HomeMy WebLinkAbout09/21/1993, 2 - R94-93: AMENDMENT TO THE ZONING REGULATIONS TO ALLOW UTILITY OFFICES IN THE OFFICE AND PUBLIC FACILITIES ZONES. IIIII^ly'II�I�IIIIIIIIAlllllll tJ r ..� MEETING DATE:
uIRII i��ui� ci o san � �s oB�spo - -
COUNCIL AGENDA REPORT STEM NUMBER:
FROM: Arnold Jonas, .Community Development Director
BY: Judith Lautner..,Associate Planner
SUBJECT: R94-93 : Amendment to the zoning regulations to allow
utility offices in the Office and Public Facilities
zones.
CAO RECOMMENDATION
Pass to print an ordinance concurring with the negative declaration
of environmental impact and amending the zoning regulations, to
allow utility offices and payment points in the Office zone,
subject to existing use permit requirements, and to allow offices
and payment points in the Public Facilities zone with approval of
an administrative use permit, as recommended by the Planning
Commission.
DISCUSSION
Background
The applicant wants to locate a gas company office in a building in
the Office zone. The Zoning Regulations say that utility company
offices are allowed only in the Central Commercial (downtown) and
Retail Commercial zones. Therefore, the applicant is requesting a
zoning text amendment to allow utility offices and pay points in
Office and Public Facility zones.
On August 25, 1993 , the Planning Commission reviewed the request
and recommended approval of it (6-1, Cross voting no) , as
recommended by staff (see attached Planning Commission staff
report) . The dissenting commissioner was concerned that utility
office uses would cause increased traffic through residential
zones, especially if the offices were located in the Santa Rosa
Street area. The majority of the commission felt that utility
company offices should be treated equally with other office uses.
Project description
The project is a request to change Table 9 (Section 17 . 22 . 010) of
the Zoning Regulations, to allow utility company customer account
services, engineering and administration offices, and payment drop
points in the Office and Public Facility zones, with approval of an
administrative use permit.
Evaluation
Please refer to the attached Planning Commission report for an
evaluation of this request.
Attached:
Planning Commission report and attachments
i Draft ordinance
ORDINANCE NO. (1993 SERIES)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO
AMENDING THE ZONING REGULATIONS TEXT (TABLE 9)
TO ALLOW UTILITY OFFICES AND PAY POINTS IN THE OFFICE
AND PUBLIC FACILITY ZONES
(R 94-93)
WHEREAS, the City Council has held a hearing to consider
the zoning text amendment request R 94-93 , amending Table 9 as
shown on Exhibit A, attached; and
WHEREAS, the City Council makes the following findings;
Findings:
1. The proposed zoning amendment will not adversely affect the
health, safety, or welfare of persons living or working in the
city.
2. The text amendment is consistent with the general plan.
3 . The Community Development Director has determined that the
proposed text amendment will not have a significant effect on
the environment and has granted a negative declaration of
environmental impact. The council hereby approves that
Negative Declaration.
BE IT ORDAINED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Environmental determination. The City
council finds and determines that the project's Negative
Declaration of environmental impact adequately addresses the
potential significant environmental impacts of the proposed zoning
text change, and reflects the independent judgement of the City
Council. The Council hereby adopts said Negative Declaration.
SECTION .2 . The zoning text amendment R 94-93 , as shown
on Exhibit A, attached, is hereby approved.
SECTION 3 . A summary of this ordinance, together with
the names of councilmembers voting for and against, shall be
published once, at least (3) days prior to its final passage, in
the Telegram-Tribune, a newspaper published and circulated in this
02-.2
Ordinance no. (1993 Series)
R 219-92 : Citywide
Page 2
city. This ordinance shall go into effect at the expiration of
thirty (30) days after its final passage.
INTRODUCED AND PASSED TO PRINT by the Council of the City
of San Luis Obispo at its meeting held on the day of
1993 , on motion of , seconded
by and on the following roll call vote:
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
APPROVED:
li/Y/•'(.'_L'•i .LI' r��4_ll.�rl ( �'L-! I 'lJ• �((i4L:o.l)
i A torfie
-2-3
ebb &Uses Allowed by Zone R-1 R-2 R-3 R-4 C/OS O'l PF C-N C-C C-R C-T C-S M
Trucking/taxi service A A
Utility companies
Corporation yardsPC A A
Customer account services(bill µ A D
paying and inquiries)
Distribution and transmission
facilities-see Section
17.08.050)
A/D''' A D
-Engineering and administration
offices
A A A
-Payment drop points A D
Vending machines (see Section A A A A A
17.08.080)
VeterinariansAe A/DAO D
e- ..
