HomeMy WebLinkAbout08-10-16 PC Item 1 PDEV-3310-2016 (2950 Broad)Meeting Date: August 10, 2016
Item Number: #1 2
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Request to amend the existing Planned Development Master List of Allowable Uses to add
additional uses consistent with the South Broad Street Corridor Plan (SOBRO); including a 30%
shared/mixed-use parking reduction for the existing development.
PROJECT ADDRESS: 2950 Broad Street BY: Kyle Bell, Assistant Planner
Phone Number: 781-7524
E-mail: kbell@slocity.org
VIA: Tyler Corey, Principal Planner
FILE NUMBER: PDEV-3310-2016 FROM: Doug Davidson, Deputy Director
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) that amends the approved Planned
Development to allow a modification to the Master List of Allowed Uses and provide a 30%
shared/mixed-use parking reduction, subject to findings and conditions of approval.
SITE DATA
Applicant 3030, Inc.
Representative Carol Florence, Oasis Associates,
Inc.
Submittal Date July 11, 2016
Complete Date July 15, 2016
Zoning C-S-PD, Commercial Services with a
Planned Development Overlay
General Plan Services and Manufacturing
Site Area ~3.28 acres
Environmental
Status
Section 15162(a) Subsequent EIRs
and Negative Declarations (MND
approved on 8/6/96)
SUMMARY
The applicant has applied for a Plan Development Amendment to modify the list of allowed uses within
the property known as the Brickyard (2590 – 3030 Broad Street) which was originally approved by the
City Council on July 2, 1996. The project also includes a 30% shared/mixed-use parking reduction.
Section 17.62.080 of the City’s Zoning Regulations state that the Planning Commission may review
written requests for amendments to a final development plan which has been approved by the City
Council prior to June 2003 which may include changes in proposed land uses so long as the changes are
consistent with the General Plan.
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1.0 COMMISSION’S PURVIEW
The Planning Commission’s role is to review the project in terms of its consistency with the General
Plan, South Broad Street Area Plan, and applicable City standards.
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
The Brickyard development is located on the east side of Broad Street between Mutsuhito Avenue and
Orcutt Road. The property consists of three buildings of approximately 57,607 square feet of commercial
and office space. The center shares a large parking area that provides for 148 parking spaces. The
Brickyard property is zoned Commercial Services with the Planned Development overlay (C-S-PD).The
approved Planned Development overlay established additional land uses that may be allowed within the
center that include, but are not limited to, offices, personal services, restaurants and day care centers
(Attachment 2, Ordinance No. 1299).
Site Size ~3.28 acres
Present Use & Development Office, Personal Services, Retail, Warehousing, & Industrial Research
Topography Flat
Access Broad Street & Mutsuhito Avenue
Surrounding Use/Zoning North: R-3-PD (Villa Rosa Townhomes)
South: C-S (Service Station)
East: C-S (Homeless Shelter)
West: C-R-SF (Retail, Furniture, & Vehicle Rentals)
2.2 Project Description
The applicant is requesting that Ordinance 1299 (1996 Series) (PD 129-95) List of Allowed Uses be
modified to reflect current land use classifications established in the SOBRO List of Allowed Uses. A
summary of the proposed changes to the land uses are included below (Attachment 4, Project
Description):
• Maintain the allowed uses listed in the PD, simplified as follows;
o Delete language specifying uses allowed on second floor only. The listed allowed uses would
be allowed on both the first and second floors of all buildings.
o Update list of various allowed uses to be consistent with the current use classifications in the
SOBRO List of Allowed Uses.
• Add the following uses as “allowed” to the PD zone:
o Medical service- Doctors Office
o Medical service- Clinic, laboratory, urgent care
• Delete the list of prohibited uses. These uses would be allowed, permitted, and not allowed
consistent with for the SOBRO List of Allowed Uses for the underlying C-S zone.
• The project also includes a request for a 30% shared/mixed-use parking reduction to reduce the
required parking from 131 parking spaces to 92 parking spaces.
For further clarification of the project, the applicant has provided a red lined Ordinance 1299 that
identifies the changes that are proposed (Attachment 5, Amended Ordinance No. 1299).
