HomeMy WebLinkAbout08/18/1992, 4 - ZONING TEXT AMENDMENT R 27-92: REQUEST TO ALLOW CERTAIN OFFICE AND RETAIL USES IN THE NEIGHBORHOOD COMMERCIAL (C-N) ZONE. III��I�1ll�lllllnlllAlulll i MEETING DATE:
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COUNCIL AGENDA REPORT ITEM NUMBER:
FROM: Arnold Jonas, Community Development Director
PREPARED BY: Greg Smith, Associate Plann<�
SUBJECT: Zoning text amendment R 27-92: Request to allow certain office and retail uses in
the Neighborhood Commercial (C-N) zone.
CAO RECOMMENDATION:
Introduce the attached ordinance amending the Zoning Regulations (Title 17 of the Municipal
Code) to allow certain retail uses in the Neighborhood Commercial (C-N) zone, subject to
modifications recommended by the Planning Commission.
REPORT IN BRIEF:
The staff report evaluates consistency with land use policies included in the General Plan Land Use
Element, and in the hearing draft of proposed revisions to the Land Use Element. Proposed
changes in which are determined to be consistent with adopted policies are recommended for
approval. Most of the retail and service uses proposed are found to be consistent; most of the
office uses proposed are inconsistent, and are recommended for denial. The attached draft
ordinance reflects the determination of the Planning Commission and staff regarding consistency.
DISCUSSION:
Background
The proposed amendment would allow a wider range of office and retail uses in the Neighborhood
Commercial (C-N) zone. The Planning Commission considered the amendment at public hearings
on May 27 and July 15, 1992; minutes are attached.
Data Summary
Applicant: John Rossetti
Representative: RRM Design Group
Environmental-Status: Negative declaration approved by Director.
Project Action Deadline: Not applicable to amendment applications.
Affected Sites
There are eleven area with C-N zoning located within the city limits, some of which consist of
a single parcel (such as High Street Market). Parcels range in size from several thousand square
feet to nine acres, with total land area of approximately 50 acres. Approximately 400,000 square
feet of non-residential floor area has been built on the various sites. Future development potential
of vacant and under-developed sites exceeds 100,000 square feet.
EVALUATION:
The applicant has submitted a list of 25 proposed changes to the charts and footnotes for uses
allowed in the C-N zone. In general, the proposed changes are to increase the types of retail and
office uses allowed or conditionally allowed.
14�I
R 27-92
Page 2
A list of existing regulations, changes proposed by the applicant, and those recommended by staff
are attached. A brief staff evaluation is provided with each item, and the applicant's comments
follow in a separate attachment.
A more general evaluation of relevant land use policies is contained in the following sections of this
staff report, and evaluation of environmental issues is contained in the attached initial study.
1. Consistency with Land Use Policies
The City's zoning regulations and general plan have included a "neighborhood commercial" or
"local commercial" designation since adoption of the first zoning ordinance in 1947. Over the
years, the scope of uses allowed has been narrowed by eliminating office uses and commercial uses
which are not oriented primarily toward neighborhood residents.
A notable exception to this trend was approval of a 1984 amendment which allowed "Retail sales
and rental - specialties", previously restricted to the central and retail commercial zones (C-C and
C-R). This type of use was limited in the C-N zone by "Footnote 8", which provided that the
gross floor area of a specialty use could not exceed 2,000 square feet, nor could the cumulative
floor area of specialty uses exceed 25% of the floor area of a shopping center or other parcel.
The Planning Commission determined that expanding the types of retail uses allowed subject to
Footnote 8 would be consistent with the LUE policies noted below, but that including office uses
in the C-N zone would not be consistent. Staff concurs with those determinations.
The Commission also indicated to the applicant that consideration of major revisions to policies for
office and neighborhood commercial uses was premature, and should be addressed after completion
of the current LUE update process.
2. Specific Policy Issues
Current policy statements from the adopted Land Use Element, zoning Regulations, and land Use
Element Study draft are attached. These documents clearly state several basic principles:
- Neighborhood commercial areas are intended to provide goods and services to people who
work or live close to the centers.
- Uses which draw clients from areas outside the neighborhood should locate within retail
commercial, central commercial, and office areas.
Neighborhood commercial zones are intended to minimize vehicular traffic, and to
conveniently meet day-today shopping needs for most city residents and workers. To meet
these goals, regulations must prevent neighborhood-oriented uses from being displaced by
those with city-wide clientele. Traffic impacts of the proposed changes are addressed in the
attached initial study.
- The type and scale of uses allowed in the neighborhood commercial areas should be
compatible with nearby residential uses.
Traffic generation, noise levels, and appearance are the most common factors evaluated to
determine compatibility. None of the proposed uses appears to present significant
compatibility problems.
- "Isolated office uses withinresidential areas or convenience commercial centers should be
discouraged...Mhe dispersion of banks, real estate offices,financial institutions, medical
R 27-92 -
Page 3
clinics, and doctors offices, and lawyers offices throughout the city is prohibited. " (LUE
C.3.b.2, Pg. 17)
This and other policies related to office uses are intended to channel most types of office
into the office zones which have been established in the city. The policy helps to keep
downtown viable, since much of the City's office space is in and around the downtown area.
- Comparison retail uses should be channeled into central and retail commercial areas.
This policy is intended to provide compact, multi-use commercial centers in several locations
in the city, and to maintain healthy levels of activity in those areas.
3. Administrative Issues
The Commission also considered issues related to ease of administration of the zoning regulations.
An effort was made to avoid setting up new categories of uses, square footage limitations, or use
permit review requirements. These concerns were factors in the Commission's recommendation
to deny two of the proposed amendments:
- To allow a 4,000 square-foot maximum for retail sales of auto parts,
- To provide different floor area percentage limits for retail uses on small parcels. Since
most retailers require 1,000 square feet or more, the 25% limit makes it impractical for
most retail businesses which are subject to Footnote 8 to locate on parcels with buildings
smaller than about 4,000 square feet. This corresponds to a lot size of about 1/4 acre or
larger.