Warehousing, ministorage, monng A A. .
company
Water and wastewater treatment PC
olants
Nater treatment services A A
Wholesale and mailorder houses PC A A
Zoos PC' :
CITY OF SAN LUIS OBISPO
PLANNING COMMISSION STAFF REPORT ITEM a 2
BY: Judith Lautner, Associate Planner MEETING DATE: August 25, 1993
FILE NUMBER: R 94-93
PROJECT ADDRESS: Citywide
SUBJECT: Amendment of the zoning regulations text to allow utility offices and payment points in
the Office (0) and Public Facilities (PF) zones, with approval of an administrative use permit.
RECOMMENDATION
1) Review the environmental initial study
and
2) Recommend approval of an amendment to the City Council, that allows utility offices and payment
points in the Office zone subject to existing use permit requirements, and allows offices and payment
points in the Public Facilities zone with approval of an administrative use permit.
BACKGROUND
Situation
The applicant wants to locate a gas company office in a building in the Office zone. The Zoning
Regulations say that utility company offices are allowed only in the Central Commercial (downtown)
and Retail Commercial zones. Therefore, the applicant is requestirig a zoning text amendment to allow
utility offices and pay points in Office and Public Facility zones.
Data Summary
Address: Citywide: affects all Office and Public Facility zones
Applicant: Carlsberg Management (Salvador Viesca)
Representative: Pults and Associates and Strong Planning Services
Zoning: Office (0) and Public Facility (PF) zones throughout the city
General Plan: Office and Public/semipublic designations
Environmental status: Negative declaration granted by the Director 7/23/93
Project action deadline: None: no State-mandated deadlines for legislative actions
Site description
Office zones surround the downtown core. Special Office zones, restricted to medical uses, are located
near the three hospitals in the city. An Office zone that is restricted to government offices is located
on South Higuera Street, near its intersection with Prado Road.
Public Facilities zones are scattered throughout the city. Each was zoned for a specific public facility,
such as a school, government office, or park.
R 94-93
Text amendment to allow utility offices in 0 and PF zones
Page 2
Protect Description
The project is a request to change Table 9 (Section 17.22.010) of the Zoning Regulations, to allow
utility company customer account services, engineering and administration offices, and payment drop
points in the Office and Public Facility zones, with approval of an administrative use permit.
EVALUATION
1. Why'they are excluded. The City Council adopted a new zoning ordinance in early 1982. Shortly
after the ordinance's adoption, staff returned to the Planning Commission and City Council with
several substantial changes to the ordinance, and another new ordinance was adopted in January
1983. The 1982 document allowed utility offices in the Office and Public Facilities zones. The
1983 document did not. Discussion in staff reports and minutes focussed on whether or not to allow
utility offices in the Service Commercial (C-S) zone, and noted that because utility offices involve
a lot of walk-in traffic, they would be allowed on the ground floor in the newly-created Central
Commercial (C-C) zone, while other offices would normally be required to occupy upper levels.
Staff was unable to locate any discussion of the exclusion of utility offices and pay points from the
Office and PF zones. The PF zone was pared to existing government-owned sites, however, and
many other uses were excluded from it as well. Discussions with staff members involved in the
development of the 1983 ordinance revealed that the restriction of utility company offices and pay
points to the C-C and C-R zones (administrative offices are allowed with a use permit in the C-S
zone as well) was intended to strengthen the retail areas. Shoppers would be encouraged to use the
downtown and Madonna Plaza because they could shop, pay bills, and obtain needed services all
within walking distance from their vehicles.
2. Corporation yards would still be excluded. The zoning regulations separates utility company uses
into five categories: 1) corporation yards, 2) customer account services, 3) distribution and
transmission facilities, 4) engineering and administration offices, and 5) payment drop points. This
amendment would only address customer account services, engineering and administration offices,
and payment drop points. The larger, potentially incompatible land uses (distribution and
transmission facilities and corporation yards) would still be subject to the current limitations.
3. Is it time to change? Most utility customers now pay bills by mail and obtain or change services
by telephone. It is rarely necessary to visit a utility company. When customers do need to visit
utilities, it is usually to obtain objects like telephones, cable boxes, or meters, and it is more
convenient for customers to be able to bring these often-heavy items directly to their cars. This
changed situation argues for allowing utility company offices to locate in zones where parking can
be easily provided near the building. It appears that no public purpose is served in limiting utility
offices and pay points to the downtown area. Utility offices should be allowed in the Office zone,
subject to the same limitations as any other office use.