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2.3 Project Statistics
Uses PD Uses1 SOBRO2 Proposed
Amendment3
Office – Business & Services A4 A A
Office – Production & Administrative A A A
Office – Professional A - A
Office – Processing A A A
Medical Service – Doctors - D A
Medical Service – Clinic, Lab - D A
Personal Services A A A
Day Care A - A
Retail Sales – Specialties (music and video only) A - A
Florists A - A
Restaurants (up to 4,000 square feet) A A A
Notes: 1. Ordinance No. 1299 (Series 1996)
2. South Broad Street Area Plan
3. Applicant’s project description
4. A = Allowed, D = Director’s Use Permit Required
3.0 PROJECT ANALYSIS
3.1 Consistency with the General Plan & South Broad Street Area Plan
On December 9, 2014, (Resolution No. 10586, 2014 Series) the City Council adopted the Land Use and
Circulation Update that included the SOBRO that provided alternate land uses for the C-S zone within
the Area Plan.
Uses: The proposed Plan Development (PD) amendment includes recognition of the SOBRO Plan
as the guiding regulation for the uses allowed or conditionally allowed within the underlying zone.
The amendment to the list of allowed uses describes the changes from the previously approved PD
to the land use limitations established within the SOBRO Plan.
As described in Section 2.3 (Project Statistics) above, only two uses are proposed to be modified that
are different from the requirements of the underlying C-S zone within the SOBRO Plan. The
amendment includes the allowance of medical services (doctors, clinic & lab) within the Brickyard,
the SOBRO Plan states that medical services uses within the C-S zone require approval of an
Administrative Use Permit upon finding that the medical uses meet specific findings. Medical uses
within the subject site meet the required findings within the SOBRO Plan because they are
compatible with the existing allowed office uses within the Brickyard which will not increase traffic
or create parking impacts in the adjacent residential neighborhoods (Attachment 1, Draft Resolution).
Parking: The SOBRO Parking Requirements allow shared and mixed parking reductions of up to
30% for projects with common parking facilities and off-set peak times of maximum parking demand
for various uses that will not coincide. The shared/mixed use parking reduction at this location allows
for an increase in businesses while consolidating parking and minimizing the area devoted
exclusively to parking. The reduction provides flexibility of the types of uses for future tenants of
the proposed buildings. The proposed parking reduction reduces the required number of vehicle
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parking spaces from 131 spaces to 92 spaces; the project provides a total of 148 parking spaces on
site. As described above, the project qualifies for the shared/mixed-use parking reduction of 30% per
SOBRO Section 4.7 Parking requirements.
A requirement of a shared parking reduction is that all parking remains available for all tenants of
the development. Similar shopping centers that have been approved for a 30% parking reduction
including; Foothill Plaza (ARC 79-13), University Square (A 49-14), Arc Center (USE-0869-2015),
Fresh & Easy (U 70-05), Crossroads (A 167-99), Broad Street Village (U 70-08), Laguna Village
Shopping Center (USE-1976-2015).
4.0 ENVIRONMENTAL REVIEW
Section 15162(a) Subsequent EIRs and Negative Declarations states that when a Negative Declaration
has been adopted for a project no subsequent EIR shall be prepared for that project unless: (1) substantial
changes are proposed in the project which will require major revisions of the previous EIR or negative
declaration; (2) substantial changes occur with respect to the circumstances under which the project is
undertaken which will require major revisions to the previous EIR or negative declaration; or (3) new
information of substantial importance, which was not known and could have not been known when the
previous EIR or negative declaration was approved, shows the project will have significant effects not
previously discussed, significant effects previously examined will be substantially more severe,
mitigation measures previous found to be feasible are now feasible or new mitigation measures are
identified. The previously approved Planned Development (PD/ER 129-95) included a Mitigated
Negative Declaration of Environmental Impact that stated there is no evidence before the Community
Development Department that the project triggers the need for further environmental review or would
otherwise have any potential adverse effect on fish and wildlife resources or the habitat upon which the
wildlife depends, approved on August 6, 1996. The proposed modifications to the approved Planned
Development are consistent with the adopted Mitigated Negative Declaration (Attachment 6) and
applicable City standards and policies.
5.0 ALTERNATIVES
1. Continue the project with direction to the applicant and staff on pertinent issues.
2. Deny the project based on findings of inconsistency with the General Plan, Zoning Regulations,
South Broad Street Area Plan or other policy document.
