HomeMy WebLinkAbout08/06/1991, 6 - PLANNED DEVELOPMENT REZONING PD 1521. CONSIDERATION OF AMENDING THE ZONING MAP FROM INDUSTRIAL (M) TO INDUSTRIAL - PLANNED DEVELOPMENT (M-PD) AND CONSIDERATION OF A PRELIMINARY DEVELOPMENT PLAN ALLOWING LARGE OFFICES, FOR AN EXISTING COMME ��IIipIII�I��I�II�II�INIIII MATING DATE:
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COUNCIL AGENDA REPORT MEM NUMBER:
FROM: Arnold Jonas, Community Development Director �u
PREPARED BY: Greg Smith, Associate Planne�
SUBJECT: Planned Development Rezoning PD 1521. Consideration of amending the Zoning
Map from Industrial (M) to Industrial - Planned Development (M-PD) and
consideration of a preliminary development plan allowing large offices, for an
existing commercial/industrial complex located on the west side of McMillan
Avenue, north of Orcutt Road.
CAO RECOMMENDATION:
Pass to print an ordinance approving rezoning from M to M-PD, and approving the
preliminary development plan allowing large offices.
REPORT IN BRIEF:
The planned development will be consistent with General Plan policies, subject to
deletion of some of the uses originally proposed by the applicants. The uses allowed
by the PD are considered to be compatible with other nearby uses. The project's impact
on supply and demand for large office space is difficult to predict, but no significant
effect on the availability of industrial facilities is expected. The project would contribute
to traffic problems, and payment of fees toward short-term improvements at the
Orcutt/McMillan intersection are appropriate if the project is approved.
DISCUSSION:
Backaround
The owners of four commercial/industrial buildings are requesting PD rezoning to allow large
offices as tenants, and to allow other modifications to the uses allowed. The PD application
has been reviewed by the Planning Commission, which recommends approval.
The staff report to the commission is attached for council reference in evaluating the proposed
rezoning, along with the minutes of the commission hearing.
COMMISSION ACTION
On June 26, 1991, the Planning Commission adopted a resolution recommending that the City
Council approve the PD rezoning and development plan, subject to various conditions of
approval.
ALTERNATIVES
The council may deny the rezoning request. A resolution stating the reasons for denial should
be adopted. /
Com
PD 1521
Page 2
The council may also continue consideration of the rezoning proposal, with direction to staff
and/or the applicant regarding additional information needed. Since the rezoning does not
involve a General Plan amendment, action on this application does not need to be coordinated
with other projects. State law does not establish a deadline for action on rezoning proposals.
RECOMMENDATION
Staff recommends the council pass the attached ordinance to print, approving Planned
Development Rezoning PD 1521, and approving the preliminary development plan allowing
large offices. The ordinance incorporates the findings and conditions recommended by the
Planning Commission.
Attachments: Draft Ordinance (approval)
Draft Resolution (denial)
Planning Commission Staff Report
Vicinity Map
Site Plan (Preliminary Development Plan)
Applicant's Statement and Proposed Uses
Zoning Ordinance Criteria
Planning Commission Minutes - 6/26/91 (Forthcoming)
Initial Study
Engineering Staff Memo
TRW Office PD Criteria
gtsd:PD1521cc.wp
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ORDINANCE NO. (1991 SERIES)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO
AMENDING THE OFFICIAL MAP TO REZONE PROPERTY
LOCATED AT 2995 MCMILLAN AVENUE FROM
M TO M-PD AND APPROVING A PRELIMINARY
DEVELOPMENT PLAN FOR LARGE OFFICES (APPLICATION PD 1521)
WHEREAS, the Planning Commission conducted a public
hearing on application No. PD 1521 on June 26, 1991, and
recommended approval of the application; and
WHEREAS, the City Council conducted a public hearing on
August 6, 1991, and has considered the testimony and statements of
the applicant, and other interested parties, and the records of the
Planning Commission hearing and action, and the evaluation and
recommendation of staff;
BE IT ORDAINED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Rezoning
The council approves application No. PD 1521, thereby amending the
Official Zoning Map designation for the site from Industrial (M)
to Industrial - Planned Development (C-S-PD) , and approves the
preliminary development for a large office planned development, as
shown on Exhibit A attached, based on the following findings and
conditions:
SECTION 2. Findings
1. The project will be compatible with existing and allowed land
uses in the area.
2 . The project's location or access arrangements do not
significantly direct traffic to use local or collector streets
in residential areas.
3. The project will not have impacts related to noise, light and
glare, and loss 'of privacy, on nearby residential uses.
4 . The project does not preclude industrial or service commercial
Ordinance No. (1991 Series)
PD 1521
Page 2
uses in areas especially suited for such uses when compared
with offices.
5. The project does not create a shortage of C-S and M zoned land
available for service commercial or industrial development.
6. A negative declaration for the project is hereby approved for
the project.
SECTION 3. Conditions
1. Except as otherwise noted in these conditions of approval, all
zoning regulations for the M zone shall apply.
2. "Offices (professional) " shall be considered an allowed use
in this planned development, subject to compliance with the
square footage and any other limitations specified in these
conditions of approval.
3. More than one office tenant may occupy office space on the
site, but no single tenant may occupy less than 2500 square
feet of adjacent, interconnected floor area.
4. Office-related uses which are prohibited by Section 17.22 . 010,
Footnote 10, shall be prohibited: banks, real estate offices,
financial institutions, medical clinics, doctors offices, and
lawyers offices. Government offices shall be prohibited.
5. The following uses shall be considered allowed, or
conditionally allowed uses, as indicated:
Allowed Uses:
-Advertising and related services (graphic design, writing,
mailing, addressing, etc. )
-Broadcast studios
-Catering services
-Computer services
-Construction activities (Zoning Regulations, Section 17. 08. 010G)
-Credit reporting and collection
-Delivery and private postal services
-Detective and security services
-Insurance services - local and regional offices
-Laboratories (medical, analytical)
-Manufacturing - electronic, optical, computer and instrumentation
products; research and development; jewelry, musical instruments;
clocks.