4. Should utility offices be allowed in Public Facility zones? The applicants are requesting that
offices and pay points be allowed in the PF zone. Currently, government agency offices and social
service and charitable agencies are the only offices allowed in this zone. The zoning regulations
say:
R 94-93
Text amendment to allow utility offices in 0 and PF zones
Page 3
The PF zone is intended to provide for the wide range of public uses likely to be located on
public property. Public uses are those conducted by governmental or nonprofit agencies.
However, this zone will also provide for complementary private and commercial uses, which,
within the overall guidance of the general plan, provide a public benefit.(Section 17.36.010A)
The General Plan Land Use Element says:
The city will locate its facilities and advocate location of other agencies'facilities in order to:
(a) Remove nonconforming uses from residential neighborhoods.
(b) Foster convenient public access to those uses serving the public directly.
(c) Group related public qjj7ces together.
(d) Locate facilities with significant numbers of employees or clients near complementary
non-governmental services (restaurants, convenience shopping).
(e) Make economical use of land and buildings already owned by public agencies and
minimize the displacement of existing private businesses or residents. (Section C.4)
It appears that a utility office would be a use consistent with the intent of the zone. However, these
zones are located in all parts of the city and contain a wide variety of uses. Utility offices may not
be appropriate in all PF zones. Therefore, a use permit should be required to allow utility offices
in a PF zone.
A related issue is the matter of pay points. Currently, some utilities make use of City Hall as a
drop point for payments. City Hall is in a PF zone. Staff has determined that such paypoints are
a logical accessory use of City Hall, and that they do not require any special approvals. If the City
Council does not allow utility company offices in the PF zone, these drop points would still be
allowed as an incidental use.
5. Are any limitations necessary? The applicants have requested that utility companies be allowed,
with approval of an administrative use permit, "to control location, scale, access, and compatibility".
At this time, an administrative use permit is required for the development of all offices in the Office
zone. The zoning regulations say:
11. An administrative use permit is required for the construction of nonresidential structures
or the conversion of residential structures to non-residential uses in the O zone. In order
to approve a use permit the director must make each of the following findings:
A. That the location, orientation, height, and mass of new structures will not significantly
affect privacy in nearby residential areas.
B. That the project's location or access arrangements will not significantly direct traffic
to use local streets in nearby residential areas.
.2- 7
R 94-93
Text amendment to allow utility offices in O and PF zones
Page 4
C. That the project includes landscaping and yards that adequately separate parkin; and
pedestrian circulation areas from sites in nearby residential areas. (Section 17.22.010
Notes)
Beyond this administrative review, architectural review is required for all new commercial buildings.
This double review assures that size and compatibility issues are addressed. Requiring a use permit
for utility offices in addition to the use permit already required in the Office zone would have
the following effects:
* New office buildings or conversions: An administrative use permit is already required for all
new offices. The requirement would have no effect.
* Change from one office use to another: An administrative use permit would be required for
a utility office to occupy an office building vacated by another office use. There would be no
size or site planning issues, because the building and parking would already exist.
It appears that requiring an administrative use permit specifically for this type office would not have
value. Requirements for utility company offices should be consistent with requirements for other
offices.
If the Planning Commission feels, however, that there are significant differences between utility
company offices and other administrative or engineering offices, then it should recommend that an
administrative use permit be required, for review of those special conditions. Alternatively, if the
Commission feels that utility offices should be subject to size limitations that differ from other
offices, then footnote no. 11 (repeated above) could be amended. Staff suggests the following or
similar wording be added:
b That ...t t. company offices do not excel 2,a00,square feet an area:
ALTERNATIVES
The Commission may:
1) Recommend approval of the text change, as recommended by staff or with modifications.
2) Recommend denial of the text change, based on appropriate findings.
3) Continue consideration of the request. Direction should be given to staff and the applicants.
OTHER DEPARTMENT COMMENTS
Other departments had not comments.
Attached:
Applicant's statement and requested changes to Table 9
Environmental initial study
Staff-recommended legislative draft of changes to Table 9
STRONC.