6.0 ATTACHMENTS
1. Draft Resolution
2. Project Description
3. Site Plan
4. Ordinance No. 1299 (Series 1996)
5. Amended Ordinance No. 1299
6. Negative Declaration ER 129-95
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RESOLUTION NO. PC-XXXX-16
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
APPROVING AN AMENDMENT TO THE BRICKYARD PLANNED DEVELOPMENT
MASTER LIST OF ALLOWED USES, INCLUDING A 30% SHARED/MIXED USE
PARKING REDUCTION FOR THE EXISTING DEVELOPMENT, AS REPRESENTED
IN THE PLANNING COMMISSION AGENDA REPORT AND ATTACHMENTS
DATED AUGUST 10, 2016
(2950 – 3030 BROAD STREET PDEV-3310-2016)
WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing
in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on July 2,
1996, pursuant to a proceeding instituted under PD 129-95 (Ordinance No. 1299 (1996 Series)),
approving an amendment to the Zoning Map to change the designation from C-S to C-S-PD at
3030 Broad Street and adoption of a Mitigated Negative Declaration of environmental impact
(ER 129-95), 3030 Inc., applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on
August 10, 2016, pursuant to a proceeding instituted under PDEV-3310-2016, 3030 Inc.,
applicant; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Planning Commission has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations by staff,
presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
SECTION 1. Findings. The Planning Commission hereby grants final approval to the
project (PDEV-3310-2016), based the following findings:
1. The project will not be detrimental to the health, safety, and welfare of persons living or
working at the site or in the vicinity because the project will be compatible with the project
site and the character of the neighborhood.
2. As conditioned, the project is consistent with the findings established by Ordinance No.
1299 (1996 Series) that approved the Zone Map change to include a Planned Development
Overlay for the project site known as the Brickyard.
3. The inclusion of the medical service uses to the list of allowed uses is compatible with
surrounding land uses because the existing commercial buildings and various commercial
tenants over the years have been compatible with the adjacent multi-family housing
Attachment 1
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Planning Commission Resolution No. PC-XXXX-16
PDEV-3310-2016 (2950 Broad Street)
Page 2
development and the inclusion of medical services would not significantly alter the overall
nature, function or compatibility of the commercial center.
4. The proposed medical uses will not significantly increase traffic or create parking impacts in
residential neighborhoods because the primary access to the center is from Broad Street
which is an existing highway/regional route that will not impact traffic on local residential
neighborhoods as there is no street parking along Broad Street or the nearby side street
Mutsuhito Avenue.
5. The project will not preclude service commercial uses in areas especially suited for these
uses when compared with medical services because the Brickyard commercial center
provides a diverse mix of commercial, service, and retail uses where medical services will
not preclude or infringe upon other service commercial uses.
6. As conditioned, the project site can accommodate the parking requirements of the proposed
medical services and will not result in other lease spaces being under-utilized because the
parking provided is adequate to continue the historic pattern of diverse uses with varying
parking requirements within the Brickyard Center with the inclusion of medical services.
7. The proposed activity complies with the South Broad Street Area Plan Parking Space
Requirements, in that it satisfies the intent of that section which is "... to minimize the area
devoted exclusively to parking and drives when typical demands may be satisfied more
efficiently by shared facilities." Moreover, the activity satisfies the requirement for a 30%
shared/mixed use parking reduction because there are multiple uses that share a common
parking area that will not coincide during peak hours.
SECTION 2. Environmental Review. Section 15162(a) Subsequent EIRs and Negative
Declarations states that when a Negative Declaration has been adopted for a project no
subsequent EIR shall be prepared for that project unless: (1) substantial changes are proposed in
the project which will require major revisions of the previous EIR or negative declaration; (2)
substantial changes occur with respect to the circumstances under which the project is
undertaken which will require major revisions to the previous EIR or negative declaration; or (3)
new information of substantial importance, which was not known and could have not been
known when the previous EIR or negative declaration was approved, shows the project will have
significant effects not previously discussed, significant effects previously examined will be
substantially more severe, mitigation measures previous found to be feasible are now feasible or
new mitigation measures are identified. The previously approved Planned Development (PD/ER
129-95) included a Mitigated Negative Declaration of Environmental Impact that stated there is
no evidence before the Community Development Department that the project triggers the need
for further environmental review or would otherwise have any potential adverse effect on fish
and wildlife resources or the habitat upon which the wildlife depends, approved on August 6,
1996. The proposed modifications to the approved Planned Development are consistent with the
adopted Mitigated Negative Declaration (ER 129-95) and applicable City standards and policies.
SECTION 3. Action. The Planning Commission hereby grants final approval of the
project (PDEV-3310-2016), subject to the following conditions:
Attachment 1
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Planning Commission Resolution No. PC-XXXX-16
PDEV-3310-2016 (2950 Broad Street)
Page 3
1. Except as otherwise noted in these conditions of approval, all South Broad Street Area Plan
land use regulations for the C-S zone shall apply.