-Offices (contractors)
-Offices (professional - subject to prohibitions and square footage
requirement above) : architects, engineers, accountants, appraisers
Ordinance No. (1991 Series)
PD 1521
Page 3
-Photofinishing - wholesale; and blueprinting and microfilming
service
-Printing and publishing
-Secretarial and related services (court reporting, typing,
telephone answering, etc. )
-Utility, engineering and administrative offices
-Warehousing, ministorage, moving company
-Wholesale and mailorder houses
Uses Allowed with Administrative Use Permit:
-Antennas (commercial broadcasting)
-Caretaker's quarters
-Nursery schools, child day care
-Business, trade, recreational, or other specialized schools
-Temporary Sales (Zoning Regulations, Section 17.08.O10J)
-Temporary Uses (not otherwise listed in Zoning Regulations,
Section 17. 08. O10K)
-Organizations (professional, religious, political, labor,
fraternal, trade, youth, etc. ) offices and meeting rooms
Uses Allowed with Planning Commission Use Permit:
-Athletic and health clubs, gymnasiums, fitness centers, tanning
centers
The applicant shall initiate a trip reduction plan approved by the
Community Development Director. The applicant shall create a
property owners' association which shall be empowered and required
to implement the plan on a continuing basis.
6. The applicant shall initiate a trip reduction plan approved
by the Community Development Director. The applicant shall
create a property owners' association which shall be empowered
and required to implement the plan on a continuing basis.
7. The applicant shall pay a contribution toward road
improvements at the McMillan Avenue/Orcutt Road intersection
in the amount of $15, 000.
SECTION 5. A summary of this ordinance, approved by the City
Attorney, together with the names of council members voting for and
against, shall be published at least (5) days prior to its final
passage, in the Telegram-Tribune, a ' newspaper published and
circulated in this city. This ordinance shall go into effect at
the expiration of thirty (30) days after its final passage. A copy
of the full text of this ordinance shall be on file in the office
of the City Clerk on and after the date following introduction and
passage to print and shall be available to any interested member
of the public.
Ordinance No. (1991 Series)
PD 1521
Page 4
INTRODUCED AND PASSED TO PRINT by the Council of the City of
San Luis Obispo at its meeting held on the day of
1991, on motion of seconded
by , and on the following roll call vote:
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
APPROVED:
City A inistrative Officer
C&" �,)
i o ney.23 C3L4
Community Dev to went Director
RESOLUTION NO. (1991 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING APPLICATION NO. PD 1521, A PROPOSAL TO REZONE
PROPERTY LOCATED AT 2995 MCMILLAN AVENUE FROM M TO M-PD
WHEREAS, the Planning Commission conducted a public
hearing on application No. PD 1521 on June 26, 1991, and
recommended approval of the application; and
WHEREAS, the City Council conducted a public hearing on
August 6, 1991, and has considered the testimony and statements of
the applicant, and other interested parties, and the records of the
Planning Commission hearing and action, and the evaluation and
recommendation of staff;
BE IT RESOLVED by the Council of the City of San Luis
Obispo to deny Application PD 1521, based on the following
findings:
Findings
1. The project will not be compatible with existing and allowed
land uses in the area.
2. The site is better suited for industrial uses than for office
uses.
On motion of
seconded by and on the I
following roll call vote:
�- 7
Resolution No. (1991 Series)
PD 1521
Page 2
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day
of , 1991.
Mayor
ATTEST:
City .Clerk
APPROVED:
City A inistrative Officer
(. ullazo)
tair Aftorhey
Community Devel m nt Director
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Al city O f Sal ! L"IJ OBISPO TEM NUMBER:
PLANNING COMMISSION STAFF REPORT
BY: Greg Smith, Associate Planner FILE# PD 1521
SUBJECT: Consideration of amending the Zoning Map from Industrial (M) to
Industrial - Planned Development (M-PD) , and. consideration of a
preliminary development plan allowing large offices, at an existing
industrial complex located on the west side of McMillan Avenue,
north of Orcutt Road.
SUMMARY RECOMMENDATION
The commission should recommend that the council approve planned
development rezoning application PD 1521 subject to findings and
conditions noted below.
REPORT IN BRIEF
The planned development will be consistent with General Plan policies,
if some of the proposed uses are deleted, and will probably be
consistent with other nearby uses. The project's impact on supply and
demand for large office space is difficult to predict, but no
significant effect on the availability of industrial facilities is
expected. The project would contribute to traffic problems, and payment
of fees toward short-term improvements at the Orcutt/McMillan
intersection are appropriate if the project is approved.
BACKGROUND
Situation
The owners of four commercial/industrial buildings are requesting PD
rezoning to allow large offices as tenants, and to allow other
modifications to the uses allowed. The PD application must be approved
by the Planning Commission and the City Council.
Data Summary
Address: 2995 McMillan Avenue
Applicant: Roger Brown and Jack Foster
Representative: Rob Strong and Mike Hernandez
Current Zoning: M
Proposed Zoning: M-PD
General Plan: Service Commercial/Light Industrial
Environmental Status: Negative declaration approved by the Director.
Project Action Deadline: Not applicable to rezoning requests.
Site Description
The site consists of two lots of record. Each of the two lots is 1. 1
acres in size, and each is developed with two, two-story
commercial/industrial buildings comprising 29, 500 square feet (59, 000
square feet total) . 110 vehicle parking spaces are provided on the two
lots, and 86 spaces are provided on a commonly-owned lot at 3085
McMillan Avenue, 80 feet south of the site. The 196 spaces available
equal one space per 300 square feet of gross building area.
PC Report - PD 1521
Page 2
The site was developed with the existing buildings in 1989. A tentative
tract map for 32 industrial condominium units within the buildings was
approved by .the city in January 1990 (Tract 1848) , but no final map has
been filed.
The site is surrounded by light industrial uses, such as auto repair and
light manufacturing. Vacant property to the west of the site is zoned
for industrial use, but an application for rezoning to medium density
residential is pending.
EVALUATION
The Zoning Regulations and General Plan were amended in 1987 to allow
large offices in the C-S and M zones, if a planned development is
approved for a site. Individual offices may be larger than 2500 square
feet, but no tenant may occupy less than that floor area.
In addition to allowing large offices, this PD application includes
proposals to prohibit certain uses which are normally allowed in the M
zone; to add other uses which are not normally allowed; and to add or
delete use permits for still other uses. In all, a total of 60 uses
would be allowed or conditionally allowed in the PD.