SME PLANNING
SERVICESONE BUENA VISTA SAN LUIS OBISPO. CALIFORNIA 93405 8051543-9563
June 18 , 1993
Mr. Arnold Jonas, Director
COMMUNITY DEVELOPMENT DEPARTMENT
City of San Luis Obispo
990 Palm Street, City Hall
San Luis Obispo, Ca. 93401
Subject: Zoning Ordinance Amendment Application, Carlsberg Mgt.
Re Utility Company Offices and Payment Drop Points in 0 and PF.
Dear Arnold:
Yesterday, I was requested by Carlsberg Management, owners of the
proposed office building at 1177 Marsh Street, and Pults and
Associates, their architects, to assist with a zoning ordinance
amendment to enable the gas company to lease administrative
office space and include a payment drop point in this office zone.
Table 9 of the zoning ordinance separately provides for "Utility
companies" but does not allow engineering and. administrative
offices, customer account services (bill paying and inquires) , or
payment drop , points in the 110" or "PF" zones. Generally, the
zoning ordinance allows or conditionally allows such uses in the
C-C and C-R zones composing downtown and major shopping centers.
Similar offices. of all types and sizes are allowed in the office
zone, and City Hall itself, in a PF zone,. contains water utility
offices and payment drop points, including one for gas company
customers. It seems logical to consider utility company offices,
customer account services and payment drop points, very similar
and compatible with the many other allowed office type uses, in
both the O and PF zones. To control location, scale, access, and
compatibility of such utility company facilities, particularly
outside of the downtown area, we suggest that these uses require
Director's approval.
Enclosed are the appropriate planning application, statement,
zoning ordinance text (chart) exhibit and City fees to' initiate
consideration of this proposed change. If you or other staff have
any questions regarding the purpose of the request, or suggestion
how we could better accomplish the same objective, please call me
at 5439560. We look forward to Planning Commission and Council
consideration of these proposed zoning changes, and subsequent
Director review of our specific use permit.
Sincerely,
Rob Strong, A. I.C.P.
cc: Pults and Associates
Carlsberg Management
a2-9
Zoning Ordinance Amendment:
Utility Companies Offices, etc.
in 0 & PF Zones, Carlsberg
Initial Study of Environmental Impact
1) Planning application and $516 fee, attached.
2) List of Other Agencies Which Must Approve: -None.
3) Department of Fish and Game fee - Not applicable since the change would enable certain
office type uses subject to director's approval in 0 and PF zone - request is not site specific
nor does it allow any development construction.
Rezoning Application
1) Planning application and $722 text fee, attached.
2) Statement (Also refer to transmittal letter.)
• The general plan policies regarding professional offices include:
1. Professional office uses should be encouraged to develop in peripheral areas of the
Central Business District....to take advantage of close proximity to governmental and
retail uses in the downtown, and provide a transition between the heavily used central
commercial core and surrounding residential neighborhoods.
2. Isolated office uses within residential areas or convenience commercial centers should
be discouraged.
3. Primary access to professional office activities should be provided from commercial
arterial or collector streets and should avoid the use of local residential circulation.
• The general plan does not specifically address the possible inclusion of utility company
engineering or administrative offices, customer account services or payment drop points in
the professional office zone. Engineering, administrative, accounting and similar offices
are, however, allowed in the office zone generally - The zoning ordinance does not explain
why utility companies are separately listed nor why these office type uses should be
excluded from 0 or PF zones.
Zoning ordinance chart amendment does not appear to conflict with any existing policy nor
require any general plan policy changes.
3) Map exhibit: Not applicable.
4) Text (chart) exhibit: See attached page 48 regarding Table 9 with "D" added to "0" and "PF"
columns under the utility companies—customer services, engineering and administrative
offices and payment drop point rows, with additions underlined.
5) Assessor's Parcel Maps: Not applicable.
Table 9-Uses Allowed by Zone R.I. I R R-3 I R-4 C/OS I Oil I PF I C-N I C-C I C-R C-T I C-S I M
Social services and charitable agencies A D D A A
Stadiums PC PC PC
Swap meets I PC PC
Swimming pools (public) PC PC PC PC
Tallow works PC
Telegram office A I A A D
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 17.08.010.1) D D D D D D
Temporary uses-not otherwise listed in
Section 17.03.010K D D D D D D D D D D D D D
Theaters (see Chapter 5.40,Adult
Entertainment Establishments) PC" D D
Ticket/travel agencies A A A PC D
i
Tire recapping I A I A
I
Title companies A A A
Trailer rental. D A A
Truckingfumi service A A
Utility companies
-Corporation yards PC A A
-Customer account services (bill paying
and inquiries) D D A D
-Distribution and transmission facilities-
see Section 17.03.050
1
-Engineering and administration officesD D A/D A I D
-Payment drop points 212 1 A I A I A I I
Vending machines (see Section 17.03.080) - A I A A I A A
Veterinarians I I A61
6Ae D
A-Allowed D-Director's approval requited PC-Planning commission approval required A/D-Directoes 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.