2. The following uses not otherwise allowed in the SOBRO Plan within the C-S zone are
hereby allowed at this site through the Master List of Allowed Uses, subject to proof of
adequate parking, to be submitted with a business tax certificate application:
Office- Business & Services; including but not limited to
Insurance services – local
Employment agencies - not government operated
Appraisers
Ticket/travel agencies
Office- Production & Administrative; including but not limited to
Insurance services - regional offices
Office- Professional; including but not limited to
Accountants' offices
Investment brokers' offices
Counselors ' offices
Executive Suites (a facility which provides multiple, small businesses with an office
location and shared support services such as a receptionist, computer access, telephone
answering, voice mail, faxing, copying, secretarial services, a meeting room , and
janitorial services)
Secretarial and related services (court reporting. stenography, ty pi ng, telephone
answering)
Office- Processing; including but not limited to Utility company engineering and
administrative offices
Medical service- Doctors Office
Medical service- Clinic, laboratory, urgent care
Florists
Retail sales - specialties (music and video only) and rental
Up to 4,000 square feet of restaurant use(s)
Personal Service including but not limited to Barbers, hair stylists, manicurists, tanning
centers
Day care center
Attachment 1
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Planning Commission Resolution No. PC-XXXX-16
PDEV-3310-2016 (2950 Broad Street)
Page 4
3. All vehicular and bicycle parking spaces shall serve all Brickyard Center employees and
patrons; no parking stalls shall be reserved for specified tenants. Employee parking shall be
regulated by the property manager to only include perimeter spaces away from the offices
and restaurants.
4. All affected parties must record an agreement governing the shared parking, to the
satisfactory of the Director. “Where shared parking is located on more than one parcel,
affected parties must record an agreement governing the shared parking, to the satisfactory
of the Director. “ (17.16.060 Parking Space Requirements)
5. The parking reduction shall not take effect until the applicant demonstrates compliance
with all required short-term and long-term bicycle parking per M.C. Section 17.16, Table
6.5, in accordance with standards contained in the 2013 Bicycle Transportation Plan, 2010
Community Design Guidelines, and any project specific conditions to the satisfaction of the
Community Development Department. Include details and detail references on the plans
for the proposed bicycle parking facilities and/or racks. The building plans shall provide a
detailed site plan of any racks. Show all dimensions and clearances to obstructions per city
standard. The project summary shall include the required and proposed bicycle parking
accordingly.
a. Short-term bicycle racks of the inverted “U” design or “Peak Racks” shall be installed
in close proximity to, and visible from the main entry into the building. Dimension
the minimum clearances between racks shall be per city standards/adopted guidelines.
b. Long-term bicycle parking may consist of lockers installed either within or outside
the building. As an alternative, a lockable room within the building(s) labeled and
reserved for bicycle storage may substitute for bicycle lockers. Provide details and
specs for bicycle lockers to the satisfaction of the Planning Division.
6. The property manager or other responsible party shall maintain a current parking matrix,
including number of required vehicle parking spaces, and short and long term bicycle
parking spaces, to be submitted with any new business license within the Brickyard Center.
7. The Owner/Applicant shall defend, indemnify and hold harmless the City or its agents or
officers and employees from any claim, action or proceeding against the City or its agents,
officers or employees, to attack, set aside, void, or annul, in whole or in part, the City's
approval of this project. In the event that the City fails to promptly notify the Owner /
Applicant of any such claim, action or proceeding, or that the City fails to cooperate fully
in the defense of said claim, this condition shall thereafter be of no further force or effect.
On motion by Commissioner , seconded by Commissioner , and on the following roll call
vote:
AYES: Commissioners
NOES:
REFRAIN:
ABSENT:
Attachment 1
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Planning Commission Resolution No. PC-XXXX-16
PDEV-3310-2016 (2950 Broad Street)
Page 5
The foregoing resolution was passed and adopted this 10th day of August, 2016.
_____________________________
Doug Davidson, Secretary
Planning Commission
Attachment 1
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PROJECT STATEMENT
Planned Development Amendment and Parking Reduction for
THE BRICKYARD
2950-3050 Broad Street
Updated 08 July 2016
Updated July 29, 2016
Per the direction of City Staff, this project statement has been modified to eliminate office supporting
retail and general retail from the allowable uses in the Planned Development amendment request; as
these uses are not allowed in the underlying South Broad Street Area Plan Service Commercial Zoning.
I. Introduction
The Planned Development (PD) zoning of the Brickyard property (2950-3050 Broad Street) was
established to allow certain types of larger office uses than generally allowed in the Service Commercial
(C-S) zoning district. The PD (PD129-95) was approved by the City Council in July 1996.
