that allocates timing o f
potential residential construction, including phasing of required improvements ,
consistent with the general plan and with these regulations .
B.The limitations on residential development established by these regulations appl y
to new residential construction within certain areas that have been annexed to th e
city or that will be annexed to the city . Development in such areas is subject t o
development plans or specific plans, which shall contain provisions consistent wit h
these regulations .
C.Allocations shall be implemented by the timing of issuance of building permits .
D.Dwellings affordable and enforceably restricted to residents with extremely low ,
very low, low or moderate incomes, as defined in the city's general plan housin g
element, and new dwellings in the downtown core (C-D zone as shown in th e
most official zoning map) shall be exempt from these regulations . Enforceabl y
restricted shall mean dwellings that are subject to deed restrictions, development
agreements, or other legal mechanisms acceptable to the city to ensure long-ter m
affordability, consistent with city affordable housing standards . In expansio n
areas, the overall number of units built must conform to the city-approved phasin g
plan .
E.It shall not be necessary to have dwellings allocated for a particular time interva l
or location to process and approve applications for general plan amendment, zon e
change or other zoning approval, subdivision, or architectural review . (Ord . 145 9
§ 3 (part), 2004 : Ord . 1359 § 3 (part), 1999 )
17 .88 .030 Periodic city council review and consideration o f
revisions .
A . The community development department shall provide status updates to the cit y
council concerning implementation of these regulations, coordinated with th e
annual report on the general plan . The status update will describe actua l
construction levels and suggest if revisions are necessary to maintain the City's
one percent growth rate .
SECTION 21 .Definition of "Homeless Shelter", Chapter 17 .100 .H . of the City
of San Luis Obispo's Municipal Code is replaced and amended to read as follows :
Homeless Shelter .A church, public building, or quasi-public facility that provide s
emergency or temporary shelter for more than thirty (30) days in any one yea r
period to homeless individuals and/or groups . These accommodations may includ e
temporary lodging, meals, laundry facilities, bathing, counseling, and other basi c
support services .
SECTION 22 .Severability.If any subdivision, paragraph, sentence, clause, o r
phrase of this ordinance is, for any reason, held to be invalid or unenforceable by a court
PH1-80
Ordinance No . #### (2011 Series)
Attachment 4
GPI 8-1 1
of competent jurisdiction, such invalidity or unenforceability shall not affect the validit y
or enforcement of the remaining portions of this ordinance, or any other provisions of th e
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 23 . A summary of this ordinance, together with the names of Counci l
members voting for and against, shall be published at least five (5) days prior to its fina l
passage, in The Tribune, a newspaper published and circulated in this City . Thi s
ordinance shall go into effect at the expiration of thirty (30) days after its final passage .
INTRODUCED on the day of , 2011,AND FINALL Y
ADOPTED by the Council of the City of San Luis Obispo on the day of
2011, on the following vote :
AYES :
NOES :
ABSENT :
Jan Howell Marx, Mayo r
ATTEST :
Elaina Cano, City Clerk
Christine Dietrick, City Attorne y
G :\CD-PLAN\BLeveill\Zoning code update 2011\Council Docs\11,15,01 CC Meeting Docs\GPA 8-11 ,
Zonign Regs Update, CC Ordinance (11,15,2011).doc
PH1-81
Attachment 5
RESOLUTION NO . (2011 Series )
A RESOLUTION OF THE CITY OF SAN LUIS OBISP O
AMENDING THE ACCESS & PARKING MANAGEMENT PLA N
WHEREAS,the City adopted its first Parking Management Plan in 1987 and revised th e
Plan in 1990 and 1995 and revised and retitled the Plan in 2002 ; and
WHEREAS,the City's General Plan contains policies and programs to encourage housin g
development in the downtown core, including allowing more flexible parking regulations fo r
housing developments through amendments to the Zoning Regulations and Access and Parkin g
Management Plan ; an d
WHEREAS,the Planning Commission of the City of San Luis Obispo conducted publi c
hearings on May 25, 2011, July 27, 2011, and August 24, 2011, and recommended approval o f
amendments to Access and Parking Management Plan ; and
WHEREAS,the City Council of the City of San Luis Obispo conducted a public hearing i n
the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on November 15 ,
2011 to consider amendments to the Access and Parking Management Plan ; and
WHEREAS,the City Council has considered the Negative Declaration of environmental
impact as prepared by staff and reviewed by the Planning Commission ; and
WHEREAS,the City Council has duly considered all evidence, including the testimony o f
interested parties, and the evaluation and recommendations by staff, presented at said hearing .
