HomeMy WebLinkAbout07/07/1998, 5 - REQUEST FOR AN AMENDMENT TO THE CROSSROADS PLANNED DEVELOPMENT (PD) ZONING TO MODIFY THE LIST OF ALLOWED AND CONDITIONALLY ALLOWED USES FOR THE MIXED USE (COMMERCIAL AND RESIDENTIAL) CENTER AT THE NORTHWEST INTERSECTION OF BROAD STREET AND councit :1t 1
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C I TY O F SAN LU I S O B 1 S P 0
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FROM: Arnold Jonas,Community Development Director
Prepared By: John Shoals,Associate Planner
SUBJECT: Request for an amendment to the Crossroads Planned Development (PD) zoning
to modify the list of allowed and conditionally allowed uses for the mixed use (commercial and
residential)center at the northwest intersection of Broad Street and Orcutt Road, PD 69-98.
CAO RECOMMENDATION
Introduce an ordinance to print amending the Crossroads PD zoning (adopted by Ordinance
1142, 1989 series) to modify the list of uses allowed at the site with findings and conditions.
DISCUSSION
Situation
The applicants would like to amend the Crossroads Planned Development (PD) to expand the
allowed and conditionally allowed uses to include other compatible office and convenience retail
uses, and to eliminate "maximum occupancy, square footage restrictions" on total retail and
office uses. The original PD was approved by City Council in April of 1989 (Council Ordinance
No. 1142, 1989 series). Given that the General Plan Land Use Element and Zoning Regulations
were updated after approval of the Crossroads PD, this would be a good opportunity to revisit the
Crossroads PD and bring the master list of allowed uses into conformity with the General Plan
and Zoning Regulations.
This project was reviewed by the City Planning Commission on June 10, 1998. At that hearing,
the Commission voted to recommend that the City Council approve an amendment to the
Crossroads PD. Refer to the section on Planning Commission Action for a complete discussion
of the Commission's recommendation.
Background
Project Description
The project is an amendment to the Crossroads PD to modify and expand the list of allowed and
conditionally allowed uses. A copy of the existing master list of uses for Crossroads is included
as Attachment 6. Attachment 3 is the Planning Commission's recommended list of uses.
The site is approximately 1.87 acres and developed with approximately 23,000 sq. ft. of
commercial uses, six studio apartments and 103 parking spaces. Attachment 8 is a copy of the
site plan which shows the buildings, parking, loading and landscape areas of Crossroads. The
location of the site is shown on the vicinity map (Attachment 7). Surrounding land uses include
service commercial and residential uses.
PD 69-98 Crossroads Amendment
3165 & 3173 Broad Street
Page 2
Data Summary
Address: 3165 & 3173 Broad Street
Applicant: Jesse Norris and William Portzell
Property owner: Jesse Norris and William Portzell
Representative: Strong Planning Services
Zoning: CS-PD (Service Commercial-Planned Development)
General Plan: Services and Manufacturing
Environmental status: Negative declaration with mitigation was adopted by the City Council
for the planned development rezoning of this site. That study evaluated
the potential impacts from the uses proposed with PD 1437-A and Use
Permits U1390 and U1486. No further environmental review is required
because the project will not generate impacts beyond those evaluated in
the previous environmental documents.
Project action deadline: July 10, 1998.
Planning Commission Action:
On June 10, 1998, the Planning Commission on a 4-0-1 vote (Comrs. Jeffrey and Marx were
absent, Comr. Senn refrained due to a potential conflict of interest) voted to recommend that the
City Council approve an amendment to the Crossroads PD zoning to modify and expand the list
of allowed and conditionally allowed uses in the mixed-use project. Attachment 4 is a copy of
the minutes from the Planning Commission meeting.
Planning Commission Recommended Master List of Uses
As previously mentioned, a complete list of uses supported by the Commission is shown in
Attachment 3. The purpose of following information is to highlight the Planning Commission's
revisions to the applicant's proposal, and to explain why specific uses were deleted or revised.
Uses Allowed by Right.
Deletions: Planning Commission agreed with a majority of the applicant's proposed
amendments with the exception of the following uses, which were deleted due to
inconsistency with the City's General Plan or Zoning Ordinance.
• Credit Unions from the Banks category
• Employment agencies
• General merchandise from the Retail sales category
Modifications and Additions: The following use was added the to the list of allowed uses.
• Retail Sales-convenience stores (4,500 sq.ft. maximum)
PD 69-98 Crossroads PD Ame". Lnent
3165 & 3173 Broad Street
Page 3
Uses Allowed by Administrative Use Permit:
Deletions: Planning Commission and staff agreed with the applicant's proposed
amendments.with the exception that the following use be deleted because these types of
uses are inconsistent with the City's General Plan.
• Offices (medical, dental or government agency)
The Planning Commission is recommending that the maximum square footage restrictions of the
original Crossroads PD be deleted as requested by the applicant.