The discussion surrounding the approval of the PD and associated uses was focused primarily on the
compatibility to the adjacent residential areas; specifically, concerns such as noise related to truck
deliveries, lighting, and traffic on residential streets. These items were all addressed in the conditions of
approval. Over the course of the past 20 years, there is no evidence to suggest that the commercial center
and residential community have been nothing but compatible and synergistic neighbors.
In the natural course of the built environment, zoning regulations change, the neighborhood matures, and
market forces shift. A significant change in the regulatory framework has been the adoption of the South
Broad Street Area Plan (Area Plan) in 2014. The subject property is located within the Area Plan
boundary. The Area Plan modifies the allowable and permitted uses within the C-S zoning district. In
response to the South Broad Street Area plan and changing community dynamics, the owner of the
Brickyard is requesting an amendment to the PD zone in order to modify the allowed and prohibited uses
listed in the original ordinance approval and also add reference the Area Plan for clarification of
applicable regulations. In conjunction with the amendment to the PD, the applicant is also requesting a
shared and mixed use parking reduction of 30%, consistent with the parking reductions, as outlined in the
City Zoning Regulations §17.16.060.B. & C. See Section III below for more details.
The subject property, located on South Broad Street, is developed with three (3) existing one- and two-
story commercial buildings. The development is surrounded by existing development; adjacent zoning
includes Service Commercial (C-S), Retail Commercial (C-R), and Medium-High Density Residential –
Planned Development (R-3-PD) zones.
Building Story(s) Gross Floor Area (SF±)
A 1 20,627
B 2 17,684
C 1 19,296
Attachment 2
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OASIS ASSOCIATES, INC.
08 July 2016 updated 29 July 2016
The Brickyard- PD Amendment
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In 2013, a maximum 26-unit commercial airspace condominium plan was recorded for the subject
property. This common-interest subdivision created the potential for businesses and entities to purchase
portions of the gridded condominium, defined and delineated cells or three dimensional columns with
defined horizontal and vertical limits. To date, the property is still held by a single owner, therefore the
requisite owners’ association, as stipulated in the recorded in the Declaration of Covenants, Conditions,
and Restrictions (CC&Rs) has not been activated. The owners association will be established and
activated at the time when a portion of the property is purchased by a second owner.
II. Modification of uses
The requested modifications to the PD were carefully analyzed to provide the opportunity for the existing
commercial center to maintain a synergistic variety of tenants that is both commercially viable and
compatible with the existing and changing character of the neighborhood.
• MAINTAIN the allowed uses listed in the PD, simplified as follows;
o Delete language specifying uses allowed on second floor only. The listed allowed uses
would be allowed on both the first and second floors of all buildings.
o Simplify list of various “office” uses to be consistent with the “office” uses as defined by
the zoning ordinance
o Expand “barber/hair style, manicure, and tanning” to “personal service” as defined by the
zoning ordinance
• ADD the following uses as “allowed” to the PD
o Office Supporting Retail (up to 2,000 SF and 2,000 SF to 5,000 SF)
o Office-Professional
o Medical service- Doctors Office
o Medical service- Clinic, laboratory, urgent care
• DELETE the list of prohibited uses. These uses would be allowed, permitted, and not allowed
consistent with the underlying C-S zone.
• Uses not listed would be subject to the South Broad Street Area Plan for the underlying C-S zone.
The following table lists the allowable and prohibited uses as established by the PD and compares this list
to the requested modifications. Modifications are noted in strikethrough, red font is added text, and
italicized font is reformatted/reorganized information from the original PD.
Table 1. Use Table Comparison
1996 BRICKYARD PD ORDINANCE USES AMENDED PD ORDINANCE USES
Allowed Uses- Allowed on second floor, min.
2,500 SF per tenant
Allowed Uses- Allowed on second floor, min. 2,500 SF per
tenant provide proof of adequate parking with business
license
Insurance Services- Local
Office- Business & Services (Including but not limited to
Insurance Services- Local; Employment agencies (not
government operated); Appraisers; Ticket/Travel agencies)
Employment agencies (not government operated)
Appraisers
Attachment 2
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OASIS ASSOCIATES, INC.