4. Related Revisions
Staff has included revisions to the wording of Footnote 8, and changes to parking requirement
listings for the re-named use categories, as part of the draft ordinance.
FISCAL IMPACT
The proposed amendment will not significantly affect City revenues or expenditures.
ALTERNATIVES
The Council may approve some or all of the changes proposed by the applicant. Or, the Council
may deny all of the proposed changes. Any changes which are approved should be supported by
a finding of consistency with the General Plan.
RECONEVIENDATION
Staff recommends.the council introduce the attached ordinance amending the Zoning Regulations
(Title 17 of the Municipal Code) to allow certain retail uses in the Neighborhood Commercial (C-
N) zone, as recommended by the Planning Commission.
Attachments: Draft Ordinance
Summary of application and recommendations
Applicant's statement
Excerpts from adopted and study draft Land Use Elements
Commission Minutes (Forthcoming)
Initial Study
4.3
ORDINANCE NO. (1992 SERIES)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO
AMENDING THE TEXT OF ZONING REGULATIONS TO ALLOW
VARIOUS RETAIL USES IN THE C-N ZONE
REZONING APPLICATION R 27-92
WHEREAS, the Planning Commission conducted public
hearings on application No. R 27-92 on May 27 and July 15, 1992,
and recommended approval of the application; and
WHEREAS, the City Council conducted a public hearing on,
August 18, 1992, 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. R 27-92, thereby amending
Section 17. 22. 010 - Table 9 and Note 8, as shown on the attached
Exhibit A, and amending Section 17.16. 060 - Table 6, as shown on
the attached Exhibit B.
SECTION 2 . Findings
1. The amendment will be consistent with the Land Use Element of
the General Plan.
2 . The amendment will provide for uses which are appropriate in
the C-N zone, and which are consistent with the intent of that
zone.
3 . The negative declaration filed by the Community Development
director for the project is hereby approved.
SECTION 3 . 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
Ordinance No. (1992 Series)
R 27-92, Page 2
passage to print and shall be available to any interested member
of the public.
INTRODUCED AND PASSED TO PRINT by the Council of the City of
San Luis Obispo at its meeting held on the day of
1992, on motion of seconded
by , and on the following roll call vote:
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
APPROVED:
City A inistrative Officer
d
t ne
Comm ity Development Director
Ordinance No. (1992 Series) R 27-92
Exhibit A
Boldface type indicates new text. Strike__`_ `_fire indicates deleted text.
C/OS O PF C-N C-C C-R C-T C-S M
On
Animal NeepiAcals and beaEdling
Animal qjL-eeffiing
Animal hospitals, boarding and
grooming (small animals) b D A A
Animal hospitals, boarding,
grooming, training (large animals) PC D D
1
Cemeteries, mausoleums,
columbariums PC 1'C PC PC FC PC l+C PC
..
Delivery services g " A A A
t
VI
ff t S
Repair services small household ap-
pliances,
p pliaaces, locksmiths, seamstress, shoe
repair. A A A 7► A
Repair services - large appliances, x
electrical equipment, power tools,
saw sharpening. g ._.A : . A
.
_Fiat_----- i-_.._--yard9, aurseries,
glass steres, ete
Retail sales - outdoor sales of
building and landscape materials
�• k4
(lumberyards, nurseries, etc.) D A A A
y
Retail sales - indoor sales of
building materials and gardening
supplies (floor and wall coverings,
s
� F
paint, glass stores, etc.) A A
Aa A A
A - Allowed D - Administrative use permit required PC - Planning Commission use
permit required A8, D8 - Subject to floor area limitations, note 8
O PF C-N C-C C-R C-T C-S M
Retail sales - appliances, furniture
and furnishings, musical instruments;
data processing equipment, business,
office and medical equipment stores;
catalog stores; sporting goods,
outdoor supply3 115.... A A B
Retail sales - auto parts and acces-
sories except tires and batteries
.
as principal use ' :.'€ A, ; DA _ A PC
'x
Ticket/travel agencies A8' A A PC D
Notes:
8. In the C-N zone, the following types of uses are allowed provided that (1) the gross
floor area of each establishment shall not exceed two thousand square feet and (2) the
combined floor area of all such establishments within a shopping center, or on a parcel
which is not in a shopping center, shall not exceed twenty-five percent of the total
floor area:
Retail sales - outdoor sales of building and landscape materials.
Retail sales - indoor sales of building materials and gardening supplies.
Retail sales - appliances, furniture and furnishings, musical instruments; data
processing equipment, business, office and medical equipment stores;
catalog stores; sporting goods, outdoor supply.
Retail sales and repair of bicycles.
Retail sales - auto parts and accessories except tires and batteries as
principal use.
Retail sales and rental - specialties
Ticket/travel agencies.
4 - 1
EXHIBIT B - PARKING REQUIREMENTS
ORDINANCE NO. (1992 SERIES) , R 27-92
SECTION 17. 16. 060 - TABLE 6
PARKING REQUIREMENTS BY USE
Boldface type indicates new text. Strikeetit type indicates deleted
text.
Animal hespitals and bearding Gne spaee per 2e8 sqaare feet
of e€flee-€leerarea
Animal grR
enes=_._o per 29e ri:.a« fgress "
ole
er area
Animal hospitals, boarding and One space per 300 square feet
grooming (small animals) gross floor area
Animal hospitals, boarding, One space per 500 square feet
grooming, training (large gross floor area
animals)
Repair—serviees househeld Gne--spaee per 399 sVa•r-
applienees, leeksmAhs, saw gress #leer-area
sharpening
Repair services - small One space per 300 square feet
household appliances , gross floor area
locksmiths, seamstress, shoe
repair.
Repair services - large one, space per 500 square feet
appliances , electrical gross floor area
equipment, power tools,
saw sharpening.