Staff has identified the following issues related to land use policies
and compatibility, and to traffic generation, for commission
consideration in reviewing this request:'
1. General Plan Policies
The General Plan and Zoning Regulations state that Industrial-zoned
areas are "intended for assembly and fabrication activities in addition
to those permitted in the C-S zone, and for limited sales and services -
primarily those not directly related to local consumers".
Other Land Use Element Policies:
b. Professional Office Policies
2. . . . Large professional office buildings which can include
multiple tenants but with no single tenants space less
than 2,500 square feet may be established in service
commercial/light industrial areas subject to the approval
of a Planned Development zoning application and
compliance with criteria set forth in the zoning
regulations. This last provision notwithstanding the
dispersion of banks, real estate offices, financial
institutions, medical clinics, and doctors offices, and
lawyers offices throughout the city is prohibited.
8 . Regional administrative and financial offices shall be
considered as appropriate uses in certain comparison
retail commercial areas and shall not be allowed to
disperse to convenience shopping, service
commercial/light industrial or professional office areas.
�J—{ I
PC Report - PD 1521
Page 3
e. service Commercial/Light Industrial Policies
4 . in designated service commercial/light industrial areas,
the city should support the concept of "planned unit'
industrial developments and subdivisions, where unified
landscaping, signing, building design, service
capabilities and adequate circulation can be ensured and
thereby avoid compatibility conflicts created by
piecemeal development.
8 . Offices for engineering and industrial design, retail
commercial convenience commercial and certain commercial
recreation uses shall be conditionally permitted within
designated service commercial/light industrial area
subject to discretionary review and issuance of a use
permit by the Planning Commission or director.
Retail activities and offices not directly associated
with permitted commercial or industrial uses should be
discouraged. However, large professional office
buildings which can include multiple tenants but with no
single tenant spaces less than 2,500 square feet may be
established in service commercial/light industrial area
subject to the approval of a Planned Development zoning
application and compliance with criteria set forth in the
zoning regulations. [zoning regulations criteria
attached. ]
The proposed project appears to be generally consistent with the above
policies, although some modifications to the proposed uses are needed.
2 Office Supply and Demand
The 1987 amendment to allow large offices in the C-S and M zones was in
response to a study which showed that a shortage of office space suited
to large tenants might occur between 1990 and 1995 [Quad Consultants,
1986] . The estimated shortfall (for businesses which needed 2500 square
feet or more) was about 50,000 square feet.
No follow-up studies have been done to determine whether the earlier
study's predictions have been accurate.. Planning staff has received
inquiries regarding availability of large office facilities, but these
have been primarily from government agencies which are prohibited from
locating in M-zoned office PD's.
Since the office PD amendment was adopted, four projects have been
approved:
-South Street Business Park (265 South Street, PD 1328) . Allowed
up to 18, 000 square feet of professional offices. No professional
office tenants are presently located there; about 4,500 square feet
are currently available, because of parking shortages.
- Granada PD (3701 South Higuera, PD 1478) . 18,000 square feet,
PC Report - PD 1521
Page 4
occupancy status unknown at the time of report preparation.
- Monteverde PD (2877 South Higuera, PD 1488) . 15, 000 square feet;
no building permit application filed.
- TRW PD (1050 South Street, PD 1499) . 60, 000 square feet,
currently vacant.
Data is not available regarding vacancy of large office spaces in other
existing buildings.
The applicant has included a list of potential tenants who have
expressed interest in the project. Several .of those on the list would
be allowed without the PD, and one (More Office Machines) is proceeding
to obtain building permits to occupy 8,000 square feet.
In summary, insufficient data is available to staff at the present time
to determine whether a shortage of large office space has occurred, or
will develop in the near future. The TRW building and the McMillan PD
together will have a significant effect, if both become available for
professional office tenants: together, they represent an increase of
approximately 5% of the total office space available in the city, and
approximately 8% of the total office space which can accommodate
tenants over 2,500 square feet [based on data from 1986 Office Supply
Study] .
3. Service Commercial/Industrial Supply and Demand
Approximately 90-100 acres of vacant C-S and M-zoned land exist within
the city limits, about evenly split between the two zones. If recent
development trends continue, fewer than ten acres per year will be
developed citywide in the two zones. It appears that no shortage of C-
S and M-zoned properties will occur, even without considering proposals
to annex the Airport Area or other commercial/industrial areas south of
the city.
Prospective developers have indicated to staff that there is a shortage
of large sites - five or more acres - available in the city. Staff does
not have current data regarding commercial/industrial vacancy rates and
demand, however, particularly with regard to the 2, 000 square foot to
15, 000 square foot spaces which are available in the applicant's
building.
4. Land Use Compatibility
Industrial zones have often been perceived as unsuitable locations for
professional office uses because of the noise levels, odors, truck
traffic levels and aesthetic drawbacks associated with common industrial
uses. Operators of industrial businesses have testified in opposition
to previous office PD applications, since they perceive that industrial
operations will be more strictly regulated in response to complaints
from office projects.
The. ambient noise level at the site is not high enough to interfere with
office uses in the existing buildings. The noise level will remain
(0-13
PC Report - PD 1521
Page 5
acceptable, unless unusually noisy industrial uses move to nearby sites.
In that case, average noise levels would remain acceptable, but peak
noise levels might cause occasional interference with office activities.
(The noise analysis assumes that all businesses would be operated in
accordance with the city's Noise Control Regulations. Refer to the
initial study for additional detail. )
Likewise, other potential compatibility problems may be mitigated by the
typical development patterns in the vicinity. Most uses are of a
"light" industrial type, and the small sites are relatively unsuited for
larger, heavy industrial uses.
5. Appropriate Uses
In addition to compatibility with uses on adjacent sites, the
determination of appropriate uses for the PD requires evaluation of
compatibility issues between possible uses on the site, and evaluation
of land use policies in the zoning regulations and General Plan.
The types of office use specifically prohibited by the zoning
regulations are clearly not appropriate, and government offices are
inconsistent with General Plan policies. These uses, which have been
specifically prohibited in previous office PD's, should be deleted from
the uses proposed as allowed or conditionally allowed by the applicant.