08 July 2016 updated 29 July 2016
The Brickyard- PD Amendment
Page 3 of 5
1996 BRICKYARD PD ORDINANCE USES AMENDED PD ORDINANCE USES
Insurance Service- Regional Office- Production & Administrative (Including but not limited
to Insurance Service- Regional)
Investment Brokers Office- Professional (Including but not limited to Investment
Brokers; Counselors office; Accountants offices; Executive
suites; Secretarial and related services)
Counselors office
Accountants offices
Executive suites
Office supporting retail (2,000 sf or less)*
Medical service- Doctors Office
Medical service- Clinic, laboratory, urgent care
Allowed Uses- provide proof of adequate
parking with business license
Allowed Uses- provide proof of adequate parking with
business license
Barbers/hair style, manicurist, tanning center Personal Service (Including but not limited to Barbers/hair
style, manicurist, tanning center)
Day Care Center Day Care Center (child/adult)
Secretarial and related services (Office- Professional, see above)
Utility Company Engineer/admin offices Office- Processing (Including but not limited to Utility Company
engineering/admin offices)
Ticket/Travel agencies (Office- Business & Services- see above)
Florists Florists
Retail Sales (music and video) sales/rentals (General Retail, see below)
Restaurant (up to 4,000 SF) Restaurant (up to 4,000 SF)
Allowed Uses with an approved administrative use permit,
including proof of adequate parking*
General Retail*
Office supporting retail (2,000 sf up to 5,000 sf)*
Uses Prohibited Uses Prohibited
Banks Banks
Savings and Loans Savings and Loans
Credit Unions Credit Unions
Financial Institutions Financial Institutions
Real estate offices and realtors Real estate offices and realtors
Medical Clinics Medical Clinics
Doctor’s office Doctor’s office
Lawyers Office Lawyers Office
Retail sales and rental Retail sales and rental
*Eliminated from PD amendment request on July 29, 2016
Pursuant to the South Broad Street Area Plan, Medical Service uses within the C-S are to comply with the
specific findings. The proposed allowable medical service uses in the Brickyard PD comply with the
findings as follows:
a. The proposed medical service is compatible with surrounding land uses.
The brickyard is surrounded by service and commercial lands uses along South Broad Street. The
existing and established commercial and retail uses are diverse and cater to the community and general
public. Such commercial areas, often and frequently, include medical services such as doctor or dentist
offices, or stop-in urgent care clinics. The existing commercial buildings and the various commercial
Attachment 2
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OASIS ASSOCIATES, INC.
08 July 2016 updated 29 July 2016
The Brickyard- PD Amendment
Page 4 of 5
tenants over the years have been compatible with the adjacent multi-family housing development,
Inclusion of medical services would not material change the overall nature, function, or compatibly of the
commercial center
b. The proposed medical service will not significantly increase traffic or create parking impacts in
residential neighborhoods.
Primary access to the center from Broad Street would not impact traffic in residential
neighborhoods as it is an existing highway/regional route (as indicted by the General Plan Circulation
Street Classification Diagram). There is no street parking along Broad Street or the nearby side streets
(including Mutsuhito Avenue) which provide access to the adjacent multi-family housing development.
There is no direct vehicle or pedestrian access or connection between the Center and the residential
development, and therefore there is no practicality for traveling through, or parking in the nearby
residential area.
c. The project will not preclude service commercial uses in areas especially suited for these uses when
compared with medical services.
The Brickyard is a commercial center with a diverse mix of commercial, service, and retail uses
as allowed by the regulatory framework and as influenced by market demand and business synergy.
Medical Services are one possible component of the commercial synergy and will not preclude or usurp
other service commercial uses.
d. The project site can accommodate the parking requirements of the proposed medical service and will
not result in other lease spaces being under-utilized because of a lack of available parking.
Based on the existing parking calculation and requested parking reduction (see table below), there is
available parking for additional or more parking intensive uses at the Center while maintaining adequate
parking. The parking provided is adequate to continue the historic pattern of diverse uses at the Center
with the inclusion of medical services. The requirement of the PD to provide proof of adequate parking
with processing of business licenses will provide continued confirmation of adequate parking at the
Center.
III. Parking
The variety of tenant uses at the Brickyard make the subject property consistent with findings required for
a parking reduction of 30%, as outlined in the City Zoning Regulations §17.16.060.B & C. The building
and tenants share a common parking field. While several spaces are noted as “15 minute,” the parking is
not reserved or assigned to a specific tenant. Additionally the mixed-use nature of the center means that
peak parking demand for the various tenants is varied and does not coincide.
Additionally the subject property is ideally located to be readily accessible via alternative transportation.
Fronting the property is the bus stop for SLO Transit Bus # 3, and directly across the street is a stop for
Bus #1. Broad Street also provides Class II bike lanes both north- and south-bound.
The table below provides the current parking required and provided, with the requested 30% parking
reduction. This calculation is based on the current tenants and a placeholder calculation of 1 space per
300 SF for the vacant areas. This is a conservative calculation that would allow various office and
medical uses to be established. With the 30% parking reduction the center provides adequate and ample
parking to a fully tenanted Brickyard.