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obisp o
as follows :
SECTION 1 .Findings .The Council makes the following findings :
1.The proposed amendments will not significantly alter the character of the City or caus e
significant health, safety or welfare concerns .
2.The proposed amendments further the goals and policies of the General Plan in suppor t
of downtown residential development .
SECTION 2 .Environmental Determination .The City Council finds and determines that
the project's Negative Declaration of Environmental Impact (GPUER 83-07) prepared for th e
Access and Parking Management Plan and Zoning Regulations amendments adequatel y
addresses the potential environmental impacts of the proposed project in accordance with th e
California Environmental Quality Act and the City's Environmental Guidelines, and reflect s
the independent judgment of the Council . The Council hereby adopts the Negative Declaration .
SECTION 3 .Access and Parking Management Plan Amendment Approval .The City
Council finds and approves the Access and Parking Management Plan Amendment attached a s
Exhibit A and incorporated herein by reference .
PI11-82
Attachment 5
Upon
motion
of
seconded
b y
and on the following vote :
AYES :
NOES :
ABSENT :
The foregoing resolution was adopted this day of , 2011 .
Mayor Jan Marx
ATTEST :
Elaina Can o
City Clerk
J. Christine Dietric k
City Attorney
PH1-83
DRAFT XHIB~n
city Of San 1UIS OBISP O
ACCESS AND PARKIN G
MANAGEMENT PLA N
Amended November, 201 1
CITY OF SAN LUIS OBISPO PUBLIC WORK S
DEPARTMENT,PARKING SECTIO N
1260 Chorro Street, Suite B, San Luis Obispo, California 9340 1
DRAFT P111-84
Ur~CITY TRANSPORTATION PLANS
EXHIBI T
Attachment 5
The City of San Luis Obispo adopts and maintains plans that help direct the implementation of th e
General Plan Circulation Element . These plans include :
Title of Document Status
Access & Parking Management Plan (this document)Amended November, 201 1
Bicycle Transportation Plan Updated May, 200 7
Short Range Transit Plan Updated May, 200 9
Pavement Management Plan Updated October, 2009
For more information about City transportation plans, projects and programs, contact the San Lui s
Obispo Public Works Department, Transportation Division at (805) 781-7210 .
PH1-8 5
EXHIBI
T Attachment 5TABLE OF CONTENT S
Topic Page
Introduction 4
Relationship to Other Plans and Policies 5
Scope of Plan 5
Parking Management Goals 5
Definitions 6
General Use of Parking 6
Employee Use of Parking 8
Juror Use of Parking 9
Use of Parking Wfor Downtown Residents .....................................................................................1 0
Expansion of Parking 1 1
Enforcement 1 2
Financing of Commercial Core Parking 1 3
Residential Parking 1 4
Program Administration and Promotion 1 5
APPENDI X
A .1 Map of Downtown Parking and Business Improvement Area Showing Existing Parking ....1 6
A .2 Approved Parking Management and Demand Reduction Programs 1 7
A .3 Map of Existing Residential Parking Districts 1 8
A .4 City Council Resolution # 9350 (2002 Series) revising this plan 19
i
P111-86
EXHIBI T
Attachment 5
6 INTRODUCTION
Between 1977 and 1987, a number of studies were conducted to assess the vehicle parking situation
in downtown San Luis Obispo . As a result of this work, the City built two parking structures tha t
house 669 vehicles . The first parking structure located at the corner of Palm and Morro Streets wa s
completed in 1988 . The second garage at the corner of Chorro and Marsh Streets was completed i n
1990. An expansion of the Marsh Street garage that added 342 spaces (net increase of 245 spaces )
will be completed in September 2002 . These three projects resulted in a total of 1,007 garag e
spaces . In addition, the City manages over 1,600 spaces located in surface lots and along downtow n
streets . Another result of these early parking studies was the City's adoption of its first Parking
Management Plan in 1987 . The management plan was updated in 1990 and again in 1995 to reflec t
the completion of some of the major parking projects and to better define management policies .
In February 1993, a group of local architects and designers completed a Conceptual Physical Plan
for the City's Center (commonly known as the Downtown Concept Plan). The City Council has
adopted, in concept, the Plan and feels that it should be considered when making planning decision s
that affect the City's center. The Plan was revised in 1997 to reflect changes to the Court Stree t
Parking Lot area . The Concept Plan suggests that a number of new parking structures be built an d
that the pedestrian character of the commercial core be improved .