Staff also suggests narrowing the 60 uses listed, using some of the
criteria used in reviewing the TRW office PD. Those' criteria are
attached, and the suggested list of uses at the end of this report is
identical to the TRW list in most respects. Staff has included
"Athletic and health clubs" as a conditionally allowed use (PC use
permit) ; and the heavier manufacturing category has been deleted, since
it is unlikely to be appropriate in a two-story light industrial/office
complex.
As with the TRW PD, retail and other C-S and C-R uses are excluded from
staff's suggested list. The intent of the General Plan and zoning
regulations is to allow specific types and sizes of office uses in
certain cases, not to create a hybrid commercial-office-industrial zone.
6. Traffic Impacts
As noted in more detail in the initial study and attached memo from
Engineering staff, the proposed conversion to office uses will increase
traffic volumes on McMillan Avenue by as much as 30%, and will also
increase traffic on Orcutt Road and Broad Street. Both Orcutt and Broad
have been identified in recent EIR's and Circulation Element studies as
needing major widening and signal projects to accommodate expected
traffic volumes. In addition to contributing to these cumulative
traffic impacts, traffic from this PD project may warrant installation
of left turn lanes at the Orcutt/McMillan intersection in the near
future.
Although the traffic impacts are not classified as a significant impact
- long range projects already planned by the city will safety
accommodate the traffic impact - staff believes that two measures to
PC Report - PD 1521
Page 6
help in alleviating traffic problems are appropriate as conditions of
approving the PD:
- A trip reduction plan should be required as a PD condition, in
addition to the similar condition imposed for the project's pending
condominium tract map. Similar conditions have been imposed on the
Monteverde PD and other recent projects.
- Participation of the developer in the cost of short-term
improvements to the Orcutt/McMillan intersection. A fee of $15,000
to $30,000 may be appropriate, based on the office PD's
proportional contribution to a left turn lane project. Refer to
the attached memo from Engineering staff.
The long-range traffic mitigation measures will include various widening
and signalization projects on Broad and Orcutt, and may include
extension of Sacramento Drive and an overcrossing at the Orcutt/railroad
intersection.
Those measures will be funded by a combination of development and
annexation fees, traffic impact ordinance fees (anticipated to start in
1992) , city general funds, and state grants. The city has already
acquire much of the right-of-way needed for Orcutt Road widening
projects, in accordance with the adopted plan line approximately ?????
in recent years for preliminary right-of-way acquisitions along the
south side of Orcutt Road.
OTHER DEPARTMENT COMMENTS
Comments from Engineering staff regarding traffic impacts and fees are
summarized above and in the attached memo.
ALTERNATIVES
The commission may recommend that the council deny the PD application,
based on appropriate findings.
RECOMMENDATION
The commission should recommend that the council approve the proposed
office planned development rezoning, subject to the following findings
and conditions:
(Note: Refer to the addtached draft council resolution, which
incorporates findings and conditions recommended by the commission,
and which are similar to those originally recommended by staff. ]
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April 3, 1991
Mr. Arnold Jonas, Director
Community Development Department
CITY OF SAN LUIS OBISPO
City Hall, 990 Palm Street
San Luis Obispo, CA 93401
Subject: McMillan Center - Planned Development Rezoning Application
Dear Mr. Jonas:
The new McMillan Center was constructed in accordance with City approved plans
and conventional M zone property development standards, without exceptions or
variation to normal zoning regulations. From its inception, however, its
design, location and character have made it a candidate for planned
development zoning, particularly to prescribe a unique mix of compatible
commercial and industrial land uses appropriate to this complex.
The planned development rezoning, in this instance, proposes a combination of
CS and M zone uses, with a few select office type uses which are compatible
with each other and appropriate to this location.
Furthermore, this PD achieves the intent of conventional standards better than
the normal standards by also excluding certain automotive repair and similar
services usually allowed in the CS and M zones and making other less
compatible uses subject to conditional use permit.
Attached is Exhibit A, an itemized list of uses extracted from the City's
zoning regulations with a column added to indicate the allowed and
conditionally allowed uses for this proposed planned development rezoning at
McMillan Center. Also enclosed are the maps, development plans and other
application materials required by the City for PD rezoning applications.
If you find any deficiencies or have any questions regarding this application,
please call me at 543-9560 or Mike Hernandez at 541-1858. We look forward to
working with staff, the Planning Commission and City Council during
consideration of this planned development.
Sincerely,
(Robb Stro , A. .0 P.
Enclosures
cc Jack Foster
Roger Brown
Mike Hernandez
mc' M0111an:
April 1, 1991
Planning Department
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
To Whom It May Concern:
The following is a list of parties that have inquired or
expressed an interest in McMillan Center both in the recent past and
present.
United Parcel Service 8500 sq.ft.
TRW Engineers 5000 sq.ft.
More Office Systems, Inc. 8000 sq.ft.
Ross, Levin, McIntrye and Varner Architects 5500 sq.ft.
GTE Mobilnet 20000 sq.ft.
Economic Opportunity Commission 8000 sq.ft.
Private Industry Council 5500 sq.ft.
Fosters Freeze International 5500 sq.ft.
KADE TV33 3000 sq.ft.
American Eagle 16000 sq.ft.
Pacific Bell 7000 sq.ft.
Dega Technology 8500 sq.ft.
2995 McMillan Avenue,Suite 196,San Luis Obispo,CA. 93401 —Ig
805/541-1858 FAX:541-5724
cMMo111aa
April 1, 1991
Planning Department
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
To Whom It May Concern:
The McMillan Center is owned by Roger M. Brown, Juanita L. Brown,
Jack S. Foster and Patricia Foster and operated as a single entity.
The intentions are to lease the facility and not sell any portion of
the project at this time although the project is in the process of a
tract map. . The tract map is being done for future estate planning
reasons.