4S
ffg STRON
emM.ZI PLANNING
. July 7, 1993
„ PW
v®® SERVICES ONE BUENA VISTA SAN LUIS OBISPO, CALIFORNIA 93305 805%533-9550
Mr. Ron Whisenand
Development Review Manager R E C E I V E L
Community Development Department
CITY OF SAN LUIS OBISPO JUL 1 21993
City Hall, 990 Palm Street cm of SAN LUIS OBISPO
San Luis Obispo, CA 93401 COMMUNITY DEVELOPMEt'
Subject: Zoning Ordinance chart amendment re utility company offices, customer account
services and payment drops in 0 and P-F zones, R94-93, Carlsberg.
Dear Ron:
As we discussed June 30, 1993, the intent of the above application is 10 enable shall S Gic
administrative and customer account services offices of utility companies in the Office and Public
Facility zones with director's review and approval. These uses are generally allowed in the C-C
and C-R zones without restriction to size, while engineering and administrative offices are also
allowed in the C-S district.
You suggested that a note on the zoning chart to prevent "large scale" utility company
administration or customer service facility relocations, particuiarly major generators such as
PG&E or Pacific Bell, into dissimilar small scale office areas would reduce potential compatibility
concerns. Recognizing that the charts already distinguish between large and small scale offices
for other purposes we propose that same criteria for this prcposed amendment. The wording of
the chart note can be revised or r.--solved by staff, Planning Commission and City Council related
to our proposal, but the basic con:ept would add the following limitation:
Utility company offices, customer account services and/or payment drop points not exceeding
2500 s.f gross floor area in a building within the 0 or PF districts inay be approved subject to
Director review or use permit approval.
We recognize that a separate use permit application for the Gas Company to occupy
approximately 1500 to 2000 s.f. at 1177 marsh Street will be required and processed subsequent
to this zoning ordinance chart amefidment.
Please call me if you have any questions or changes to discuss before this application is censiciered
by the Planning Commission and City Council.
Sincer :y,
/
Rob Strong, A.I.0
cc Carlsberg Management
Pults & Associates
92 /Z
city of San LUIS OBISpo
INITIAL STUDY OF ENVIRONMENTAL IMPACT
SITE LOCATION Citywide APPLICATIO941093
PROJECT DESCRIPTION Amendment to the Zoning Regulations text, to allow
utility offices, customer account services, and payment drop points in
the Office and Public Facilities zones.
APPLICANT Carlsberg Management
STAFF RECOMMENDATION:
X NEGATIVE DECLARATION MITIGATION INCLUDED
EXPANDED INITIAL STUDY REQUIRED ENVIRONMENTAL IMPACT REPORT REQUIRED
PREPARED BY Judith Lautner, ssociate Planner DATE July 23 , 1993
COMMUNITY DEVELOPMENT DIRECTOR'S AC r7
N: DATE I./Z3
SUMMARY OF INITIAL STUDY FINDINGS
1. DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
II.POTENTIAL IMPACT REVIEW POSSIBLE ADVERSE EFFECTS
A. COMMUNITY PLANS AND GOALS . ........................ ....... . .... ....... . .. .... NONE*
B. POPULATION DISTRIBUTION AND GROWTH.......... ..... . ..., NONE
C. LAND USE ...................... ....... ................. ........ . .. .......... . . .. NONE*
D. TRANSPORTATION AND CIRCULATION .................... ..... ............ ... . ..... NONE
E. PUBLIC SERVICES ................. ............................................... NONE
F. UTILITIES........................................... ...... ..... ... ....... ..... . .. NONE
G. NOISE LEVELS ................................................................... NONE
H. GEOLOGIC&SEISMIC HAZARDS&TOPOGRAPHIC MODIFICATIONS . ............... . ... NONE
1. AIR QUALITY AND WIND CONDITIONS...... ...... .......... ... ..... . .... ... . .. . .. . .. NONE
J. SURFACE WATER FLOW AND QUALITY .................................. ..... ....... NONE
K. PLANT LIFE....... ... ...... . ... ............ ...... ................ ......... .. . .. .. NONE
L. ANIMALLIFE. . . . ........ . .. ........ ................ ... .... ............ ...... . . ... NONE.
M. ARCHAEOLOGICALIHISTORICAL . . . . . . . .. . .. . ...... ... . . . . . ...... . .. . . . . . . . . . .. . . .. NONE
N. AESTHETIC . .... . . ... ... .. ........... .... ......... ............... ..... ... . . . . . . . . NONE.
O. ENERGYIRESOURCE USE ..... .. . . . . .. ... ...... ........ . .. ...... ..... .... . ... . . . ... NONE
P. OTHER . .... . .... . . .. . .. ... .. ........ . .... ..... .... ................ . .... ..... . . .. NON F
III. STAFF RECOMMENDATION
NEGATIVE DECLARATION
2-/3
'SEE ATTACHEO REPORT '°"
ER 94-93
Citywide
Zoning text amendment
to allow utility company offices
in the Office (0) and Public Facility (PF) zones
DESCRIPTION OF PROJECT AND ITS ENVIRONMENTAL SETTING
The project is a change to Table 9 (Uses Allowed) of the Zoning
Regulations, to allow utility company engineering and
administrative offices, customer account services, and payment drop
points in the Office and Public Facilities zones. The change would
apply to all Office and Public Facilities zones in the city.
POTENTIAL IMPACTS
Community plans and cioals
Land use element.
Utility companies are not specifically addressed in the land
use element (LUE) . There are no office policies that
distinguish between utility company and other types of
offices.
Comparison Retail policies emphasize the City's role as
protector of the economic health of the downtown. Policy 6
says:
The city encourages a whole range of comparison shopping
in the central business district and at Madonna Road. . . .
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.
(emphasis added)
Restricting utility company offices and paypoints to the
downtown and Madonna Road area was one means of implementing
this policy. Allowing these offices outside these comparison
retail areas could dilute the usefulness of the shopping
areas.
Utility offices tend to operate differently now than they did
in the past, however. Most citizens prefer to pay bills by
mail, and to arrange for services by telephone. In the cases
where an office visit is necessary, it is usually to pick up
material (such as a cable box) , and the citizen prefers to
have easy access to parking for that purpose.
Public facility land use objectives say:
The city will locate its facilities and advocate location
of other agencies' facilities in order to:
2.14e
ER 94-93
Zoning Regulations text amendment
Page 2
(b) Foster convenient public access to those uses serving
the public directly.
Conclusion: The request appears consistent with this policy.
Zoning regulations.
Prior to 1954 , utility company offices were allowed in the
Office zone. A zoning text change in 1964 allowed these
offices only in the Central Commercial (C-C) and Retail
Commercial (C-R) zones. The change was intended to cause a
concentration of utility office customer service and
administrative offices in the downtown or at Madonna Plaza.
This restriction was to encourage citizens to combine shopping
trips with trips to utility companies to pay bills or change
service, and thereby was intended to enhance the multiple-use
nature of the city's two retail centers.
However, most of the services provided by utility companies
can now be obtained by telephone or mail, and bills are
usually paid by mail. Paypoints have been established in the
downtown area' (City Hall, Carpenter's Rexall) without need for
an office. The value of using these offices as a means to
encourage citizens to shop downtown or on Madonna Road is now
questionabie.
Conclusion: Not significant.
Land use
The proposed use change is to allow a specialized type of office in
the Office and Public Facilities zones. These zones are intended
for, and dominated by, office uses. The proposed change would not
change existing land use patterns .
Conclusion: Not significant. No change to land use.
Other impacts
The proposed text change is not expected to have an adverse impact
on any other aspects of the environment.
STAFF RECOMMENDATION
Grant a negative declaration of environmental impact .
Table 9-Uses Allowed by Zone R-1 R-2 R-3 R-4 C/Os 0" PF C-N C-C C-R C-T C-s M
Trucking/taxi service A A
l
Utility companies
- Corporation yards PC A A
-Customer account services (bill A D A D
paying and inquiries) -
- Distribution and transmission
facilities- see Section
17.08.050)
AID A D
- Engineering and administration A D
offices
A A A
- Payment drop points A D
Vending machines (see Section A A A A A
17.08.080)
Veterinarians As AID As D
e
Warehousing, ministorage, moving A A
company
Water and wastewater treatment PC
plants
Water treatment services A A
Wholesale and mailorder houses PC A A
Zoos PC