Modifications and Additions: The following wording was modified by the Planning
Commission:
• "Any uses similar to those listed above as allowed by the C-N, O or C-S zones, but
not listed as prohibited" was revised to "Any uses similar to those listed above
allowed by the General Plan. "
• Athletic and health clubs,fitness center, gyms were moved to this section because of
the heavy parking demands associated with these types of uses.
Uses Allowed by Planning Commission Use Permit:
Deletions: Planning Commission recommends the following uses be deleted because
they are inconsistent with the City's General Plan.
• Retail sales, groceries, liquor, specialtyfoods
• Retail sales, gift, cards, books, toys,florist and other convenience specialties
Modifications and Additions: The Planning Commission recommends the following uses
be added under the Planning Commission Use Permit process.
• Conversion of dwelling units for any other allowed use
• Organizations (Moved from under Administrative Use Permit)
• Restaurants, sandwich shops.
Evaluation
In evaluating the project, the Planning Commission and staff identified four primary issues:
General Plan consistency, compliance with Zoning Regulations, compatibility between uses, and
parking requirements.
General Plan Consistency
In analyzing the proposed project, the existing and proposed lists of uses were analyzed for
consistency with the City General Plan. Specifically, the project was examined for compliance
S-3
PD 69-98 Crossroads .. Amendment
3165 & 3173 Broad Street
Page 4
with adopted City policies on appropriate uses for areas designated "Service and Manufacturing"
(LU 3.5.2)and general retail and neighborhood commercial uses (LU 3.5.3).
The property underlying the Crossroads project is designated as Services and Manufacturing in
the General Plan Land Use Element, and zoned C-S with a PD overlay. According to the
General Plan, the purpose of the "Services and Manufacturing" designation is to provide
sufficient land to meet the city's and region's demands for activities such as business services,
wholesaling, building contractors, utility company yards, auto repair, printing, food
manufacturing and other light manufacturing, and retail sales of large items, bulk quantities, and
items often stored outdoors (vehicles, building materials, plants), LU 3.5.1. In addition, the
Land Use Element identifies the types of uses that are appropriate in areas designated Services
and Manufacturing, and those types of uses which should not be developed in these areas. The
adopted Land Use policies are included as Attachment 5.
Existing Uses at Crossroads. Because the General Plan Land Use Element was updated after the
Crossroads PD was approved in 1989, many of the retail specialty type uses (i.e., grocery, liquor
and specialized foods) originally approved for the Crossroads project no longer conform to the
adopted General Plan, and are considered to be legal non-conforming uses. Normally, non-
conforming uses are not allowed to expand their operation. However, recognizing that the 1994
Land Use Element Update could impact existing uses and businesses, the City Council adopted a
policy to mitigate those potential impacts. General Plan Land Use policy 3.5.3 provides for the
expansion of certain non-conforming specialty retail uses in areas designated "Service and
Manufacturing," if they are compatible with nearby uses and will not divert trade from other
general-retail or neighborhood-commercial areas which are better located to serve the expected
market area. Since these circumstances apply to Crossroads, Crossroads Liquor could expand its
operation in the future consistent with this General Plan policy.
Proposed Uses. The applicant's proposed list of uses was also reviewed for General Plan
consistency. In general, the applicant's proposal included retail specialty uses and office type
uses which do not conform to the General Plan. Therefore, categories such as: retail sales (
groceries, liquor, specialized foods, general merchandise and convenience specialties), offices
(professional, medical and lawyer) and employment agencies are recommended to be deleted
from the existing and proposed list of uses for the Crossroads. It should, however, be noted that
convenience stores (4,500 square foot maximum) have been added to the list of allowed uses for
the Crossroads.
Compliance with Zoning Regulations
The existing and proposed lists of uses were also reviewed for compliance City Zoning
Regulations (Chapters 17.50 PD Zone and 17.22: Use Regulation).
SST
PD 69-98 Crossroads PD Ame._.nent
3165 & 3173 Broad Street
Page 5
At the Planning Commission meeting, the applicant's representative made the argument that the
PD zoning allows the Commission or Council to permit uses'in the C-S zone which would not
normally be allowed. While the PD zone is intended to encourage imaginative development and
effective use of sites, Zoning Regulations expressly state that "any use or combination of uses
which conform with the General Plan may be established in the PD zone." As such, any
existing or proposed use, that is not in compliance with the current General Plan, should be
deleted from the Crossroads list of allowed uses.
Land Use Compatibility within the Crossroads Mixed-Use Project
One of the primary concerns with a mixed-use project is compatibility between potential uses
(especially residential and commercial uses), and with land uses in the immediate area. The
placement of incompatible uses next to one another could lead to a number of problems with
noise, loss of privacy and safety. With the exception of a few incidents, Crossroads has been
successful in minimizing land use conflicts on site.