2995 McMillan Avenue,Suite 196,San Luis Obispo,CA.93401 ..I
805/541-1858 FAX:541-5724
Table 9- Uses Allowed by Zone R-1 R-2 R-3 R4 GOS I Oil I PF C-N C-C C-R C-T C-S ht PD
Advertising and related services (graphic
design,writing,mailing,addressing,etc) A A/D A A D A
Agriculture-grazing and outdoor crops A A A
Agriculture-greenhouse culture,
livestock feeding PC
Airports and related facilities PC PC PC
Ambulance services PC PC A D D
Amusement arcades(video games,see
Chapter 552,Electronic Game Amuse-
ment Centers) PC D D D
Amusement parks,fairgrounds PC PC
Animal hospitals and boarding D
Animal grooming A A D D
Antennas(commercial broadcasting) PC PC D D D
Athletic and health clubs,gymnasiums,
fitness centers,tanning centers D PC D PC PC PC D
Athletic fields,game courts PC PC PC D PC PC
Auto dismantling,scrap dealers,
recycling centers A
Auto repair and related services (body,
brake,transmissions,muffler shops;
painting,etc) D A A
Auto sound system installation D12 D'= A A D
Banks and savings and loans A A' A A
Bars,taverns,etc (see Nightclubs) D D D D D D
Barbers,hairstylists,manicurists,
tanning centers A A A PC D D
Boardingtrooming houses,dormitories
(See also Chapter 17.20) PC D D D
Bowling alleys PC PC D PC PC
Broadcast studios A A/D •A A A A
A-Allowed D-Directors approvalrequusd PC-Ptanningcommissionapprovalrequired A/D-Director's approval on ground floor,,allowed above
The director shall determine if a proposed,unlisted use is similar to a listed um Numbered notes are at end of chart.
EXHIBIT "A"
(0
�00
Table 9-Uses Allowed by Zone R-1 R-Z R-3 R-4 C/OS Ott I PF C-N C-C C-R C-T C-S M D
Building and landscape maintenance
services A/D A A A D
Btu stations PC D A
Cabinet and carpentry shops D A
Caretakers'quartets A A A A A A D D D D A D. DD
Carwash -mechanical PC' D D
Carwash-self-service D D PC' A A
Catering services A A A A
Cemeteries,mausoleums,columbariums PC PC PC PC PC PC PC PC PC PC PC PC PC
Christmas tree sales(see Section
17.08.010D) D D D D D D D D D
Churches,synagogues,temples,etc PC D D D A D D D A DO PC
Circus,carnival,fair,festival,parades
(see Section 17.08.010E) D D D D D D D D D
Computer services A A/D A A D A
Concurrent sales of alcoholic beverages
and motor fuel(see Section 17.08.100) D D D D
Construction activities(see Section
17.08.O10G) A A JA A A A A A A A A A A A
Contractor's yards A A
Convalescent hospitals PC PC D PC PC D
Convents and monasteries PC A A D
Credit reporting and collection A A/D A A A
Credit unions and finance companies A A A
Delivery and private postal services D A A A A
Detective and security services - A AID A A D ,A
Drive-in theaters PC PC
Dwellings Ar A A A A A3 A/D A/D A/D D
A-Allowed D-Dircctoesapproval required PC-Planningcommission approval requimd AM-Directors approval on ground floor,allowed above
The director shall determine if a proposed,unlisted use is similar to a listed use.Numbered notes are at end of chart.
� �1
Table 9-Uses Allowed by Zone R-1 I R-2 I R-3 R-4 CIOS I Oil I PF C-N C-C ID
C-T C-S M D
Educational conferences(see Section
17.08.O10H) D D D PC
Electronic game amusement center PC PC PC
Employment agencies A D A/D A*
Equipment rental A A D
Exterminators and fumigators A A D
Feed stores and farm supply sales PC A A A
Florists A A A
Fraternities and sororities PC PC
Gas distributors-containerised(butane,
propane,oxygen,actetylene,etc) D A D
Government agency corporation yards PC A A
Government agency offices and meeting
rooms PC D D D
Home business(see Section 17.08.040)
Homeless shelters (see Section 17.08.110) PC PC PC PC PC PC PC PC PC PC
Hospitals PC PC
Hot tubs-commercial use PC PC PC D PC PC
Insurance service-local A A/D A D
Insurance services-regional office A/D A PC
Laboratories(medical,analytical) PC A A A A
Laundry/dry cleaner
-cleaning plant A A
-pickup point A A A PC A A
-self-service A A A PC D
Libraries PC A7 D A
Manufacturing-food,beverages;ice;
apparel;electronic,optical,instrumen-
tation products;jewelry, musical instru-
ments;sporting goods;art materials D A D
A-Allowed D-Diteaor'sapprovai required PC-Planningmmaihsion approval required A/D-Directoes approval on ground floor,allowed above
'Ilse director shall determine its proposed,unlined use is similar 10 2 listed use.Numbered notes are at end of than.
Table 9- Uses Allowed by Zone R-1 R-2 R-3 R-4 C/OS 011 PF C-N C-C C-R C-T C-SI M D
Manufacturing-basic metals,chemicals,
building materials,fabricated metals,
textiles,paper and cardboard; machin-
ery,transportation equipment PC PC
Mineral extraction(set Section
17.08.020) PC PC PC PC PC PC PC PC PC PC PC PC PC
Mobile home parks PC PC PC PC
Mobile home as construction office(see
Section 17.08.010C) D D D D D D D D D D D D D
Mobile homes as temporary residence at
building site(see Section 17.08.010F) A A A A A A A
Mortuaries D D A
Motels,hotels,bed and breakfast inns A A A
Museums PC D A PC
Nightclubs,discotheques,etc (see
Chapter 5.40,Adult Entertainment
Establishments). D D D
Offices (contractors)-all types of general
and special building contractor's offices A A/D A A10 At0 A
Offices(engineering)engineers and
industrial design A AID A D10 10 A
Offices(professional)attorneys,archi-
tects,counselors,medical services,
accountants,investment brokers,realtors,
appraisers A A/D A 10 10 A
Organizations(professional,religious,
political,labor,fraternal,trade,youth,
etc)offices and meeting rooms D D A D AID A D D
Parking(as a principal use) PCO D° PC" D° Du D° A
Parks A A A A D A D A A A
Pharmacies A A A
Photocopy services; quick printers A A A/D A A A A
Photofinishing-retail A A A PC A D
A-Allowed D-Directoes approval required PC-Ptanningeommissionapproval required AM-Direetoe3appromlon ground floor;allowed above
'Me director shat[determine If a proposed,unlisted rue is similar to a listed use.Numbered note are at end of dart.