In November 1994, the City adopted a new General Plan Circulation Element.The adopted
Circulation Element directs the City to conduct studies of downtown parking needs and to conside r
ways of reducing traffic congestion by promoting the use of other types of transportation . Th e
Circulation Element also directs the reevaluation of the use of curb space in the commercial core
with the aim of creating more short-term parking spaces .
This plan has been revised to address a number of events and decisions that have occurred sinc e
1995, including the following :
In 1997,a Downtown Parking and Access Plan was completed by Meyer-Mohaddes an d
Associates . While never adopted by the City Council, this draft plan estimated future parkin g
demand, identified candidate parking garage locations, as well as a variety of actions that th e
City could take to better manage its current parking supply and reduce employee demand fo r
downtown parking .
As a way of incrementally implementing the draft Downtown Parking and Access Plan, the Cit y
Council authorized the implementation of a variety of measures to encourage employees to us e
means other than their private vehicles to access the downtown . In July 2001 a "Gold Pass "
program was initiated that provides subsidized monthly transit passes to downtown employees .
Parking stalls for car pools have also been reserved in existing parking structures . Other parkin g
management activities have also been pursued . Appendix A .2 identifies these approve d
activities .
On 05/01/2001 the City Council amended Section 6 .1 of the Parking Management Plan t o
provide clarity on the use of Parking Fund revenues .
P111-87
EXHIBIT
Attachment 5
The City Council approved a Memorandum of Understanding (MOU) with private propert y
owners that, among other things, calls for the construction of a new office/parking structure o n
the southeast corner of Palm and Morro Streets that will house 243 vehicles . This project i s
designed to satisfy parking demand created by the retirement of the Court Street parking lot an d
the development of a retail commercial project on that site (the "Copelands Project").
The City Council authorized its staff to solicit proposals from consultants to prepare schemati c
plans for a transit-parking-mixed use facility east of Santa Rosa Street . Entitled the "North Are a
Regional Facility (NARF)," this design work will investigate opportunities for constructing ne w
parking garages to serve the downtown core and the expanded County Administrative Complex .
The San Luis Obispo Downtown Association participated in the review of the 1995 Parkin g
Management Plan . This updated plan will be used as a management tool to help direct how vehicl e
parking should be provided and used throughout San Luis Obispo and how the demand fo r
downtown parking will be managed .
RELATIONSHIP TO OTHER PLANS AND POLICIE S
The City's General Plan Land Use Element establishes the pattern of land uses throughout San Lui s
Obispo . The General Plan Circulation Element identifies how transportation services will b e
provided to land uses envisioned by the Land Use Element . One of these transportation services i s
vehicle parking .This plan provides specific direction for the management of vehicle parking in a
way that supports the Circulation Element's overall transportation strategy . This plan focuses on th e
management of vehicle parking in the community's commercial core . Parking of bicycles i s
addressed by the Bicycle Transportation Plan (2002) but is an issue that is relevant to the use o f
City parking structures and surface lots .
SCOPE OF THIS PLAN
This plan establishes vehicle parking policies and programs that apply throughout San Luis Obispo .
However, its primary focus is the management of parking in the commercial core . This plan also
identifies, in Appendix A .2, approved management techniques for putting to better use existin g
parking spaces, and for reducing the employee demand for parking spaces in the commercial core .
This plan may be revised from time to time to address parking needs in areas beyond and within th e
commercial core . For more information about City parking programs, contact the Parking Sectio n
of the Public Works Department at (805) 781-7230 .
PH1-88
EXHIBIT A_
Attachment 5
R!~PARKING MANAGEMENT GOAL S
Support the commercial core as a viable economic and cultural center and preserve it s
historic character .
Support the goals of the Conceptual Physical Plan for the City's Center .
Provide enough parking in the commercial core for visitors and employees .
Reduce the demand for employee parking through various programs such a s
carpooling, vanpools, transit subsidies, and bicycle and pedestrian system s
development .
Support the transportation strategy presented in the General Plan Circulatio n
Element .
Supporttheresdentsal componentofmixed use_develo_pment ._downtown a s
presented in the Land Use Elemen t
Carry out actions described in this plan within budget constraints and consistent wit h
Financial Plan goals and policies that are updated every two years .
r9~■~DEFINITION S
The following words and phrases used throughout this plan have the following meanings :
Commercial Core is the central business district in San Luis Obispo . Its boundaries are the same as
the Downtown Association Area (see Appendix A .1).
Commercial Deliveries are made to businesses in the commercial core using trucks that are
commercially licensed .