Retail sales buildtsgand Gne-spaee per—300square f��t
lames a a p-e m - t e - 1 - 1 - eff 1 ee-area plus speee per
r. .... ..t.... ria
flueberyards urser}es,—leer 590 square feet indeersales
a"d wall t
area plus ene spaee per 2989
glass steres, ebe. ) square—feet—warehouse - er
eutdeer-sales area
Retail sales - outdoor sales of 3e per 300 square feet
building and landscape effies area plus one spaes per
materials ( lumberyards , 500 square feet indoorsales
nurseries, etc. ) area plus one spaes per 200s8
square feet warehouse or
outdoor sales -
4-8
Retail sales - indoor sales of Gne spaee per 300 square feet
building materials and
gardening supplies (floor and See square feet indoor sal"
wall coverings, paint, glass area plus one spaee per 21800
stores, etc. ) square feet warehouse area
veterinarians 9ne space—pe
gpess
4- 9
ORDINANCE NO. (1992 SERIES)
REZONING APPLICATION R 27-92
AMENDING THE TEXT OF THE ZONING REGULATIONS TO ALLOW
VARIOUS RETAIL USES IN THE C-N ZONE
On , the San Luis Obispo City
Council voted to to introduce Ordinance No.
(1992 Series) , which amends the text of the zoning regulations to
allow various retail uses in the C-N zone.
The primary provisions of the ordinance are to allow various
new categories of retail uses subject to limitations on maximum
floor area for each allowed tenant, and subject to a limitation on
the percentage of the total floor area on each parcel. Parking
requirements are specified for revised categories.
The Council must vote again to approve the ordinance before
it can take effect. That action is tentatively scheduled for
at a regular City Council meeting to begin at 7: 00
p.m. in the Council Chambers of City Hall, 990 Palm Street.
Copies of the complete ordinance are available in the City
Clerk's Office in Room No. 1 of City Hall, 990 Palm Street. For
more information, contact the Planning Division at 781-7171.
4 - 10
RESOLUTION NO. (1992 SERIES)
A RESOLUTION OF THE CITY OF SAN LUIS OBISPO
DENYING REZONING APPLICATION R 27-92
WHEREAS, the Planning Commission conducted public
hearings on application No. R 27-92 on May 27 and July 15, 1992 ,
and recommended approval of the application; and
WHEREAS, the City Council conducted a public hearing on,
August 18, 1992, 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 as follows:
Rezoning application R 27-92 is hereby denied, based upon
the following findings:
Findings
1. The amendment would not be consistent with the Land Use
Element of the General Plan.
2. The amendment would allow uses which are not appropriate in
the C-N zone, and which are not consistent with the intent of
that zone.
Upon motion of , seconded by
and on the following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was adopted this day of ,
1992.
Mayor
ATTEST:
4 - 11
City Clerk
Ordinance No. (1992 Series)
R 27-92, Page 2
APPROVED:
City dministrative Officer
t me
Commun' Development Director
L4
Proposed C-N Use Amendments - R 27-92
A - Allowed D - Administrative use permit required PC - Planning Commission usv
permit required A8, D8 - Subject to floor area limitations, note 8
1, 2. Animal hospitals, boarding, grooming.
Existing/Proposed/Recommended C/OS O PF C-N C-C C-R C-T C-S M
Animal Hospitals and boarding D
Animal grooming A A D
Animal hospitals, boarding and
grooming (small animals) A D
Animal hospitals, boarding,
grooming, training (large animals) PC D D
Animal hospitals, boarding and
grooming (small animals) D D A A
Animal hospitals, boarding,
grooming, training (large animals) PC D D
The applicant proposes to treat services for pets differently than for larger animals.
Staff concurs with the applicant that small animal services may be appropriate in C-N
zones. Use permit control is needed in the C-N zone to insure that potential problem
with noise, etc., are handled appropriately, however. There may be some question whether
small animal clinics serve a neighborhood or city-wide function.
3. Delete cemeteries
Staff supports this recommendation; it seems unlikely that such a use would be appropriate
in most C-N locations.
4. Computer sales and service
The current category of "Computer services" is intended to apply to data processing and
computer programming services, and is not appropriate in the C-N zone. Refer to item 12
below regarding sales of computers.
S. Credit unions and finance companies
Existing/Proposed/Recommended O PF C-N C-C C-R C-T C-S M
Credit unions and finance companies A A A
Credit unions and finance companies A A A A
No change to existing
4- 15
C-N Use Amendment
Page 2
These types of offices are not oriented primarily toward neighborhood residents, in
staff's judgement, with one or two offices to serve the entire city and surrounding areas.
"Financial institutions" are specifically prohibited by LUE language.
6. Delivery services
Existing/Proposed/Recommended O PF C-N C-C C-R C-T C-S M
Delivery and private postal services D A A A
Delivery services D A A A
Concur with proposed amendment.
Eliminates redundant listing of private postal services, clarifies that delivery services
are not allowed in C-N zone. See also #10.
7. Homeless shelters
Applicant's proposal to delete shelters in the C-N zone would be consistent with the
General Plan, but contrary to the City's policy of conditionally allowing shelters in a
wide range of zones. Although unlikely to occur in developed centers, shelters might be
feasible on smaller individual parcels in the C-N zone.
8. Insurance service - local
This amendment is supported by Aaron Corob, who owns a legally nonconforming insurance
office in a C-N zone (2000 Broad Street) . Zoning regulations prevent him from expanding
or replacing the existing building, without terminating the nonconforming use.
The Commission determined that the proposed new use classification of "Insurance service -
local" would not be consistent with the office prohibitions in the LUE.
9. Various medical and other office uses
With the exception of ticket and travel agencies (see #15) , the office uses proposed for
the C-N zone are identified in the LUE as not appropriate. Staff recommends no change.
