HomeMy WebLinkAbout02/04/1997, C-2 - AMENDMENT TO VARIOUS SECTIONS OF THE ZONING REGULATIONS IN ORDER TO IMPLEMENT POLICIES OF THE 1994 LAND USE ELEMENT OF THE GENERAL PLAN (TA 79-96 & TA 121-96). council M°.ft°�
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CITY O F SAN LUIS O B I S P O
D
FROM: Arnold Jonas, Community development Director
Prepared By: Ronald Whisenand, Development Review Manage
SUBJECT: Amendment to various sections of the Zoning Regulations in order to implement
policies of the 1994 Land Use Element of the General Plan(TA 79-96 & TA 121-96).
CAO RECOMMENDATION
Give final passage to Ordinance No. 1310 (1996 Series), as introduced on January 21, 1997,
amending the Zoning Regulations in order to implement certain policies of the General Plan.
DISCUSSION
The City Council reintroduced Ordinance 1310 on January 21, 1997 implementing various policies
of the Land Use Element of the General Plan. The only change that was made by the Council was
the elimination of language in Section No. 17.40.020 that would have lowered the height limit in the
C-R zoning district from 45 feet to 35 feet. The Council choose instead to direct staff to amend the
General Plan to reflect an acceptable height limit of 45 feet for the City's General Retail land use
areas(LUE Policy No. 4.18). This matter will be included in a package of General Plan amendments
tentatively scheduled for Council consideration on March 18, 1997.
The zoning text amendment will go into effect 30 days after final passage.
Attachments
Ordinance 1310, as introduced
ORDINANCE NO. 1310 (1996 Series)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO
AMENDING VARIOUS SECTIONS OF THE ZONING REGULATIONS IN ORDER TO
IMPLEMENT POLICIES OF THE 1994 LAND USE ELEMENT
OF THE GENERAL PLAN
(TA 79-96 & TA 121-96)
WHEREAS,the Planning Commission conducted public hearings on June 12'", August 14'",
and December 11m, 1996, and recommended approval of certain amendments to the City's Zonin
Regulations; and g
WHEREAS, the City Council conducted public hearings on September 17'b, 1996 and
January 21', 1997, and has considered testimony of interested parties, the records of the Planning
Commission hearings and action, and the evaluation and recommendation of staff; and
WHEREAS, the City Council finds that the proposed provisions are consistent with the
General Plan and other applicable City ordinances; and
WHEREAS, the City Council has considered the EIR for the Land Use and Circulation
Elements of the General Plan (Certified on August 23, 1994) and staffs determination that thes
and e
ry pthe
implementation amendments constitute a secondary of "project" evaluated by that EIR;
BE IT ORDAINED by the Council of the City of San Luis Obispo as follows:
SECTION 1. The City Council finds and determines that the EIR for the Land Use and
Circulation Element of the General Plan addresses the potential significant environmental impacts of
the proposed text amendments to the Zoning Regulations, and reflects the independent judgement
of the City Council. The Council hereby determines that no further environmental review is required.
SECTION 2. Sections 17.04.085, 17.16.010, 17.16.060, 17.22.010, and 17.50.010 are
hereby amended to read as follows:
17.04.085 Convenience Store.
Any retail establishment with not more than 4,500 square feet of gross floor area, offering for sale
prepackaged food products, household items, newspapers and magazines, and sandwiches and other
freshly prepared foods, such as salads, for off-site consumption.
17.16.010 Density.
A Determination of Allowed Development.
C - 2
Ordinance No. 1310 (1996 Series)
Page 2
1. 'Density" is the number of dwelling units per net acre. In the C/OS and R-I zones, each dwelling
counts as one unit. In the other zones, different size dwellings have unit values as follows:
a. Studio apartment, 0.50 unit;
b. One-bedroom dwelling, 0.66 unit;
C. Two-bedroom dwelling, 1.00 unit;
d. Three-bedroom dwelling, 1.50 units;
e. Dwelling with four or more bedrooms, 2.00 units.
2. The following procedure shall be used to determine the maximum development allowed on a given
lot or land area:
a. Determine the Average Cross-slope of the Site. "Average cross-slope" is the ratio, expressed as
a percentage of the difference in elevation to the horizontal distance between two points on the
perimeter of the area for which slope is being determined. The line along which the slope is measured
shall run essentially perpendicular to the contours.
i. Where a site does not slope uniformly,-average cross-slope is to be determined by proportional
weighting of the cross-slopes of uniformly sloping subareas, as determined by the Community
Development Director.
ii. Cross-slope determinations shall be based on the existing topography of the net site area after
accounting for any approved on-site grading necessary to accommodate right-of-way improvements,
and before grading for other proposed on-site improvements.
iii. Cross-slope shall be calculated only for the"net area" as defined in Subsection A2b below.
iv. When the calculation of cross slope results in a fractional number, it shall be rounded to the next
highest whole number if the fraction is one-half or more; otherwise it shall be rounded down to the
next lowest whole number.
v. No slope-rated density reduction is required in the C/OS, C-R, C-C or PF zones.
G - 2 -3
Ordinance No. 1310 (1996 Series)
Page 3
vi. The maximum development allowed for each average cross-slope category is as follows:
TABLE 1
MAX MUM RESIDENTIAL DENSITY FOR
CROSS-SLOPE CATEGORIES
%Average Maximum Density
Cross Slope (units per net acre)
R-1 R-2, 0 R-3 R-4 C-R&
C-N, C-T C-C
0-15 7 12 18 24 36
16-20 4 6 9 12 36
21-25 2 4 6 8 36
26+ 1 2 3 4 36
By approving an administrative use permit, the Director may grant exceptions to the reduction of
density with slope where the parcel in question is essentially surrounded by development at least as
dense as the proposed development. The exception shall not authorize density greater than that
allowed for the category of less than 15% slope for the appropriate zone. (See also Section
17.12.020.D, Nonconforming Lots -Regulations.)
b. Determine the Net Area of the Site. "Net area" is all the area within the property lines of the
development site excluding the following:
1• Street right-of-way dedicated to the City;
2. Area between the tops of banks of creeks shown on the Open Space Element "Creeks
Map;"
3• Habitat occupied by species listed as "endangered" or "threatened" by the U.S. Fish
and Wildlife Service or the California Department of Fish and Game, or as "plants of
highest priority" by the California Native Plant Society,
4• Area within the drip line of"heritage trees" designated by the City.