The Planning Commission discussed the issue of whether expanding the list of potential uses and
eliminating the maximum square foot restrictions would increase the possibility of conflicts
between land uses. The Commission felt that the combination of the recommended list of uses,
the use permit regulation process, and the applicant's desire to prohibit certain uses would assure
compatibility among a wide range of potential uses.
Parking Demands and Maximum Occupancy Limitations
The applicant is proposing to delete the maximum square footage restrictions of the original PD,
and that review the uses according to the required parking provisions. These restrictions were
established to assure compatibility between uses and to make sure that adequate parking is
available for all uses. As such, the elimination of these restrictions could increase the possibility
for conflicts between uses, and result in an overabundance of uses which are heavy traffic
generators which could create a parking problem at the site.
At the Planning Commission meeting, there was substantial discussion on whether these
restriction should be deleted from the PD for Crossroads. The Commission was concerned that
eliminating the square footage restrictions would lead to the elimination of the residential units
and create parking problems. The applicants feel that there is ample parking onsite, and that
parking availability (not square footage restrictions) will dictate the types and size of uses that go
into Crossroads. To support their position, the applicants submitted a tenant list and a parking
inventory for the site (see Attachment 9). After much debate, the Planning Commission agreed
that the square footage restriction should be deleted because there appears to be adequate
parking, and because many of the retail-oriented uses, for which these restrictions were
established, are no longer allowed at Crossroads.
FISCAL IMPACTS
None
s-s
PD 69-98 Crossroads Amendment
3165 & 3173 Broad Street
Page 6
ALTERNATIVES
1. The City Council may approve the PD amendment without the Planning Commission
recommended modifications. This alternative would involve approving the project as
proposed by the applicant. If the Council decides to approve this alternative, the Council
must establish the appropriate findings and conditions.
2. The City Council may deny the PD amendment with appropriate findings.
3. The City Council may continue the item with specific direction to staff and the
applicants.
Attachments
Attachment 1 - Draft Ordinance"A" (Approving PD amendment PD 69-98)
Attachment 2 - Draft Resolution`B" (Denying PD amendment PD 69-98)
Attachment 3 - Planning Commission Recommended Master List of Uses for Crossroads
Attachment 4 - Minutes for Planning Commission meeting of June 10, 1998.
Attachment 5 - General Plan Policies on "Appropriate Uses in the areas designated Service and
Manufacturing" and"General Retail and Neighborhood Commercial Uses."
Attachment 6 - City Council Ordinance 1142 and adopted master list of uses for Crossroads
Attachment 7- Vicinity Map
Attachment 8 - Crossroads Existing Site Plan
Attachment 9 - Current Tenant List and Parking Inventory
S-�P
Attachment 1
DRAFT ORDINANCE"A"
ORDINANCE NO. (1998 Series)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO
AMENDING PLANNED DEVELOPMENT 1437-A TO MODIFY THE MASTER
LIST OF ALLOWED USES AT THE CROSSROADS MIXED-USE CENTER AT 3165
AND 3173 BROAD STREET (PD 69-98)
WHEREAS, the Planning Commission conducted a public hearing on June 10 , 1998
and recommended approval of amendments to the Crossroads PD zoning (Council Ordinance
1142, 1989 series)to modify the list of uses for the site; and
WHEREAS, the City Council conducted a public hearing on, July 7, 1998 and has
considered testimony of interested parties, the records of the Planning Commission hearing and
action, and the evaluation and recommendation of staff; and
WHEREAS, the City Council finds that the proposed revisions are consistent with the
General Plan,the purposes of the Zoning Regulations, and other applicable City ordinances;and
WHEREAS, the City Council has considered the previously adopted Negative
Declaration of environmental impact for PD 1437-A, U13890 and U1486 and determined that
the project will not generate impacts beyond those evaluated in previous environmental
documents.
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 Negative Declaration
adequately addresses potential significant environmental impacts of the proposed PD zoning
amendment, and reflects the independent judgement of the City Council. The Council hereby
adopts said Negative Declaration and incorporates the following mitigation measures into the
proj ect:
SECTION 2. The City Council makes the following findings:
1. The amendment to the Crossroads PD, with modifications, is consistent with the General
Plan goals and policies. The proposed uses are appropriate for the C-S zone, and meet
the intent and purpose of the Service and Manufacturing designation.
2. The amendment to the Crossroads PD, with modifications, will comply with the Zoning
Ordinance requirements, Chapter 17..22: Use Regulations.
3. The amendment to the Crossroads PD will not adversely affect the health, safety and
welfare of the persons living or working in the vicinity because the proposed uses will
maintain land use compatibility between commercial and residential uses onsite, and
between uses on the site and surrounding land uses in the immediate vicinity.