Attachment 2
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OASIS ASSOCIATES, INC.
08 July 2016 updated 29 July 2016
The Brickyard- PD Amendment
Page 5 of 5
Table 2. Parking Calculations by Use
BUILDING #/
ADDRESS TENANT CATEGORY/ USE GLA
(SF) CALC
# of
SPACES
REQ’D
SPACES/
BUILDING Building
Size - SF
1 2950 Staples Retail/Furniture, appliance store 20,348 1/500 40.7 20,627
shared/common area 279 40.7
2 3000 Lamiere Service/ Catering 1,051 gfa 17,684
kitchen area 400 1/100 4.0
Unit #104 The Fitting Image Service/ Personal Service 2,196 1/200 11.0
Unit #105 Mini Lux Nails Service/ Personal Service 1,051 1/200 5.3
GHS, Inc. Office/ Production 1,084 1/300 3.6
Time Warner Office/ Production 1,051 1/300 3.5
Unit #115 2DK Office/ Production 4,358 1/300 14.5
MMS Office/ Processing 1,484 1/200 7.4
Vacant place holder/estimate 4,482 1/300 14.9
Shared/Common Area 927 64.2
3 3050 Phillips Floor Covering Retail/ Bldg material sales 4,448 gfa 19,296
sales area 2,824 1/500 5.6
warehouse area 1,624 1/2,000 0.8
Axon VR Ind. Research & Dev. 8,265
office area 3,447 1/300 11.5
assembly/ fab area - 1/500
warehouse area 4,818 1/1,500 3.2
Time Warner Warehousing 5,529 gfa
office area 624 1/300 2.1
warehouse area 4,905 1/1,500 3.3
Shared/Common Area 1,054 26.5
SUBTOTAL 131.4
Parking Reductions
Requested Shared & Mixed Use Parking Reduction 30% (39.4)
TOTAL REQUIRED 92 57,607
TOTAL PROVIDED 148
Required - Provided 56
Footnote: The majority of the aforementioned businesses represent long-term tenancy and were established under a previous
ordinance parking calculations. Current parking requirements have been utilized for the purposes of creating this table and may
not necessarily reflect the actual employee density.
Attachments
Ordinance 1299 (1996 Series) for PD 129-95 with requested modifications, July 2016
Site Plan (for parking configuration reference), Pults & Associates, April 1995
Attachment 2
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PD 129 -95
ORDINANCE NO. 1299 (1996 Series)
AN ORDINANCE OF THE SAN LUiS OBISPO CITY COUNCIL
AMENDING THE ZONING MAP
TO CHANGE THE DESIGNATION FROM C -S to C -S -PD
AT 3030 BROAD STREET (PD 129 -95)
WHEREAS, the Planning Commission and the City Council have held public hearings to
consider appropriate zoning for the site in accordance with the California Government Code and
Municipal Code Chapter 17.62.; and
WHEREAS, the City Council has considered the draft Negative Declaration of environmental
impact as prepared by staff and reviewed by the Planning Commission; and
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 project's Negative Declaration
adequately addresses the potential significant environmental impacts of the proposed rezoning, and
reflects the independent judgement of the City Council. The Council hereby adopts said Negative
Declaration.
SECTION 2. Findings,
1. The project will be compatible with existing and allowed land uses in the area.
2. The project's location and access arrangement do not significantly direct traffic to use local or
collector streets in residential zones.
3. As provided in condition 61--the project provides adequate mitigation to address potential
impacts related to noise, light and glare, traffic and truck delivery, and loss of privacy, among
others, imposed by increased commercial activities within the project on nearby residential
areas, by using methods such as setbacks, landscaping, berming, fencing, signs, light shields,
etc.
4. The project does not preclude industrial or service - commercial uses in areas especially suited
for such uses when compared with offices.
5. The project does not create a shortage of C -S and M zoned land available for service -
commercial or industrial development.
6. The Architectural Review Commission approved a final development plan (ARC 48 -94) on
February 21, 1995.
7. Uses allowed or conditionally allowed at this site in conjunction with the PD rezoning are not
likely to require significant public visitation or need for access to downtown government
services.
01299
Attachment 4
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El
Ordinance No. 1299
PD 129 -95
SECTION 3. Rezoning Approval, The Council approves application No. PD 129 -95, thereby
amending the Official Zoning Map designation for the site from Service- Commercial (C -S) to Service -
Commercial Planned Development (C- S -PD), as shown on and described by attached Exhibit A.