Downtown Association (DA) Advisory Board is an 11-member group established pursuant t o
Municipal Code Chapter 12 .36 by the City Council to promote the economic health of th e
commercial core . The DA (and its advisory committees) participates in the development of Cit y
programs that affect the downtown and provide advice to City staff and the City Council .
Long-Term Parking spaces may be free or metered, are located along streets, in monthly permit lot s
or parking structures, and typically allow parking for 10 hours or more .
Parking Structures are multi-level buildings that are managed by the City and provide parking fo r
the general public, residential..._component_.._of mixed-use development, commercial core employees ,
and jurors at the Palm Street parking structure .
Short-Term Parking spaces may be free or metered and typically have a two-hour or less tim e
07-
i
PH1-89
_I3IT
Att achment 5
Support the transportation strategy presented in the General Plan Circulation Element .
Carry out actions described in this plan within budget constraints and consistent wit h
Financial Plan goals and policies that are updated every two years .
49ii6i GENERAL USE OF PARKING POLICIE S
1 .1
The City should maximize the use of all parking structures and surface lots .
1 .2
The City should encourage any development of surface parking lots in the commercial cor e
to conform, to the degree possible, to the "Conceptual Physical Plan for the City's Center ."
1 .3 Curb parking spaces are intended for short-term parking . People parking for longe r
periods should use monthly permit lots and long-term metered spaces and parkin g
structures .
1 .4 The City may install parking meters or post parking time limits where at least 75% of a
block's frontage is developed with commercial uses . The City will consider requests by a
majority of residential and commercial property owners along a block to install parkin g
controls .
1 .5
Thirty-minute parking spaces shall be placed at the ends of blocks in the commercial cor e
where short-term parking is needed . The City will consider requests by property owners t o
locate 30-minute spaces at other locations .
1 .6
Parking for commercial deliveries in the commercial core should be managed so that :
Illegal double parking or excessive circulation by delivery vehicles is discouraged .
Deliveries are discouraged during peak traffic periods and during retail business hours .
Merchants may consider lockbox systems that allow for unassisted nighttime access fo r
deliveries .
Oversized vehicles do not attempt deliveries .
ACTION S
1 .7
The City will :
Publicize the availability of parking spaces in underused lots and will offe r
incentives to increase their use .
Take actions that better direct people to parking structures and underused parking lot s
co-
co-
co-
PH1-90
and long-term metered curb parking areas .
EXHIBIT
Attachment 5
Continue to offer permits for 10-hour metered parking spaces .
Maintain long-term metered spaces on Pacific Street and along side streets near th e
Marsh Street parking structure for overflow parking, but periodically evaluate their use .
1 .8
The City will consider :
co-Allowing the mixture of daily and monthly parking in underused permit lots .
Managing employee use of the Marsh Street parking structure so that (A) more space s
can be reserved for shoppers, and (B) more employees are encouraged to use the Palm Stree t
structure, which has more vacant spaces .
Allowin the use of long term arkin for downtown residential uses in Cit owne d
parking facilities .
1 .9
City staff will periodically evaluate and revise as appropriate :
The placement of 15- and 30-minute parking meters .
The layout of existing parking lots or structures when they are resurfaced or re-stripe d
with the aim of: (a) maximizing their use, (b) improving circulation and complyin g
with requirements to provide parking for the disabled .
The use of curb space in the downtown (including no parking and loading zones) to identif y
opportunities for creating more short-term spaces .
The optimum mixture of long- and short-term metered spaces and the expansion o f
metered curb areas .
1 .10 If congestion levels in the commercial core exceed standards set by the Circulatio n
Element, the City will adopt an ordinance that limits times for commercial deliveries .
cv-
PH1-91
PC
Attachment 5
081iiSe EMPLOYEE USE OF PARKING
POLICIE S
2 .1 Employee parking programs will be consistent with the goals and objectives of the Circulatio n
Element .
2 .2 The City and County should develop programs that reduce the number of their employees tha t
are driving alone to work .
2 .3 Commercial core employers should establish programs that encourage employees to :
Use Palm Street Parking Structure, monthly permit lots, and long-term metered spaces .
Use other types of transportation to get to work or to carpool . A listing of approve d
programs is included as Appendix A .2 .
ACTION S
2 .4 The City will establish a program in the commercial core that fosters carpooling by employee s
and visitors .
2 .5 The Downtown Association (DA) and Chamber of Commerce should sponsor on-goin g
education programs that discourage employees from using curb parking and promote alternat e
transportation .