4. The amendments to the Crossroads master use list will not generate impacts beyond those
evaluated in the previous environmental documents.
S' /
SECTION 3.The approval is subject to the following conditions:
1. - All conditions established under the original Planned Development, PD 1437 and Use
Permits U1486 and U1390 shall remain in effect and apply to the expanded list of
allowed and conditionally allowed uses.
2. To ensure that there are no parking impacts, the applicant and/or property owner shall
provide a parking analysis of the Crossroads mixed use center. This analysis should
include: a current tenant list, tenant's floor area, the number of parking spaces for each
tenant, and the overall total parking spaces available at the mixed use (commercial and
residential) project. The City will use this information in the reviewing proposed uses at
Crossroads (specifically thoses uses requiring either an administrative use permit or
Planning Commission use permit.
SECTION 3. The Crossroads PD amendment(PD 69-9)is hereby approved. That list of
allowed uses for the site shall include those uses listed on Exhibit "A" and included herein by
reference.
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.
INTRODUCED AND PASSED TO PRINT by the Council of the City of San Luis
Obispo at its meeting held on the day of , 199, on a motion of
seconded by and on the following roll call vote:
AYES:
NOES:
ABSENT:
Mayor Allen Settle
ATTEST:
City Clerk Bonnie Gawf
APPROVED AS TO FORM:
City Attorney JeffJorgensen
Attachment 2
DRAFT RESOLUTION`B"
RESOLUTION NO. (1998 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING AN AMENDMENT TO PD 1437-A AND THE MASTER LIST OF USES
ALLOWED AT THE CROSSROADS MIXED-USE CENTER AT 3165 AND 3173
BROAD STREET (PD-69-98)
WHEREAS,the Planning Commission conducted a public hearing on June 10, 1998 and
recommended approval of the proposed text amendment to the Crossroads Planned Development
zoning to modify the list of allowed uses at the site; and
WHEREAS, the City Council conducted a public hearing on July 7, 1998 and has
considered testimony of interested parties, the records of the Planning Commission hearing and
action, and the evaluation and recommendation of staff; and
WHEREAS, the City Council has determined that the project will not generate
additional impacts beyond those evaluated in the Negative Declaration prepared for PD 1437-A,
U1390 and U1486, and no further environmental review is required.
BE IT RESOLVED,by the City Council of the City of San Luis Obispo as follows:
SECTION 1. The City Council finds and determines that the previously adopted
Negative Declaration adequately addresses the potential significant environmental impacts of the
proposed project, and reflects the independent judgement of the City Council.
SECTION 2. That this Council, after consideration of PD 69-98 and the Planning
Commission's recommendations, staff recommendations, public testimony, and reports thereof,
makes the following findings:
1. The proposed amendment to the Crossroads PD is not consistent with the General Plan
goals and policies. The proposed uses are not appropriate for the C-S zone, and do not
meet the intent and purpose of the Service and Manufacturing designation.
2. The proposed amendment to the Crossroads PD does not comply with the Zoning
Ordinance requirements, Chapter 17.22: Use Regulations.
SECTION 3. The request to amendment to list of allowed uses for the Crossroads PD is
hereby denied.
On.motion of seconded by _ __ , and on
the following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this_da—of__ __; 199 ,
Mayor Allen•Settle
ATTEST:
City Clerk Bonnie Gawf
APPROVED AS TO FORM:.
City Attomey Jeff.Jorgensen
Attachment 3
Planning Commission Recommended Master List of Uses
MASTER LIST OF USES FOR CROSSROADS PD
PD 69-98
Uses allowed by Right:
Advertising and related services
Arts and crafts stores and studios
Banks (Branch only), savings and loan, and financial services (including investment
broker)
Broadcast studios
Building and landscape maintenance services
Catering service
Computer services
Contractor's offices
Construction activities
Credit reporting and collection, credit union and finance
Delivery and private postal services
Detective and security services
Insurance services
Laboratories
Laundry and dry cleaners
Offices (including but not limited to architects, contractors, engineers and industrial
design and other professionals except medical, dental, lawyers or government offices)
Parking subject to Zoning Regulations, footnote 13.
Photocopy,printing,photo-fmishing, printing and publishing
Repair services
Retail sales, auto parts and accessories
Retail sales, appliances and furniture, building and landscape materials, musical
instruments, data processing, business and office supplies, catalog, sporting goods,
stationery, bike sales and service.
Secretarial and related services
Temporary sales and uses
Ticket and travel agencies
Utility company facilities(engineering and administration offices)
Vending machines
Video rental, sales and services
Warehousing
Wholesale and mail order houses
No individual use shall exceed 3,000 square feet gross floor area without administrative
use permit approval to provide opportunity for mixed use, including neighborhood
convenience commercial, professional office and appropriate service commercial sales
and services.