Table 9-Uses Allowed by Zone R.17R.2 R-3 R4.. CIOS 011 PF C-N C-C C-R C-T CS M D
Photofinishing-wholesale;and blue-
printing and microfilming service PC A A A
Photographic studios A A A PC D p
Police and fire stations and training
facilities PC
Pool halls,billiard parlors,etc PC D D D
Post offices PC A A A
Printing and publishing D D A A , A
Produce stand(incidental sales of items
produced on the premises D
Public assembly facilities(community
meeting rooms,auditoriums,convention/ .
exhibition halls) PC D D D PC
Railroad yards,stations,crew facilities D A
Refuse hauling,septic tank and portable
toilet services A
Repair services -household appliances,
locksmiths,saw sharpening,shoe repair D A A A A A
Residential care facilities-6 or fewer
residents A A F A A A A/D A/D A/D D
Residential care facilities-more than 6
residents PC PC D PC PC D
Restaurants,sandwich shops,takeout
food,etc, A A A A D Anr�
' ccessor
Retail sales-building and landscape mat-
erials(lumberyards,nurseries,floor and
wall coverings,paint,glass stores,etc) D A A A A
Retail sales-appliances,furniture and
furnishings,musical instruments-,data
processing equipment,business,office
and medical equipment stores;catalog
stores;sporting goods,outdoor supply A A D D
Retail sales and repair of bicycles All A A D D
A-Allowed D-Diteclorsapproval required PC•Planninsmmmimion approval required MD-Directors approvalon ground floor allowed above
the director shalt determine if a proposed,unlhted use is similar to a listed use.Numbered note are at end of charL
� !O
Table 9-Uses Allowed by Zone R-1 R-Z R-3 R-4 C/OS On PF C-N C-C C-R C-T C-S M PD
Retail sales and rental -autos,trucks,
motorcycles,RV's D A PC
Retail sales-auto parts and accessories
except tires and batteries as principal use D A A PC D
Retail sales-tires and batteries A A PC
Retail sales and rental -boats,aircraft,
mobile homes A PC
Retail sales-groceries,liquor and
specialized foods(bakery,meats,dairy
items,etc) A A A PC D
Retail sales-general merchandise (drug,
hardware,discount,department and
variety stores)
- 15,000 square feet or less gross floor
area per establishment A A A PC
- 15,001 to 60,000 square feet gross floor
area per establishment PC A A PC
-more than 60,000 square feet gross
floor area per establishment PC D PC
Retail sales and rental-specialties (shoe
stores,clothing stores,book/record/
videotape stores,toy stores,stationery
stores,gift shops As A A
Schools
-Nursery schools,child day care PC PC D D A D D D PC
-Elementary,junior high,high schools; Access.
schools for disabled/handicapped PC PC D D D D
-Collegestuniversities D
-Business,trade,recreational,or other
specialized schools PC AID A D Ds D
-Boarding schools and academies PC PC
Secretarial and related services (court
reporting,stenography,typing,telephone
answering,etc.) A JA/D A D A
Service stations(see Section 17.08.030) D D D A A
Skating rinks PC PC D PC PC
A-Allowed D-Dinctoes approval required PC-PlanningcommLvion approval required AAD-Directors approval on ground floor,allowed above
The director shall determine if a proposed,unlisted use is similar to a listed use Numbered notes are at end of chart
Table 9- Uses Allowed by Zone R-I R-2 R-3 R-4 GOs Ott TPF [C_N C-C C-R C-T C-S M 'pD
Social services and charitable agencies A D D A A
Stadiums PC PC PC
Swap meets PC PC
Swimming pools (public) PC PC PC PC
Tallow works PC
Telegram office A A A D A
Temporary parking lots (see Section
17.08.010I)
Temporary real estate sales office in tract
(see Section 17.08.010B) D D D D
Temporary sales(see Section 17.08.010J) D D D D D D D
Temporary uses-not otherwise listed in
Section 17.08.010K D D D D D D D D D D D D D D
Theaters (see Chapter 5.40,Adult
Entertainment Establishments) PC" D D
Mcket/travel agencies A A A PC D D
Tire recapping A A
Title companies A A A
Trailer rental D A A
Trucking/ta d service A A
Utility companies
-Corporation yards PC A A
-Customer account services(bill paying
and inquiries) A D
-Distribution and transmission facilities- PC
see Section 17.08.050
-Engineering and administration offices A/D A D A
-Payment drop points A A A
Vending machines(see Section 17.08.080) A A A A A A
Accessor}
Veterinarians A6 6,0 A` D D
A-Allowed D-Directot'sapproval required PC-Phmningcommi$ionappm"lrcguhcd ND-Direetor3apptovalonground0oor,allowedabwe
The director staff determine it a proposed,unlisted use is similar to a listed uae.Numbered notes ere at end of chart.
Table 9-Uses Allowed by Zone R-1 R-2 R-3 R-4 CJOS Ott 1 PF C-N C-C C-R C-T C-S M P D
Warehousing,ministorage,moving
company A A D
Water and wastewater treatment plants PC
Water treattnent services A A D
Wholesale and mailorder houses PC A A A
Zoos PC
A-Allowed D-Ditectorsapproval requited PC-Planningeommission approval required MD-Director's approval on ground floor,allowed above
11e director shall determine if a proposed,unlisted use is similar to a listed uae.Numbered nota are at end of chart. ...
prove the rezoning and the official zone map shall be tots'offices,and lawyers'offices.
amended to indicate approval of the planned develop-
ment. (Ord.941-1(part),1982: prior code-9204.4(C)) 1. The project will be compatible with existing and
allowed land uses in the area.
17.62.040 Required findings.
Z The project's location or access arrangements do not
A. To approve a planned development, the planning significantly direct traffic to use local or collector streets
commission and council must find that it meets one or in residential areas.
more of the following criteria;
3.The project will provide adequate mitigation to ad-
1.It provides facilities or amenities suited to a particular dress potential impacts related to noise,light and glare,
occupancy group (such as the elderly or families with and loss of privacy,among others,imposed by commer-
children) which would not be feasible under conven- tial activities on nearby residential areas,by using meth-
tional zoning, ods such as setbacks,landscaping,berming,and fencing.
2.It transfers allowable development,within a site,from 4. The project does not preclude industrial or service
areas of greater environmental sensitivity or hazard to commercial uses in areas especially suited for such uses
areas of less sensitivity or hazard; when compared with offices.