2 .6 The City should discourage long-term employee use of curb parking in the commercial core
by :
Expanding areas with two-hour parking limits when needed to maintain convenien t
customer parking opportunities .
8
PH1-92
Aft achment 5
Monitoring the use of 15- and 30-minutes curb spaces ;
Consider increasing the fines for overtime violations ;
As requested, consider establishing resident parking districts in areas adjoining th e
commercial core and office districts .
2 .7 The City will institute a trip reduction program for its employees in compliance with goal s
established by the Circulation Element .
2 .8 The City should develop a bulk discount rate for its transit passes without negatively affectin g
transit funding . Employers should purchase passes and make them available to employee s
who substitute riding the bus for driving to work .
2 .9 The City will install bicycle lockers at convenient locations in the commercial core and wil l
promote their use by commercial core employees on a space-available basis .
2 .10 The City will work to consider park-and-ride lots that serve the commute needs o f
commercial core employees . The City will evaluate outlying parking lots for their use b y
commercial core employees with a shuttle connecting these lots with the core .
JUROR USE OF PARKING
POLICIES
3 .1 The City will provide free parking for jurors in the Palm Street parking structure or in metere d
spaces when the Palm Street parking structure is full or when a juror drives an oversize d
vehicle as per the agreement with the County for limited use .
ACTION S
3 .2 City staff will work with the Jury Commissioner to inform prospective jurors of the City's
parking policies . Staff will monitor the amount of jury parking and inform the Jur y
Commissioner if overflow parking becomes a problem .
PH1-93
EXHIBI T
Attachment 5
1 USE OF PARKING FOR DOWNTOWN RESIDENT S
POLICIE S
4 .1 As a pilot program,_the City will provide a limited number of parking spaces t o
accommodate residential tenants within the Downtown-Commercial (C-D) zon e
consistent with General Plan Land Use Element policy 4 .22 and Housing Elemen t
Policy 3 .12 .4 . These spaces may be provided in structures or other locations that ar e
suitable for overnight parking programs .
4 .2
Monthly fees for such parking spaces shall be as adopted by City Counci l
Resolution to financially contribute to the cost of the new program .
4 .3 Parking spaces shall be in locations suitable for overnight use and shall be i n
locations that do not significantly interfere with necessary parking for downtow n
customers and employees or encroach into adjacent residential neighborhoods .
ACTIONS
4 .4 The City shall establish a pilot program to allow residents within the downtow n
core to utilize public parking and to monitor the amount of residential parkin g
required .
4 .5 The City Council shall adopt a resolution that establishes a fee program, us e
limitations and enforcement options for regulating use of parking for downtow n
residents .
4 .6
The Municipal Code shall be amended to include parking options for downtow n
residences .
4 .7 The City will assist owners of downtown residences to inform prospective tenant s
of the City's parking policies and transportation choices . The Parking Service s
web page is one element that could be used as a component of this informatio n
source .
EXPANSION OF PARKIN G
POLICIE S
Parking should be provided in the commercial core for shoppers, tourists, employees an d
patrons of government and private offices .
CJ.4 'l Building parking structures is the best way of providing more parking facilities whil e
minimizing the use of valuable commercial land . City-owned land earmarked for parking
structures may be used as temporary surface parking lots .
PH1-94
Attachment 5
Existing City-owned surface parking lots purchased by the Parking Fund which are no t
earmarked for parking structure locations may be sold to finance expansion of parking i n
permanent structures when and after new parking structures have been built to take thei r
place .
9 A .4 Parking structures and surface lots should be located along the periphery of the commercia l
core as a means of eliminating traffic congestion and enhancing pedestrian activities .
ACTION S
5 Develop a program to encourage use of underutilized parking lots, which would benefit th e
commercial core .
ENFORCEMEN T
POLICIES
(p ,5 1 Parking laws will be strictly enforced to :
Discourage overtime parking ;
Discourage habitual parking violations --people with six or more violations ;
Encourage meter payments ; and
Direct people parking for long periods to use long-term parking spaces .
ACTION S
/5.2 City enforcement officers will strictly enforce all parking laws, especially overtime violation s
and the misuse of loading zones .
(P X3 The City in cooperation with the BIA will develop a plan to discourage habitual violators .
FINANCING OF COMMERCIAL CORE PARKIN G
POLICIE S
7
The City's Parking Program will be self-supporting . The principal purpose of Parkin g
Fund revenues will be used to :
a)Maintain and expand parking operations and supply, including effective parkin g
demand reduction programs, and
b) Repay bonds that financed the construction of the parking structures .