Attachment 3
s4W
Uses allowed by Administrative Use Permit:
Any uses similar to those listed above which are consistent with the General Plan.
Ambulance services
Athletic and health clubs, fitness center, gyms
Barbers,hair stylists,manicurists
Antennas
Churches, clubs and lodges and organizations (public assembly facilities)
Dwelling units (on second floor only)
Equipment rental
Pharmacy
Research and development
Schools, business or trade
Telegram offices
Uses adjacent to residential units
Uses requiring multi-use parking reduction
Uses Which Require Planning Commission Use Permit
Animal hospital and grooming
Amusement arcade
Bars and taverns
Conversion of dwelling units for any other allowed use
Day care center
Organizations
Restaurants, sandwich shops
Uses proposing or requiring off-site parking
/02-
Prohibited Uses:
Airports
Amusement parks
Animal boarding
Game courts,stadiums
Auto repair and related services. Auto sound system installation.
Bowling alleys,skating rinks, swimming pools
Bus stations
Cabinet and carpentry shops
Carwashes
Cemeteries, mausoleums
Circus, carnival, fair, festivals, swap meets
Drive-in theaters
Extermination and fumigators
Feed and farm supply stores
Gas distributors (propane, etc.)
Contractors, government agency or utility company corporation years
Homeless shelters
Hot tubs—commercial use
Manufacturing(except incidental to allowed offices,retails sales and services)
Mineral extraction
Nightclubs,discotheques
Produce stand
Retail sales—outdoor sales of building and landscape materials
Retail sales and rental of autos,trucks,trailer,motorcycles, RV's, boasts, mobile homes
Rental sales–tires and batteries(except accessory to auto parts store)
Railroad yards and facilities
Service stations,tire recapping
Tattoo parlors
Trucking and taxi service
Water treatment services
Water treatment services
S—�
Attachment 4
DRAFT
SAN LUIS OBISPO
PLANNING COMMISSION
MEETING MINUTES
JUNE 109 1998
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 7:10 p.m. on
Wednesday, June 10, 1998, in Council Chambers of City Hall, 990 Palm Street, San Luis
Obispo, California.
ROLL CALL:
Present: Commissioners John Ewan,Paul Ready, Jan Howell Marx, John Ashbaugh,
Mary Whittlesey, and Chairman Charles Senn
Absent: Commissioner David Jeffrey
Staff
Present: Development Review Manager Ron Whisenand,Recording Secretary Leaha
Magee, Associate Planners Jeff Hook and John Shoals, Long Range
Planning Manager John Mandeville, and Assistant City Attorney Gilbert
Trujillo.
ACCEPTANCE OF THE AGENDA:
The agenda was accepted as presented.
PUBLIC COMMENT ON NON-AGENDA ITEMS:
There were no public comments.
PUBLIC HEARINGS:
1. Ci de. TA 88-98: Consideration of able housing requirements to
implement Gene lan policy; City of uis Obispo, applicant.
Associate Planner H presented the s report and recommended a Planning
Commission r endation to City Council to duce the Inclusionary Housing
Draft Minutes
Planning Commission Meeting
June 10, 1998
Page 17
REFRAIN: Commissi Ewan
The motion carried 4-1-1. Commission ey was absent.
Commissioner Whittlesey older buildings n to be documented before
demolition.
Commissio hbauizh moved to continue the hearing ast 11:00 p.m. The mo i n was
secon Commissioner Marx and unanimously aimroved.
6. 3211 3165 and 3173 Broad Street: PD 69-98: Request for review of an
amendment to the list of allowed uses; C-S-PD Zone; Jesse Norris and William
Protzell, applicants.
Chairman Senn refrained from participation due to a potential conflict of interest.
Commissioner Ready was designated acting chairman.
Associate Planner Shoals presented the staff report and recommended Planning
Commission support the proposed project with staff's proposed modifications based on
the findings and subject to the conditions outline in the staff report.
Development Review Manager Whisenand added that state law prohibits the addition of
any use that is inconsistent with the General Plan. The options available would be
modification of the General Plan or the zoning.
There were no questions/comments and the public comment session was opened.
PUBIC COMMENTS:
Rob Strong, owners' representative, stated the Crossroads has been previously cited as
the best example of a mixed-use development. The Crossroads has been relatively
successful, but as in any new attempt, there are some glitches. The concept of a PD or
MU is to enable a mix of uses not allowed in conventional zoning. An existing use, even
though it would not be allowed, can be expanded. This is a convenience center and there
are no service-commercial uses. There's a problem with deleting uses that are presently
there and successful. There is a lack of convenience facilities on Broad St. He cited
General Plan Policies LU-3.7 and 3.8. This project was described in its original 1985
approval as a C-N/office/residential/service-commercial mix. He believes it's within the
purview of the Commission to decide if this proposed amendment to the list of uses is
appropriate for an established commercial center. There is not a parking deficiency.