3. It provides more affordable housing than would be S.The project does not create a shortage of C-S and M
possible with conventional development; zoned land available for service commercial or indus-
trial development.(Ord.1129-I(part),1988;Ord.1087
4.Features of the particular design achieve the intent of - 1 Ex A(2),1997;Ord.941 - 1 (pan), 1982:prior code
conventional standards (privacy, usable open space, .9204.4(D))
adequate parking, compatibility with neighborhood
character, and so on) as well as or better than the 17.62.050 Requirement for development plan.
standards themselves;
Noland division maybe undertaken and no construction
S.It incorporates features which result in consumption begun within an area zoned PD until a final development.
of less materials, energy or water than conventional plan has been approved. (Ord.941-I(pan),1982: prior
development; code-9204.4(E))
6. The proposed project provides exceptional public 17.62.060 Final development plan.
benefits such as parking,open space,landscaping,public
art, and other special amenities which would not be A. Within six months of approval or conditional ap-
feasible under conventional development standards. proval of the preliminary development plan,the appli-
cant shall file with the community development depart-
B. In order to grant a •densiry bonus' (as explained in ment a final development plan. At his discretion and for
Section 1750.030), the commission and council must good rause,the director may extend for six months the
find that the proposed development satisfies at least period for filing.
three of the five criteria set out in subsection A of this
section. The applicant shall provide a detailed state- B.The final development plan shall include those items
ment indicating how the development satisfies the ap- from Section 17.62010(Preliminary development plan)
propriate criteria set out in subsection A of this section. which describe the proposal,including division of land,
The maximum density bonus isnot automatic In deter- typeand location of all buildings and improvements,and
mining the allowable bonus,the commission and coun- so on,but it need not include information on existing
cil shall assess the extent to which these criteria are met conditions.
C. To approve a planned development allowing large G The director shall review and take action on the final
professional office buildings which can include multiple development plan within thirty days of filing. He shall
tenants but with no single tenant space less than 2,500 approve it upon finding that it is in substantial compli-
square feet in the CS or M Zone,the planning commis- ante with the preliminary development plan as approved
r sion orcouncil must find that it meets each of the criteria or modified by the council. Upon approval of the final
listed below. The following office-related uses are pro- ' development plan,the director shah add the number of
hbited in the PD in these zones: banks, real estate the planned development to the official zone map(for
offices, financial institutions, medical clinics and don example, PD (9999)). Subsequently, all grading, con-
70
6a8
city of san lues oi3ispo
i!�;iililll'
INITIAL STUDY OF ENVIRONMENTAL IMPACT
SITE LOCATION (VIillAPPLICATION NO.
PROJECT ESCRIPTION
APPLICANT
STA RECOMMENDATION:
NEGATIVE DECLARATION MITIGATION INCLUDED
EXPANDED^(T.IA�L STUDY�QUIRED ENVIRONMENTAL IMPACT REPORT REQUIRED
PREPARED BY ��a � DATE
COMMUNITY DEVELOPMENT DIRECTORIESACTION: DATE
(KEGS A. D�iA Yx.1
SUMMARY OF INITIAL STUDY FINDINGS
L DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
IL POTENTIAL IMPACT REVIEW POSSI LE ADVERSE EFFECTS
A. COMMUNITY PLANS AND GOALS ...................................................
B. POPULATION DISTRIBUTION AND GROWTH..........................................
C. LAND USE .......................................................................
0. TRANSPORTATION AND CIRCULATION ..............................................
E. PUBLICSERVICES .............................................................. ..
F. UTILITIES........................................................................
G. NOISE LEVELS ...................................................................
H. GEOLOGIC&SEISMIC HAZARDS&TOPOGRAPHIC MODIFICATIONS ....................
I. AIR OUAUTY AND WIND CONDITIONS...............................................
J. SURFACE WATER FLOW AND QUALITY ...............................................
K. PLANTLIFE......................................................................
L ANIMAL LIFE.....................................................................
M. ARCHAEOLOGICALIHISTORICAL ....................................................
N. AESTHETIC ...................................................l..................
0. ENERGYlRESOURCE USE ..........................................................
P. OTHER ..............................................................
III.STAFF RECOMMENDATION ,G
'SEE ATTACHED REPORT
I. DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
The applicant proposes to rezone two adjacent lots from M
(Manufacturing) to M-PD (Manufacturing - Planned Development) . The
PD rezoning would allow large office tenants (each tenant occupying
not less than 2500 square feet of contiguous office space) to
occupy existing commercial/industrial buildings on the site. Land
use regulations for other uses allowed or conditionally allowed on
the site would also be modified; refer to the attached list.
Each of the two lots is 1. 1 acres in size, and each is developed
with two, two-story commercial/industrial buildings comprising
29,500 square feet (59, 000 square feet total) . 110 vehicle parking
spaces are provided on the two lots, and 86 spaces are provided on
a commonly-owned lot at 3085 McMillan Avenue, 80 feet south of the
site. The 196 spaces available equal one space per 300 square feet
of gross building area.
The site was developed with the existing buildings in 1989. A
tentative tract map for 32 industrial condominium units within the
buildings was approved by the city in January 1990 (Tract 1848) ,
but no final map has been filed.
The site is surrounded by light industrial uses, such as auto
repair and light manufacturing. Vacant property to the west of the
site is zoned for industrial use, but an application for rezoning
to medium density residential is pending.
II. POTENTIAL IMPACT REVIEW
A. Community Plans and Goals
The proposed rezoning is consistent with policies regarding
location of large offices in M and C-S zones, subject to specific
use prohibitions and location requirements:
" . . . large professional office buildings with no single tenant
space less than 2500 square feet may be established in service
commercial/light industrial areas subject to the approval of
a Planned Development zoning application and compliance with
criteria set forth in the zoning regulations [attached] . "
There is some question regarding consistency with one of the zoning
criteria: "does not preclude industrial or service commercial uses
in areas especially suited for such uses when compared with
offices" . The possible inconsistency does not constitute a
significant adverse environmental impact, since impacts on the
physical environment will be minimal. The project does not affect
a significant percentage of land available for
commercial/industrial development in the city, nor does it affect
a significant percentage of the total office space available..
C. Land Use
�LJ �D
ER 19-91
Page 2
Although industrial areas are generally less suited to office uses
than other areas in the city, due to possible problems with noise,
odors, vibrations and truck traffic. No significant adverse impact
will occur due to land use compatibility in this case, however.