C. Multiply the resulting area(n whole and fractional acres)by the maximum density allowed (in units
per acre)according to the table in subsection A.La. of this section.
d. The resulting number(n dwelling units, carried out to the nearest one-hundredth unit)will be the
maximum residential development potential. Any combination of dwelling types and numbers may
Ordinance No. 1310 (1996 Series)
Page 4
be developed, so long as their combined unit values do not exceed the maximum potential.
17.16.060 Parking space requirements.
Table 6-Parking Requirements by Use is hereby amended as follows:
Type of Use Number of Off-Street Parking Spaces Required
Research and development One space per 300 square feet office or laboratory area, plus
one space per 500 square feet indoor assembly or fabrication
area, plus one space per 1,500 square feet outdoor work area
or indoor warehouse area.
Retail sales- convenience markets One space per 200 square feet gross floor area.
Warehouse store One space per 200 square feet gross floor area.
17.22.010 Uses allowed by zones.
Table 9- Uses Allowed by Zone is hereby amended as follows:
Table 9-Uses Allowed by Zone R-1 R-2 R-3 R-4 C/OS O" PF C-N C-C C-R C-T CS M
Banks and savings and loans A A' A A D' D'
Research and development- A A/D A A A
services,software,consumer
products,instruments,office
equipment and similar items,and
related light chemical processing
Research and development- PC D
transportation equipment,
weapons,metals,chemicals,
building materials,and similar
items
Retail sales-convenience stores A A A A D D
Retail sales-indoor sales of As A A A A
building materials and gardening
supplies(hardware,floor and wall
coverings,paint,glass stores,etc.)
Retail sales-groceries,liquor and A A A PC
specialized foods(bakery,meats,
dairy items,etc.)
C- 2-03
Ordinance No. 1310 (1996 Series)
Page 5
Table 9-Uses Allowed by Zone R-1 R-2 R-3 R4 C/OS O" PF C N C-C C-R C-T C-S M
Retail sales-general merchandise
(drug,discouuut,department and
variety stores)(see also"Retail
sales-warehouse stores")
-15,000 square feet or less gross
floor area per establishment A A A
-15,001 to 60,000 square feet
gross floor area per establishment PC A A
-more than 60,000 square feet
gross floor area per establishment. PC D
Retail sales-warehouse stores
-45,000 square feet or less gross PC D D
floor area per establishment
-more than 45,000 square feet PC PC PC
gross floor area per establishment.
Social services and charitable A D D A A
agencies(see also
"organizations")
A - The use is allowed;
D - If the Director approves an administrative use permit as provided in Sections 17.58.020 through 17.58.080,the use may be established;
PC- If the Planning Commission approves a use permit as provided in Sections 17.58.020 through 17.58.080,the use may be established;
A/D- The use is allowod above the ground floor. If the Director approves an administrative use permit, it may be established on the ground floor.
Notes:
1. In the C-N,C-S,and M zones,only branches of banks are allowed-no headquarters.
10. 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 the C-$ and M zones subject to the approval of a Planned Development (PD) zoning application and
compliance with findings specified in Section 17.62.040 C. However, this provision notwithstanding, the following types of
office-related uses are prohibited in PDs approved for C-S and M zones: Non-branch banking services, real estate offices,
financial institutions,medical clinics,doctor's offices,and lawyer's offices.
17.50.010 Purpose and application.
The planned development zone is intended to encourage imaginative development and effective use
of sites. It does this by allowing more variation in project design than normal standards would allow.
Such variation from normal standards should provide benefits to the project occupants or to the
community as a whole which could not be provided under conventional regulations. PD rezoning
must occur simultaneously with approval of a specific project. In the C-N, C-C, C-R, C-T, C-S, and
M zones,the PD zone may be applied to any parcel. In all other zones, the PD zone may be applied
Ordinance No. 1310 (1996 Series)
Page 6
to any parcel or contiguous parcels of at least one acre.
SECTION 3. Sections 17.04.328, 17.04.455, are hereby added to read as follows:
17.04.328 Research and development.
"Research and development" means a facility where basic scientific, marketing, or similar types of
research are conducted, or where new products or services are designed, or prototypes are produced
or tested, excluding retail sales and production-run manufacturing.
17.04.455 Warehouse store.
"Warehouse store"means a retail or wholesale store which sells items primarily in bulk quantities or
containers, and which has minimal range of brands and minimal display space that is separate from
storage areas.
SECTION 4. A summary of this ordinance, together with the names of Council members
voting for and against, shall be published at least five (5) days prior to its final passage,in the
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.
Ordinance No. 1310 (1996 Series)
Page 7
INTRODUCED AND PASSED TO PRINT by the Council of the City of San Luis Obispo
at its meeting held on the 21st day of JE2Y , 1997, on a motion of PO�
_a seconded by Smith , and on the following roll call vote:
AYES: Council Ym..1ber Roalman, Sruth and Payor Settle
NOES: council. Members Rurrero and tivilliar,�s
ABSENT: ldone
Mayor Allen Settle
ATTEST:
onnie Gawf, ity C
APPROVED:
*0mee org en