They have 2,800 s.f. vacant that will almost have to be filled with a furniture store or auto
Draft Minutes
Planning Commission Meeting
June 10, 1998
Page 18
parts store. Interested tenants include chiropractors and a branch office of an investment
brokerage. He questions the difference between a deli/liquor store and a retail
convenience store. He would stick with idea of the prohibited uses and would add offices
to the conditional uses if they can't be automatically considered appropriate.
Commissioner Ashbaugh noted the restaurant use with Commission permit was omitted.
Mr. Strong reviewed Attachment C that was included in his letter to Arnold Jonas dated
May 7 and Attachments 1 and 2 of the staff report.
Development Review Manager Whisenand stated allowed PD uses can be modified, but
they must conform with the General Plan. The applicants may request an amendment to
the General Plan or to the base zoning district. The General Plan policy cited by Mr.
Strong does allow for expansion of some nonconforming uses when they are found
compatible. We could craft language to allow the existing liquor store to expand, but this
doesn't mean a new similar use could be added to the center.
Jerry Pedias (Inaudible), local broker, described the difficulties in leasing some of The
Crossroads' vacancies. The intent of the request to include office uses is due to his
receipt of inquiries from chiropractors.
Will Protzell, co-owner, stated the Crossroads isn't on the same playing field with all the
new centers partly because of the zoning. Mixed use at this site was done as a prototype.
Commissioner Ewan asked if there is a present need for a chiropractor offices.
Mr. Protzell replied yes. Some of the uses allowed aren't compatible with current uses.
He explained the fire/safety requirements for the upstairs units that were necessary for the
mixed use.
Jesse Norris, co-owner, stated approval of this request will allow him to break even.
Medical, dental, and chiropractor offices, retail convenience uses and similar uses should
be allowed. He believes the PD provides more flexibility than originally thought.
Mr. Strong asked if chiropractors offices are consider doctor's offices.
Development Review Manager Whisenand replied yes, they would fit into the medical
services/office category.
Seeing no further speakers come forward,the public comment session was closed.
COMMISSION COMMENTS:
S-114>
Draft Minutes
Planning Commission Meeting
June 10, 1998
Page 19
Commissioner Marx was excused from the meeting at 12:00 a.m.
Commissioner Whittlesey had staff review Attachment 2 recommended uses. Under
Uses Allowed by Right, Insurance Services to remain; "Athletic and health clubs, fitness
center and gyms," and"employment agencies," "credit unions," and"retails sales-general
merchandise" was deleted; and "retail sales-convenience store" was added. Under Uses
allowed by Administrative Use Permit, "any uses similar to those listed above as allowed
by the General Plan" was added; "Offices (medical, dental or government agency)" and
"organizations" were deleted. Under Uses Which Required Planning Commission Use
Permi "Restaurant, sandwich shop" and "conversion of dwelling units to any other
allowed use" was added. There were also text amendments and statements added for
clarification of uses allowed in each category. Expansion of non-conforming uses will be
processed consistent with the General Plan through the normal process. There was also a
concern over how non-conforming uses created by this amendment or recent General
Plan Amendments would be handled.
Commissioner Ewan moved to recommend to the City Council approval of the proposed
amendment to the Crossroads PD with staff's recommended modifications and as
amended by the Commission based on the findings and conditions as presented in staff
r_portThe motion was seconded by Commissioner Whittlesey.
Commissioner Ewan feels this amendment an appropriate.
Commissioner Whittlesey expressed a concern about losing the residential component
and parking issues developing.
AYES: Commissioners Ewan, Whittlesey, Ashbaugh, and Acting
Chairman Ready
NOES: None
REFRAIN: Chairman Senn
The motion carried 4-0-1. Commissioners Jeffrey and Marx were absent.
COMMENT AND DISCUSSION:
7. Staff:
A. Agenda Forecast:
5--/ 7
Draft Minutes
Planning Commission Meeting
June 10, 1998
Page 20
Development Review Manager Whisenand presented the agenda forecast for the meetings
of June 24, 1998,June 30, 1998 and July 8, 1998.
8. Commission:
Commissioner Ashbaugh noted he will be absent on June 24, 1998 and June 30, 1998.
ADJOURNMENT:
The meeting adjourned at 12:21 a.m. to the next regular meeting scheduled for June 24,
1998, at 7:00 p.m. in Council Chambers, City Hall.
Respectfully submitted,
Leaha K. Magee
Recording Secretary
Attachment 4
Attachment 5
Land Use Element SLO General Plan
3.5 Services and Manufacturing
3.5.1 Purpose 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 business services, wholesaling, building contractors, utility
company yards, auto repair, printing, food manufacturing and other light
manufacturing, and retail sales of large items, bulk quantities, and items often
stored outdoors (vehicles, building materials, plants). Areas reserved for these
uses may also accommodate convenience restaurants and other activities primarily
serving area workers.