The predominant uses in the neighborhood occupied by the project
are relatively "light" industrial uses, and the land use pattern
is not expected to change significantly. Refer to additional
discussion under Noise, below.
D. Transportation and Circulation
Previous initial studies for the project site (regarding building
construction and industrial condominium tentative tract map) were
based on studies which predicted that development of the site would
generate 300 to 600 vehicle trips per day (TPD) . Although traffic
generated would contribute to significant traffic problems which
will occur at Orcutt and Broad Streets, negative declarations for
the earlier phases were approved based on findings that cumulative
traffic impacts would be mitigated by road widening projects .which
have already been planned by the city (Initial Study ER 60-89;
Southern California Gas Co. EIR; traffic study for Orcutt I, II,
and Brickyard projects, 1987) .
Office use of the site would likely double the amount of traffic
generated: 600 to 1200 TPD. Although the additional traffic
generated by office use would not result in a need for additional
right-of-way at Orcutt Road, it could have the following impacts:
- The need for Orcutt Road improvements could be affected.
Additional pavement width and left turn pockets might be
needed to deal with traffic generated by the office occupancy;
the city had planned these improvements to be installed in
conjunction with development of the "Orcutt I" project site
(located at the southeast corner of the Broad/Orcutt
intersection) .
- Widening of the stretch of Orcutt Road between Broad and
Laurel will be needed sooner than previously planned, as will
signalization of the Orcutt/Laurel intersection and
modifications to the Broad/Orcutt intersection.
Significance: The proposed project will contribute to significant
cumulative traffic impacts on Broad Street and Orcutt Road.
Mitigation: Road widening and signal modification projects already
planned by the city will provide adequate mitigation. It may be
appropriate to require the applicant to pay traffic impact fees
based on his share of the cost of the improvements, but this is not
required as a mitigation measure since the improvements will occur
even if the fees are not paid.
� '3l
ER 19-91
Page 3
G. Noise Levels
The city's General Plan Noise Element establishes "normally
acceptable" interior and exterior noise levels for various types
of land uses. 50 dBLdn (average noise level, day/night weighted)
is the maximum interior noise level for office uses, and 75 dBLdn
is the maximum exterior noise level. It appears that both criteria
can be met on the site, using fairly conventional construction
methods. The existing walls adjoining the site's north and south
property lines have an STC rating of approximately 40 dB (i.e. ,
noise levels will be reduced by 40 dB) , and the siting of the
buildings will block much of the noise generated on adjoining
sites. In any case, ambient noise in the vicinity is less than 75
dBLdn.
III. STAPP RECOMMENDATION
The proposed project will not have significant adverse effects.
A negative declaration should be filed.
gtsd:ER1991.wp
�iIIIQ�hI�I�III�III���������Illll)IIIIII 111 11 l
Al 11 city of sAn luis oBispo
955 Morro Street • San Luis Obispo, CA 93401
June 21, 1991
MEMORANDUM
TO: Greg Smith, Associate Planner
FROMQX--Jerry Kenny, Supervising Civil Engineer
SUBJE Traffic Impact Fee - McMillan Center
2995 McMillan Avenue (PD 1521)
You requested information leading to a possible contribution
towards mitigation of the traffic impact at Orcutt and McMillan,
based on a worst case scenario of 100% office use at the site.
The ADT was previously determined to be 300 vpd for the currently
approved project. The revised ADT would be 960 for 100% office
use, for an increase of 660 vpd. The current PM peak hourly rate
was determined to be 2.18 vph for McMillan (Keith B. Higgins
report, Sept. 1989) , excluding the "approved" project. That
would add 30 to the 218, or 248 vph.
The additional 660 vpd would add 66 to the 248 vph, or a total of
314 vph. The percentage increase from this project could, there-
fore, be up to 26. 6%. There is an apparent need for a left-turn
pocket at McMillan, due to the traffic entering and exiting the
street.
There are 3 interim solutions, pending complete widening of
Orcutt Road:
I. Extend the large box culvert under Orcutt Road (W/O
McMillan) and paveout approximately 300 LF on the S side of
Orcutt Rd. This would allow installation of a left turn pocket
from Orcutt Rd. at McMillan Ave. Estimated cost is $ 90, 000.
2. Purchase 22 feet of R/W by 305 ft on the N side of Orcutt
Rd. , E of McMillan Ave. , and pave out, 12 ft wide. This would
This would also allow installation of the left turn pocket.
Estimated cost is $ 80, 000.
3 . Purchase only 12 feet of R/W and paveout, as in 2 . above.
Estimated cost is $ 50, 000.
Based on the 26. 6% increase in peak traffic generation, a
contribution to mitigate the impact would vary from $• 13, 300 to
$ 23, 940, depending on the option. The lesser cost option
($ 13 , 300) would seem to be the maximum, based on the increase in
peak ADT. The actual % contribution, if any, should be
determined by the City Council. /
�O
Greg Smith (PD 1521)
June 21, 1991
Page Two
The proposed "Traffic Impact Fee" ordinance is not expected to
provide for improvements such as this, but would only provide for
major infrastructure improvements. Development of the property
on the S side of Orcutt Road, and/or the redevelopment of the N
side of Orcutt Rd would provide for the left turn pocket and
eliminate the need for imposing such a condition on this project.
Timing, therefore, is the driving factor in considering such a
condition. If the impact is found to be tolerated in the
interim, the solution would be realized, possibly, within. the
next year or two, based 'on development. Any City project would
presumably be at least a year away, depending on funding.
The City Council asked for a study of Orcutt Road which may
radically change the long-time planned configuration of the
street. The staff report is now ready, but the Council may not
make a decision for some months.
There are funds in the 91-93 Budget for property acquisition for
already selected parcels, with a few thousand dollars anticipated
to be left over. These funds could be used for widening or other
street improvements.
J Hawley
P: \jerry\McMilRZ.wp
i
2/1/91
Criteria for uses allowed in PD 1499:
1. Use will be compatible with neighborhood.
2. Use is consistent with the general plan and city PD policies.
3. Spatial and functional requirments of use are appropriate to the site and facility.
4. Use is already allowed or conditionally allowed in the M zone.
5. Use is consistent with PC direction to emphasize "high-technology" and similar
office/light industrial uses.