10. Public and Private postal services
Staff does not support the recommendation to eliminate the administrative use permit
requirement for post offices and public and private postal services under 2000 square feet
in the C-N zone. Some control is appropriate to ensure that such facilities provide
services suitable for a particular neighborhood, as opposed to commercial mail processing
services which would provide services with city-wide or regional clientele..
C-N Use Amendment
Page ?
11. Repair services
Existing/Proposed/Recommended O PF C-N C-C C-R C-T C-S M
Repair services - household appliances,
locksmiths, saw sharpening, shoe repair D A A A A
Repair services - household appliances,
locksmiths, saw sharpening, shoe repair A A A A A
Repair services - small household ap-
pliances, locksmiths, seamstress, shoe
repair. A A A A A
Repair services - large appliances,
electrical equipment, power tools,
saw sharpening. D A A
Staff concurs with the proposal to relax restrictions on many repair uses in C-N zones.
Breaking repair services into two categories will allow tighter regulation of "heavy"
repair uses.
12. Retail sales, nursery and garden
Existing/Proposed/Recommended O PF C-N C-C C-R C-T C-S M
Retail sales - building and landscape
materials (lumberyards, nurseries,
floor and wall coverings, paint,
glass stores, etc. ) D A A A
Retail sales - Nursery and garden
supplies- A A A A
Retail sales - outdoor sales of
building and landscape materials
(lumberyards, nurseries, etc.) D8 D A A A
Retail sales - indoor sales of
building materials and gardening
supplies (floor and wall coverings,
paint, glass stores, etc.) A8 A A A A
The LUE states that:
"Specialized retail stores, and recreational uses may be established within
neighborhood commercial areas so long as (1) individually, their size would not
constitute a major citywide attraction and (2) cumulatively, they would not displac,
more general, convenience uses."
IS
C-N Use Amendment .
Page 4
Footnote 8 allows "Retail sales and rentals - specialties" in the C-N zone, subject to
a maximum floor area per establishment of 2000 square feet, and a maximum of 258 of the
floor area in a center or on a parcel. Drug stores and hardware stores are also allowed
in the C-N zone.
The Commission may wish to consider extending the 2000 square-foot/258 provisions to other
retail categories. This approach is not clearly spelled out in the LUE policies, and such
an approach would expand on previous interpretations.
Note that similar consistency issues are involved with items 13, 14, and 21 through 25.
13. Retail sales - musical instruments and sporting goods
Existing/Proposed/Recommended O PF C-N C-C C-R C-T C-S M
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
Retail sales - Musical instruments,
sporting goods 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 A8 A A D
Similar considerations apply to this recommendation to those discussed above with item
12. See also item 4 above, and items 24 and 25 below.
C-N Use Amendment
Page
14. Retail sales - auto Parts
Existing/Proposed/Recommended O PF C-N C-C C-R C-T C-S M
Retail sales - auto parts and acces-
sories except tires and batteries
as principal use D A A PC
Retail sales - auto parts and acces-
sories except tires and batteries
as principal use A D A A PC
Retail sales - auto parts and acces-
sories except tires and batteries
as principal use A8 D A A PC
Similar concerns as noted under item 12 above.
15. Ticket/travel agencies
Existing/Proposed/Recommended O PF C-N C-C C-R C-T C-S M
Ticket/travel agencies A A A PC D
Ticket/travel agencies A A A A PC D
Ticket/travel agencies A A8 A A PC D
Travel and ticket agencies are similar in some ways to both retail and office uses, and
seem likely to attract clientele from outside an immediate neighborhood. if the
Commission concludes that they are similar to the other retail categories discussed above,
it may be appropriate to allow them subject to footnote 8.
16. Delete veterinarians
Replaced by recommended new categories under items 1 and 2 above.
(Note: Items 17-15 were submitted by the applicant in a separate list on June 15th, and
have not been previously discussed by the Commission. The applicant has not made specific
proposals regarding use permit requirements, etc., for these uses.)
17. Catering services
Catering services are allowed as an accessory use to existing bakeries or restaurants
under current regulations. Freestanding catering services would not have a neighborhood
orientation, in staff's judgement. Recommendation: No change to existing.
4 - I 'j
C-N Use Amendment
Page 6
18. Credit reporting and collection
This type of use is inconsistent with LUE policies which exclude office uses from the C-
N zone. Recommendation: No change to existing.
19. Equipment rental
Equipment maintenance and outdoor storage, and loading and unloading activities associated
with this type of use would not be appropriate in C-N zones. Recommendation: No change
to existing.
20. Printing and publishing
This type of use would not provide services directed at neighborhood residents; note that
photocopy and quick printing businesses are already allowed in C-N zones. Recommendation:
No change to existing.
21. Retail sales - floor and Wall coverings
22. Retail sales - paint
23. Retail sales - appliances
24. Retail sales - business equipment
25. Retail sales - office and medical equipment
These proposals are addressed under items 12-14 above.
x-18
INDEX AND COMMENTS ON SUGGESTED MODIFICATIONS OF TABLE 9
USES ALLOWED BY ZONE
February 1992
1. Modify "animal hospitals and boarding" to read: small animal (pet) hospitals,
boarding, and grooming.
RRM Comments: Most neighborhood residents have pets. They need care,
grooming, and when owners travel out of town they need to be fed and boarded.
This service is clearly a convenience to neighborhood residents, but is not presently
available within C-N zones. Directors approval seems appropriate in order to assure
that facilities are fully enclosed and meet pertinent Health Department requirements
show as allowable in C-N zone and allowable with directors' approval in C-S zone.
2. Modify "animal grooming" to read: large animal (live stock) hospitals, boarding,
grooming, and training.
RRM Comments: This type of facility is clearly differentiated from a small animal
(pet) hospital and is not suited to neighborhood commercial areas although it may
be appropriate in other zones. Show as conditionally allowable in C/OS zone.
Show as allowable with directors' approval in C-S and M zones.