3.5.2 Appropriate Uses The following types of uses are appropriate in areas
designated Services and Manufacturing. Certain areas designated Services and
Manufacturing may be reserved through special zoning provisions for certain types
of uses, to assure compatibility among the wide range of potential uses, and to
assure adequate land for-certain types of uses.
A. Wholesaling, warehousing, and storage;
B. Vehicle sales and rental;
C. Retail sales of products.which require outdoor areas or large floor areas for
display and storage, such as warehouse stores, lumber and building
materials dealers, home improvement centers, furniture and appliances
stores, and plant nurseries;
D. Repair shops, printing services, laundries, animal hospitals, sporting goods
stores, auto parts stores, and some recreation facilities;
E. Light manufacturing, research and development, and laboratories. (See
also "Business Parks" in the Airport section, page 74.)
F. Large offices, with no single tenant space less than 2,500 square feet, and
having no substantial public visitation or need for access to downtown
government services may be in Services and Manufacturing districts, subject
to approval of a Planned Development zoning application.
G. Certain businesses and professional services having no substantial public
visitation or limited need for access to downtown government services may
be in Services and Manufacturing districts. Examples of such uses are
computer services, utilities engineering and administration, architects and
engineers, industrial design, advertising, building contractors, labor and
fraternal organizations, veterinarians, and insurance and financial services
that do not directly serve retail customers.
44
Attachment 5
s-�y
SLO General Plan Land Use Element
-3.5.3 General Retail and Neighborhood Commercial Uses New specialty
stores, department stores, or neighborhood commercial centers should not be
developed in Service and Manufacturing areas. However, existing uses such as
supermarkets and drugstores may be expanded if:
A. They are compatible with nearby uses;
B. The expanded use will not divert trade from other general-retail or
neighborhood-commercial areas which are better located to serve the
expected market area.
3.5.4 Access Access to Service and Manufacturing areas should be provided by
commercial collector streets, to avoid customer traffic on residential streets or
delivery routes which pass through residential areas. Driveway access onto arterial
streets should be minimized.
3.5.5 Air & Water Quality Industries locating or expanding in San Luis Obispo
shall comply with all applicable air-quality and water-quality regulations.
3.5.6 Utility Service Services and Manufacturing uses should connect to the City
water and sewer systems, unless other means of providing service are identified in
a City-adopted plan.
3.5.7 Vehicle Sales
A. Auto Park Way The City intends to create around Auto Park Way an easily
accessible and attractive auto sales and service center. The City will
reserve about 50 acres total for vehicle sales in this area, including the
areas shown in Figure 3. (This amount is expected to be sufficient for
relocation of dealerships located elsewhere in the City, plus expansion of
dealerships in proportion to projected County population growth.) The areas
shown for vehicle sales should be reserved for that use at least until the
anticipated year 2004 update of this element, when the amount of reserved
land may be reconsidered.
If a plan for vehicle sales expansion onto prime agricultural soils is
approved, it shall provide for permanent preservation of prime soils, within
the urban reserve or greenbelt. If a plan for vehicle sales expansion into
wetland or creek areas is approved, mitigation shall consist at least of
restoration and permanent preservation, within the urban reserve or
greenbelt, consistent with the Open Space Element.
B. Other Areas Auto sales in areas of the City other than Auto Park Way
should be minimized, 'in order to reinforce the auto sales center and to
maximize space for other uses in other locations.
45
5 azo
J
Attachment 6
ORDINANCE NO. 1 14 2 (1989 SERIES)
AN ORDINANCE OF THE COUNCIL OF THE CITY OF SAN LUIS
OBISPO AMENDING THE OFFICIAL ZONE MAP OF. THE CITY TO REZONE
APPROXIMATELY 1.87 ACRES AT 3173 BROAD STREET
FROM C-S-S TO C-S-PD
WHEREAS, the Planning Commission and the City Council have held hearings to consider
appropriate zoning on the subject property in accordance with Section 65800 et. seq. of
the Government Code; and
WHEREAS, the City Council finds that the proposed zoning is consistent with the
general plan; and
WHEREAS, the City Council finds that the'proposed project provides exceptional public
benefits by providing housing in a zoning district where it would not ordinarily be
allowed and where it would not be feasible under conventional development standards.
WHEREAS, the rezoning has bccn evaluated in accordance with the California
Environmental Quality Act and the city's Environmental Impact Guidelines, and a negative
declaration has been granted by the city; and
WHEREAS, the proposed zoning promotes the public health, safety, and general welfare;
and
BE IT ORDAINED by the Council of the City of San Luis Obispo as follows:
SECTION 1. That the area shown on the map attached hereto marked Exhibit "B" and
included herein by reference, be reclassified from C-S-S to C-S-PD.