10
PH1-95
Attachment 5
Pilot or "test case" parking demand reduction activities may also be funded, provided tha t
they are well defined and monitored for a defined period of time and a measurement o f
effectiveness is predetermined .
1 ,K.2 Commercial core merchants, business owners, and property owners should help finance the
parking program .
ACTIONS
The City will deposit all revenues from parking fines into the Parking Fund.
The City will :
Review parking meter and citation rates every two years and make adjustments as neede d
Continue to charge variable rates for different types of parking .
Continue to collect in-lieu fees from development projects in the commercial core .
Consider new fee programs applicable to commercial core merchants, business owners ,
and property owners .
7 4.5 The City, upon Council direction, will evaluate the elimination of parking meters in th e
commercial core and the creation of a comprehensive financing plan to finance the Parking
Program .
RESIDENTIAL PARKIN G
POLICIE S
o°x1 Parking along streets in residential areas should be used by residents and their guests .
However, no individual household has the exclusive right to use a particular section of cur b
parking and curb parking is not guaranteed in front of each household .
8 !J2 The City may prohibit or limit curb parking in residential areas to ensure safe traffic flow ,
pedestrian crossing conditions or to install motor vehicle or bicycle lanes consistent with th e
Circulation Element or the Bicycle Transportation Plan .
3 The City will create residential parking districts when needed to manage parking and maintai n
the quality of life in residential areas .
6 )4 All residential parking districts must comply with provisions of Section 10 .36 .170 of the San
Luis Obispo Municipal Code .
11
PH1-96
J_.
Attachment 5
ACTION S
8'1..5 Upon receiving a petition from a 60% majority of affected residents living within a propose d
parking district, the City Council may create a district consistent with provisions of th e
municipal code .(For the location of existing Residential Parking Districts, see Appendi x
A .3.)
PROGRAM ADMINISTRATION AND PROMOTION
POLICIES
4.1 The City's Parking Manager is responsible for interpreting and implementing the provisions o f
this plan .
.8 .2 As the need arises, the City will evaluate the potential for hiring a private company to manag e
its parking structures .
The Parking Manager will continue to work with the Downtown Association (DA), Chambe r
of Commerce, and County government to cooperatively implement this plan .
~.8 4 The Parking Manager will undertake a wide range of actions to make the public aware of th e
provisions of this plan .
t ,8'5 Applications for amending the Access and Parking Management Plan shall be filed with th e
City's Parking Manager . Applications will receive and extensive review process and will b e
acted on no more frequently than annually by the City Council .
1 X8'3
12
PH1-97
APPENDIX
Attachmen t
A .1 Map of Downtown Parking and Business Improvement Area Showing Existing Parkin g
A .2 Approved Parking Management and Demand Reduction Program s
A .3 Map of Existing Residential Parking District s
A .4 City Council Resolution # (2011 Series) amending this plan
P111-98
APPENDIX A-1
s _
11111 II II I
11 111-11 II I
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11111-11 -II 1
11111 11 -11-0
111111 ''
Attachment 5t
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APPENDIX A .2 Attachment 5
Approved Parking Management an d
Demand Reduction Program s
Description Status
Parking Demand Reduction Program s
1 Increase the maximum charge for garage parking Approved/Complete d
2 Transit pass subsidies for downtown employees Approved/Complete d
3 Reduce monthly parking pass costs for high-occupancy vehicles Approved/Complete d
4 Improve bicycle access to the downtown Approved/Ongoing
5 Establish an advertising program for downtown parking deman d
reduction (PDR) programs
Approved/Ongoing
6 Encourage the county to establish a trip reduction program similar to th e
City's program
Approved/Ongoing
Parking Management Program s
1 Reduce free parking in garages from 90 minutes to 60 minutes Approved/Complete d
2 Increase the in-lieu parking fee charged to new development to bette r
reflect the cost of downtown parking
Approved/Complete d
3 Increase 2-hour parking in the commercial core and limit long-ter m
parking
Approved/Complete d
Respond to citizen proposals to establish residential parking districts i n
neighborhoods adjoining the downtown .
Approved/Ongoin g
4 Increase long-term parking at the periphery of the downtown Approved/Ongoing
5 Work with the Downtown Association to establish a program fo r
discouraging habitual violators
Approved/Ongoing
15
PH1-10 0
12orn—7am Daily
Tassa jar a
24 Hours Daily X
°CI atyo fsay lu g s osispo RESIDENTIAL PERMIT DISTRICT