3. Cemeteries, mausoleums, columbariums.
RRM Comment: Delete from the C-N zone.
4. Modify "computer services" to read: computer sales and service. Show as allowable
in C-N zone.
5. Credit union and finance companies.
RRM Comment: These uses, which are very similar to branch banks (branch banks
are allowable), should be allowable with a neighborhood setting for convenience.
Show as allowable in C-N zone.
6. Modify "delivery and private postal services" to read: delivery services.
RRM Comment: Private postal services are included later in Table 9 under post
offices.
4-1R
INDEX AND COMMENTS ON SUGGESTED MODIFICATIONS OF TABLE 9
USES ALLOWED BY ZONE
February 1992
7. Homeless shelters.
RRM Comment: It is difficult to imagine this use in the C-N zone and it should
be deleted.
8. Insurance service -- local.
RRM Comment: Identify as separate use allowable in C-N zone or include in new
category of offices (local service). See #9 below.
9. Add a new category of 'offices" to read: offices (local service); minor medical
emergencies (med-stop type), dentist, optician, chiropractor, doctor (family practice only),
realtor, insurance agents, ticket/travel agents.
RRM Comment: These services are suited to neighborhood convenience service as
opposed to consolidation.
10. Change "post offices and public and private postal services" to be allowable, if under
2,000 square feet.
11. Change "repair services" to be allowable in the C-N zone.
RRM Comment: Such things as shoe repair, locksmiths, saw and scissor
sharpening, and appliance repair surely should be allowable in a neighborhood
center when fully enclosed.
12. Add a new land use category titled: "Retail Sales -- Nursery and Garden Supplies"
which shall be an allowable use in C-N, C-C, C-R, and C-S zones.
13. Add a new land use category titled: "Retail Sales -- Musical Instruments, Sporting
Goods" which shall be an allowable use in GN, C-C, and C-R zones.
An alternative use would be to include musical instruments and sporting goods in
the "retail sales and rental specialties" category.
14WCQ
INDEX AND COMMENTS ON SUGGESTED MODIFICATIONS OF TABLE 9
USES ALLOWED BY ZONE
February 1992
14. Change "retail sales -- auto parts and accessories except tires and batteries as
principal use" to be an allowable use in the C-N zone.
RRM Comment: Minor repairs, maintenance and upkeep of automobiles is a
common everyday household function. The parts should be available within a
neighborhood setting.
15. Ticket/travel agencies should be an allowable use in the C-N zone or included in
the new offices (local service) category.
16. Delete veterinarians.
RRM Comment: See prior comments on animal hospitals.
17. Note 1. Change to read: "in the C-N zone, only branches of banks, credit unions
and finance companies are allowed -- no headquarters".
v/vm-bruce.c-n
4��I
I The city should evaluate the need for and desirability of
additions to existing neighborhood commercial centers as specific
development proposals are made. Criteria for evaluating such
proposals are:
(1) Uses are in fact those which will serve nearby residents, not
the community as a whole.
(2) Expansion areas have access from arterial streets.
(3) Expansion areas will reduce the area used by or designated for
offices or service commercial uses and not areas designated for
or used by residences.
4. New. convenience centers within residential suburban expansion areas
should be permitted only when it is clearly demonstrated that
population density and excessive commuter distances to existing
facilities would warrant such a development.
5. Convenience commercial centeis should have direct service access from
the city's arterial and collector circulation system so as to avoid
the concentrated use of residential collector or local streets for
truck delivery and customer traffic.
6. Scattered, small-scale, convenience commercial stores within
established residential neighborhoods may be retained where their
operation has proven compatible with surrounding uses. Existing
stores should be evaluated as to the conditions and character of
their operations and encouraged to improve, where necessary, to
better integrate with surrounding residential land uses. Where
evaluations show compatibility and/or lack of market needs, the city
should prohibit the intensification and/or expansion of isolated
neighborhood commercial facilities and should provide for their
long-term replacement with land uses typical of the surrounding
neighborhood.
7. Scattered convenience commercial uses within retail or industrial
districts should be consolidated to form more efficient convenience
centers or relocated to more suitable sites adjacent to residential
districts.
8. Specialized retail stores, and recreational uses may be established
within neighborhood commercial areas so long as (1) individually,
their size would not constitute a major citywide attraction and (2)
cumulatively, they would not displace more general, convenience uses.
b. Professional Office Policies
I. Professional office uses should be encouraged to develop in
peripheral areas of the Central Business District and other
specialized centers such as medical complexes to (1) take advantage
Of close proximity to governmental and retail uses in the downtown,
and (2) provide a transition between the heavily used central
commercial core and surrounding residential neighborhoods.
16 'T
2. Isolated office uses within residential areas or convenience
commercial centers should be discouraged. Top priority should be
given to infill of professional office development in areas adjacent
to the Central Business District. Continued use and limited
expansion of office areas outside the periphery of the Central
Business District may be provided for only when such areas (I) have
direct access from other than residential streets, and will not
require or encourage circulation of commercial traffic through
residential areas, (2) provide transition between residential and
existing commercial or industrial uses, and (3) are based on an
established group of offices. Commercial or professional office uses
locating in such areas should be limited to those with nQ close
functional relationship to medical and legal-government-financial
centers elsewhere in the city. Large professional office buildings
which can include multiple tenants but with no single tenant space
less than 2,500 square feet may be established in service
commercial/light industrial areas subject to the approval of a
Planned Development (PD) 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.
3. Where historic or architecturally significant buildings are located
in districts designated for office use, the city should encourage
their long-term conversion and conservation rather than replacement.
4. The city should review all requests for conversion of residential
uses to professional office activities to ensure (l) their ability to
adequately function as office uses, compatible with the surrounding
neighborhood, and (2) the preservation of the historic and
architectural character of the structure where such features are
considered significant.
5. Professional office uses should be conditionally permitted within
comparison retail commercial areas of the Central Business District
and encouraged to utilize floor space above street level, thereby
avoiding interference with or the reduction of valuable ground-floor
retail activities.