SECTION 2. That the list of allowed uses for the site shall include those listed on
Exhibit "A" and included herein by reference.
SECTION 3. After review and consideration, the determination of the Community
Development Director to approve a negative declaration is hereby upheld.
SECTION 4. That approval of the Planned Development rezoning and preliminary
development plan shall be subject to the following conditions:
Attachment 6
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Exhibit A
Uses Allowed By Right
Advertising and related services Photocopy services
Photofinishing -- retail Photofinishing -- wholesale
Contractor's Offices Retail sales -- auto parts and accessories
Credit reporting and collection Laundry/dry cleaners
Broadcast studios Building and landscape maintenance services
Catering services Computer services
Delivery and private postal services Detective services
Exterminators Feed stores and farm supplies
Laboratories Printing and publishing
Utility companies
Vending machines Warehousing
Wholesales and mail order houses
Uses Allowed With Administrative Use Permit
Barbers, hairstylists Secretarial and related services
Offices' -- engineers and industrial design
Ticket, travel agencies
Organizations
Photographic studios Schools (trade or specialized)
Telegram office
All new uses adjacent to residences
Uses Which Require Planning Commission Use Permit
Restaurants, sandwich shops Repair services
Retail sale of building and landscape materials
Animal hospitals and grooming Bars and taverns
Retail sale of appliances Athletic and health clubs
Hot tubs as a commercial use Public assembly facilities
Retail sale of general merchandise
Retail sales` -- appliances, furniture
Retail sales -- groceries, liquor and specialized foods`
` Subject to the following square footage restrictions:
USE Maximum Allowed Occupancy (Square Feet)
Restaurants 2,200
Retail sale of groceries, specialized
foods (includes neighborhood
market) 7,200
Office/Services/Retail sales of
general merchandise 10,800
Retail sale of:
furniture, lumber and building
materials, auto parts 2,845
TOTAL 23,045
S�Y
Attachment 7 - Vicinity Map
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VICINITY MAP 3165, 3173 & 3211 Broad
PD 69-98
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Attachment 8 - Crossroads Existing Site Plan
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SITE PLAN — c;2�
Attachment 9 - Current Tenant List and Parking Inventory
Address
and Suite# Tenant Name(and use) Size Parkins Ratio #of Spaces
3211 Broad
# 101 Crossroads Liquor/Deli (retail, food) 3850s.f. 1:200 gfa 19
4105 For Lease (potential office or retail) 1300s.f. 1:300 gfa 4
# 109-113 BFGC Architects(design office) 3750s.f. 1:300 gfa 12.5
# 117 For Lease( potential retail or office) 800s.f 1:300 gfa 3
# 121 Yogi's( retail, food) 900s.f. 1:200 gfa 4.5
#201 Newport Products (office, assembly) 1182s.f. 1:300 gfa 4
# 203A,B,C. 3 studio units(residential) 3 units 1/unit 3
4205 Mitchell Architect/Contractor(office) 975s.f. 1:300 gfa 3
Subtotal for 3211 Broad Street (Norris) 12,757s.f.+ 3 d.u. 53
3165 Broad
# 102 Cool Cat's Cafe (restaurant) 2400 s.f.
(900s.f.* customer use, 1:60s.f.* 15
700s.f. kitchen area, and 1:100s.f. 7
800s.f. storage/R.R) 0 0
# 108 Nucci's Pizza(take-out restaurant) 1100s.f. 1:200 gfa 6
# 110 Fired Up Pottery Studio (retail) 1000s.f. 1:500 gfa 2
9112 Elite Travel (travel agent) 800 s.f. 1:300 gfa 3
9114 For Lease(potential retail or office) 1800s.f. 1:300 gfa 6
# 118-122 Crossroads Video (retail, appliance) 3000s.f 1:500 gfa 6
#212 A,B,C. 3 studio units (residential) 3 units 1/unit 3
Subtotal for 3165 Broad Street (Portzell) 10,100s.f+ 3 d.u. 48
TOTAL COMPLEX: 22.857s.f. + 6 d.0 101
According to PD 1437 files, the site contains approximately 1.86 acres,the buildings
contained approximately 27,330 sq. ft.( 23,045 commercial and office and 4,285 sq.ft.
residential,with six studio units.The site plan propesed 101 parking spaces and a central
loading zone. Also refer to A123-92, A-103-92, and U-1486 for specific uses approved.
Address files used: 3165, 3173 and 3211 Broad Street. (ER 34-88 calculated potential
traffic based on 20885 s.f.retail, 3745 s.f office, and 6 studio residential units.)
The actual space inventory does not account for approximately 4473 sq. ft., and the actual
current parking provides for 103 spaces, 10 of which are inside double garage doors.
Based on these calculations and inventory,the Crossroads appears to conform to City
parking requirements,without multi-use parking reductions or off-site parking provision.
j'_ 2 S