6. Primary access to professional office activities should be provided
from commercial arterial or collector streets and should avoid the
use of local residential circulation.
7. As an alternative to or as a transition in professional office areas,
medium-density residential uses may be conditionally considered.
S. 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.
17 4-C3
C. Comparison Retail Commercial Policies
1. The city should allocate sufficient land resources suitable for
commercial use to enable the development of a "self-sufficient"
retail sector serving the existing and future needs of San Luis .
Obispo.
2. The city should promote the expansion of existing commercial centers
and prohibit the proliferation of new or scattered comparison retail
locations.
3. The city should design appropriate land use and zoning controls which
will direct commercial expansion and intensification into existing
"underdeveloped" and/or committed commercial districts, avoiding
intrusions into stable residential areas.
4. The city reaffirms its support of the central business district as an
historic architecturally unique and economically essential part of
the community.
The city will promote the economic stability of the central business
district. To assure its stability, other major areas in the city
will not be rezoned for retail commercial use until a downtown
parking program has been adopted by the city. The city will take an
active role in encouraging the retention and expansion of county
courts and administration facilities in the downtown.
5. The central business district shall remain the principal location for
the greatest variety of comparison retail commercial activities in
San Luis Obispo.
6. The city encourages a whole range of comparison shopping in the
central business district and at Madonna Road. Additional retail
space at Madonna Road should augment the existing shopping
facilities. Development may be phased but would include a
nondiscount department store and related shops which can intercept
expenditures of county residents who now shop out of the county. Any
new facilities shall be master planned to relate as closely as
practical with the existing Madonna Road Plaza Center.
Additional space in the central business district should reinforce
the role of downtown as a regional shopping area, while also serving
the needs of the community.
7. Existing service commercial uses (for example, automobile sales and
service facilities), both north and south of the central business
district, should be replaced with more intensive "shopping goods"
facilities to centrally serve the expanding needs of the community.
Conversion should be programmed in an orderly manner as a part of the
Central Area Specific Plan.
18 +0)4
Chapter 1738 Chapter 17.40
NEIGHBORHOOD-COMMERCIAL(C-N)ZONE RETAILCOMMERCIAL(C-R) ZONE
Sections: Sections:
17.38.010 Purpose and application. 17.40.010 Purpose and application.
17.38.020 Property development standards. 17.40.020 Property development standards.
1738.010 Purpose and application. 17.40.010 Purpose and application.
The C-N zone is intended to provide retail sales and The C-R zone is intended to-provide for a wide range of
personal services primarily for the convenience of sur- retail sales,business,personal and professional services,
rounding residential areas. Neighborhood commercial as well as recreation,entertainment, transient lodging
uses should provide several types of merchandise, as and permanent residences. Uses in this zone will geaer-
opposed to a business offering a wide selection of a ally be those serving community wide and regional markets,
single type of merchandise. This zone will be applied to as well as tourists and travelers. ItwW be applied to areas
areas designated "neighborhood-commercial" on the designated retail-commercial'on the general plan map.
general plan map. (Ord.941-I(part),1982: prior code (Ord.941 -1 (pari), 1982: prior code-9203.9(A))
-9203.8(A))
17.40.020 Property development standards.
1738.020 Property development standards.
The property development standards for the C-R zone
The property development standards for the C-N zone are as follows:
are as follows:
A.Maximum density:Thirty-six units per net acre for all
A. Maximum density: Twelve units per net acre (see dwellings,including dwelling units in hotels and motels,
Section 17.16.010). but not including other hotel or motel units (see also
Section 17.16.010).
B.Yards: See Section 17.16.020.
B.Maximum street and other yards: See Section 17.16.020.
G Maximum height: Thirty-five feet(see also Sections
17.16.020 and 17.16.040). C. Maximum height: Forty-five feet (see also Section
17.16.020 and 17.16.040).
D.Maximum coverage: Seventy-five percent(see also
Section 17.16.030). D.Maximum coverage: One hundred percent-
F_ Parking requirements: See Section 17.16.060.(Ord. E.Parking requirements: See Section 17.16.060. (Ord.
941 - 1 (part), 1982: prior code-9203.8(B)) 1006-1(part),1984:Ord.941-1(part),1982: prior code
-9203.9(B))
58
v
f " Use Element Update Hearing Draft
,f
COMMERCIAL & INDUSTRIAL DEVELOPMENT
POLICIES
General retail
3.1 The City should have areas for general retail uses adequate to meet most demands
of City and nearby County residents. General retail includes specialty stores as
well as department stores, restaurants, and services such as banks. Not all areas
designated general retail are appropriate for the full range of uses.
32 The City should focus its retailing with regional draw in two locations: downtown
and the area around the intersection of Madonna Road and Highway 101.
3.3 No substantial additional floor area should be added to the commercial area near
Madonna Road and Highway 101 until a detailed plan for the retail expansion
has been adopted by the City. The plan should.describe the limits of commercial
expansion, acceptable uses, phasing, and circulation improvements. Any
permitted expansion should be aesthetically and functionally compatible with
existing development in the area.
Further, the plan must follow an analysis demonstrating that the proposed
commercial expansion is not likely to significantly impact existing retail areas, and
that the major components of the expansion cannot likely be accommodated in
the existing retail areas.
3.4 Most specialty retail stores should locate downtown or in the Madonna Road
area; some may be located is neighborhood shopping centers so long as they are
a minor part of the centers and they primarily serve a neighborhood rather than a
citywide or regional market.
Neighborhood retail
3.5 The City should have areas for neighborhood retail uses to meet the frequent
shopping demands of people living nearby. Neighborhood retail uses include
grocery stores, laundromats, and drug and hardware stores. Neighborhood retail
centers should be available within about one mile of all residences. These
centers should not exceed about five acres, unless the neighborhood to be served
includes a significant amount of high density residential development Specialty
stores may be located in neighborhood centers as long as they will not be a major
citywide attraction or displace more general, convenience uses.
3.6 New or expanded neighborhood commercial centers should:
A. Be created within, or extended into, adjacent nonresidential areas;
B. Provide uses to serve nearby residents, not the whole City;
Bmn:LUE-COUI.wP 29 ��°�
v
Land Use Element Updat. Hearing Draft .a
C. Have access from arterial streets, and not increase traffic on local
residential streets;
D. Have safe and pleasant pedestrian access from the surrounding service
area, as well as good internal circulation;
E. Provide landscaped areas with public seating;
F. Provide indoor or outdoor space for public use, designed to provide a
focus for some neighborhood activities.
3.7 The City should evaluate the need for and desirability of additions to existing
neighborhood commercial centers only when specific development proposals are
made, and not in response to rezoning requests which do no incorporate a
development plan.
3.8 Small, individual stores within established residential areas may be retained when
they are compatible with surrounding uses. Other isolated commercial uses which
are not compatible with residential surroundings eventually should be replaced
with compatible uses.
Offices
3.9 The City should have sufficient land for office development to meet the demands
of City residents and the specialized needs of County residents. Office
development includes professional and financial services (such as doctors,
architects, and insurance companies and banks) and government agencies. The
City should retain the regional offices of state and federal agencies. Not all types
of offices are appropriate in all locations. (See also the Public Facilities section,
page 39.)
3.10 All types of offices are appropriate in the downtown commercial area. Also, all.
types of office activities are appropriate in the surrounding office district, though
offices needing very large buildings or generating substantial traffic may not be
appropriate within that district, which provides a transition to residential
neighborhoods. Some types of offices may be accommodated in locations other
than downtown:
A. Medical services should be near the hospitals;
B. Government social services and the regional offices of state and federal
agencies should be near the intersections of South Higuera Street, Prado
Road, and Highway 101 (Figure 4);
C. Large offices having no substantial public visitation or need for access to
downtown government services may be in "services and manufacturing"
areas.
smn: tug,coea_wr 30 ��7
se Element Update .
Hearing Draft,.,:. s
,
r
11 Existing office buildings outside the areas described in policy 3.10 may_continue;� ����_
to be used and may have minor expansions if they:
A. Have access directly from collector or arterial streets, not local residential
streets;
B. Will not significantly increase traffic in residential areas;
C. Will not have significant adverse impacts on nearby uses.
.3.12 Historic or architecturally significant buildings located in office districts should be
conserved, not replaced.
Tourist commercial
3.13 The City should accommodate tourist commercial uses, those which primarily
serve the travelling public, where such uses have already concentrated: along
upper Monterey Street; at the Madonna Road area; at certain freeway
interchanges; and in the downtown.
3.14 Tourist commercial areas should accommodate motels, restaurants, service
stations, and minor retail sales for the convenience of travellers. These areas
should not include offices, general retail stores, auto repair, or business services.
3.15 Site planning, building design, and types of activities.for new tourist-commercial
development adjacent to residential ardas should be carefully reviewed to assure
compatibility.
Services and manufacturing
3.16 The City should have sufficient land designated for services and manufacturing to
meet most demands of the City, and some demands of the region, for activities
such as wholesaling, building contractors, utility company yards, auto repair,
printing, bakeries, and retail sales of large items and those often stored outdoors
(vehicles, building materials, plants). Areas reserved for these uses may also
accommodate convenience restaurants and other activities primarily serving area
workers.
3.17 The City's general plan previously designated "service-commercial/light-
industrial" areas. A "service commercial" (C-S) zone and a "manufacturing" (M)
zone have been applied to these areas. Each zone allowed a wide range of uses,
which are sometimes incompatible. The land-use map should be refined to show
where one or more of the following-categories of uses would be appropriate.-.
A. Wholesaling, warehousing, storage, and retail sales which do not have
many employees and do not generate significant customer traffic,
Pan: LUF.coNmwP 31 '�_�O
city of San WIS OBISpo
��iii!►!lilllilii��!�j'"'i'!I�il
INITIAL STUDY OF ENVIRONMENTAL IMPACT
SITE LOCATION �
APPLIC TIONNO. �2_
PROJECT DESCRIPTION
APPLICANT
7STAFF ECOMMENDATION:
NEGATIVE DECLARATION MITIGATION INCLUDED
EXPANDED INITIAL STUDY REQUIRED i ENVIRONMENTAL IMPACT REPORT REPUIRED
PREPARED BY DATE
COMMUN TY DEVELOPMEN IRECTOR'S ACT] N: DATE
SUMMARY OF INI AL STUDY FINDINGS
1.DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
II.POTENTIAL IMPACT REVIEW POSSI LE ADVERSE EFFECTS
A. COMMUNITY PLANS AND GOALS .................:...................... ........... !`
B. POPULATION DISTRIBUTION AND GROWTH...............................
........... '
QLAND USE .......................................................................
D. TRANSPORTATION AND CIRCULATION ..............................................
he
E. PUBLIC SERVICES ................................................................
F. UTILITIES.........................................................................
e
G. NOISE LEVELS ....................................................."'*".....*.
H. GEOLOGIC&SEISMIC HAZARDS&TOPOGRAPHIC MODIFICATIONS ....................
1. AIR QUALITY AND WIND CONDITIONS................................................
J. SURFACE WATER FLOW AND QUALITY ..............................................
KPLANT LIFE......................................................................
LANIMAL LIFE.......... ......................................................
M. ARCHAEOLOGICALIHISTORICAL ....................................................
N. AESTHETIC ...........................................
O. ENERGYIRESOURCEUSE ..........................................................
P. OTHER ..........................................................................
111.STAFF RECOMMENDATION
'SEE ATTACHED REPORT
ER 27-92
Page 2
I. DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
The project consists of the amendment of the City's Zoning Regulations,
expanding the uses allowed or conditionally allowed in the Neighborhood
Commercial (C-N) Zone to include various office, service and retail uses
which are not presently allowed. Homeless shelters would be deleted
from the list of conditionally allowed uses. The project would affect
seven neighborhood shopping centers ranging in size from one to eight
acres, and numerous smaller parcels. One vacant parcel and one
developed with a nursery, but zoned for neighborhood centers, would also
be affected.
II. POTENTIAL IMPACT REVIEW
A. Community Plans and Goals
The proposed amendment is not clearly consistent with Land Use Element
policies prohibiting the dispersion of office uses throughout the city,
nor with policies limiting the types of retail uses allowed in the C-
N zone.
SIGNIFICANCE. The discrepancies are not considered to constitute a
significant adverse effect for several reasons:
- The policies are subject to varying interpretations, and the
City's Planning Commission and City Council will make a specific
determination of consistency in their review of the amendment.
- If the amendment is determined to be inconsistent, the Council
may amend the plan.
- The lack of consistency would not have any direct or indirect
effect on the physical environment.
C. Land Use
Approximately 55 acres of the city are zoned C-N, with approximately
400, 000 square feet of gross floor area for non-residential uses. It
is anticipated that the proposed. zoning changes would gradually result
in replacement of current uses - primarily marginally successful retail
and personal service uses - with offices, auto parts sales, and
nursery/garden sales. The shift in uses might u timately affect 10 to
20 percent of the floor area in the C-N zone (0, 000 to 00, 000 sf) .
The effect on small C-N parcels is likely to , be stronger than on
shopping center parcels. Small parcels are suited for office
conversions and construction, but are less well suited for most retail
uses allowed in the C-N zone.
The short and long term effects on land use patterns in other zones are
not clear. Current and future businesses will shift from 0, C-R, and
C-C zones to C-N; some businesses may shift from C-N to other zones,
relocate outside the city, or go out of business.
The magnitude of the potential shifts in land use patterns is difficult
ER 27-92
Page 3
to forecast accurately, since several factors are involved which are
individually difficult to forecast:
- Strength of demand for retail space.
- Strength of demand for office space.
- Availability and costs of retail space.
- Availability and costs of office space.
- Citywide population growth.
- Citywide economic growth.
The zoning amendment may have noticeable short-term effects on vacancy
rates in the various commercial and office zones, and may result in
long-term shifts in .location of office uses. These shifts are not
expected to result in problems with compatibility between land uses.
,C
The maximum assumed shift to office space in the C-N zone (1. 6-000' sf)
would represent approximately 9% of the total nonresidential floor area
in all office zoned areas. The shift in demand to the C-N zone from the
office and other commercial zones is expected to be offset by increased
demand in those zones due to growth, increased demand from residential
uses in the office zone, and/or adjustments to rental and sales costs.
SIGNIFICANCE. No significant effect on land use patterns or
compatibility is expected.
D. Transportation and Circulation
Using data from the City's citywide transportation network model, as
applied to the Laguna Village shopping center, staff has estimated that
overall daily trip generation would increase by approximately 14 trips
per acre as office uses supplant other C-N uses. Peak hour trip
generation would increase by fewer than two trips per acre. Multiplied
by approximately 50 acres of developed C-N land area, this would equal
an increase in ADT for all C-N zones of 700 trips, and approximately 70
peak hour trips. These numbers reflect increases of approximately 0. 2%
over current C-N traffic generation.
Estimation of trip generation impacts assumed that 15% of the total
floor area in the 8-acre center would shift from a retail category with
low trip generation to office use: 5% to medical office use, 10% to
other professional offices (insurance, business consulting, etc. ) .
Possible changes in average trip length and total vehicle miles traveled
were also estimated. Assuming that the average trip to the' new C-N uses
would be one mile longer than the average intra-city trip, average daily
vehicle miles traveled would increase by 41400.
Actual changes would depend on proximity of clients to the C-N
locations, and the propensity of the clients to patronize offices based
upon travel distance. As an example, an office might relocate from the
downtown to the Laguna Village Shopping Center. The new office would
be closer to some of the current clients, farther from others. The same
would be true relative to prospective clients. Some current and
prospective clients might change offices based upon convenience (or
inconvenience) of the new location.
ER 27-92
Page 4
Actual changes in vehicle miles traveled would also depend on how many
trips from outside the city were generated. 'The average length for
these types of trips is over 7 miles, vs. approximately 2 miles for
intra-city trips.
The estimated change in ADT equals the number of trips generated by 0. 6
acre of C-N development under current zoning, or about 0. 1% of the ADT
for all intra-city trips. The estimated change in VMT equals the amount
of travel generated by 1.8 acres at current C-N rates;- or about 0.3.7%
of daily VMT for intra-city trips.
The ADT and VMT estimates are intended to provide a rough approximation
of the order of magnitude, based on moderate assumptions. Plausible
alternative scenarios could be constructed for much lower levels of
impact, and for somewhat higher impacts.
A net increase or a net decrease in total vehicle miles traveled might
result if the zoning. amendment is approved. Although it may be possible
to analyze the effects of the change using the citywide traffic model,
the results of the analysis would depend upon assumptions regarding
client behavior. Those assumptions would have questionable validity,
unless they were based on specific origin-destination studies, surveys,
or interviews.
SIGNIFICANCE: The estimated increases in ADT and VMT are not judged to
be significant. Previous studies have found that levels as much as
twice as high are not significant, and the changes which will result
from the proposed amendment will occur gradually
F. Utilities
It is unlikely that a significant shift in water consumption rates will
occur. Major shifts in the amount or type of commercial development are
not expected as a result of the proposed project. Also, water
consumption by office uses is lower than the average rate for C-N uses.
III. STAFF RECOMMENDATION
Staff recommends that a negative declaration be approved for the
proposed zoning amendment.
gtsh:ER2792.wp
y -3a-