SECTION 4. Conditions,
1. Except as otherwise noted in these conditions of approval, all zoning regulations for the C -S
zone shall apply.
2. The following uses not otherwise allowed in the C -S zone are hereby allowed at this site, on
the second floor of the center building only, subject to a minimum floor area of 2,500 square
feet per tenant, and proof of adequate parking, to be submitted with a business tax certificate
application:
Insurance services - local
Insurance services - regional offices
Employment agencies - not government operated
Accountants' offices
Investment brokers' offices
Counselors' offices
Appraisers
Executive Suites (a facility which provides multiple, small businesses with an office location
and shared support services such as a receptionist, computer access, telephone answering,
voice mail, faxing, copying, secfetarial services, a meeting room, and janitorial services)
The following uses, which otherwise require use permit approval or would otherwise not be
allowed, are hereby allowed subject to proof of adequate parking, to be submitted with a
business tax certificate application:
Barbers, hair stylists, manicurists, tanning centers
Ticket /travel agencies
Day care center
Secretarial and related services (court reporting, stenography, typing, telephone answering)*
Utility company engineering and administrative offices*
Florists
Retail sales - specialties (music and video only) an l rental
Up to 4,000 square feet of restaurant use(s)
on the second floor of the center building only
4. The following types of office and retail uses are hereby prohibited:
Banks
Savings and loans
Credit unions
Financial institutions
Real estate offices and realtors
2
Attachment 4
PC1 - 17
w
Ordinance No. 1299
PD 129 -95
0
Medical clinics
Doctors' offices
Lawyers' offices
Retail sales and rental - specialties (shoes, clothing, books, toys, stationary, gifts, etc.)
6. The project shall provide adequate mitigation, to the satisfaction of the Community
Development Director, to address potential impacts related to noise, light and glare, traffic and
truck delivery, and loss of privacy, among others, imposed by increased commercial activities
within the project on nearby residential areas, by using methods such as setbacks, landscaping,
berming, fencing, signs, light shields, etc.
SECTION 5.SECTION 4. Effective Date. This ordinance shall take effect thirty (30) days
after final passage.
Introduced and passed
to print- . this —2,— day of .Tim , 1996, on motion of Council MPmhe Roalman
seconded bycouncil Member Rome sand on the following roll call vote:
Ayes: Council Members Roalman, Romero, Smith, Williams, Mayor Settle
Noes: None
Absent: None
MAYOR ALLEN K. SETTLE by VICE
MAYOR DODIE WILLIAMS
by Assistant City Clerk, Kim Condon
APPROVED:
I/ L./L Ii i
ensen
L: \ORD \PD 129 -95. 2
3
Attachment 4
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Al
Ordinance No. 1299 ( 1996 Series)
FINALLY PASSED this 16th day of July ,
1996, on motion of Vice Mayor Williams , seconded
by Council Member Smith , and on the following roll call vote:
AYES: Council Members Roalman, Romero, Smith, Williams, and Mayor Settle
NOES: None
ABSENT: None
7
Mayor Allen K. Settle
ATTEST:
nnie L. G f
City Clerk
J
Attachment 4
PC1 - 19
PD 129-95
Requested modifications as related to the submitted
Planned Development Amendment application (July 2016)
ORDINANCE NO. 1299 (1996 Series)
AN ORDINANCE OF TH E SAN LUIS OBISPO CITY COUNCIL
AMENDING TH E ZONING MAP
TO CHANGE THE DESIGNATION FROM C-S to C-S-PD
AT 3030 BROAD STREET (PD 129-95)
WHEREAS, the Planning Commission and the City Council have held public hearings to
consider appropriate zoning for the site in accordance with the California Government Code and
Municipal Code Chapter 17.62.; and
WHEREAS, the City Council has considered the draft Negative Declaration of environmental
impact as prepared by staff and reviewed by the Planning Commission; and
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 project's Negative Declaration
adequately addresses the potential significant environmental impacts of the proposed rezoning, and
reflects the independent judgement of the City Council. The Council hereby adopts said Negative
Declaration.
SECTION 2. Findings.
1. The project will be compatible with existing and allowed land uses in the area.
2. The project's location and access arrangement do not significantly direct traffic to use local or
collector streets in residential zones.
3. As provided in condition 6, the project provides adequate mitigation to address potential
impacts related to noise, light and glare, traffic and truck del i very, and loss of privacy, among
others, imposed by increased commercial activities within the project on nearby residential
areas, by using methods such as setbacks, landscaping. berming, fencing, signs, light shields,
etc.
4. The project does not preclude industrial or service-commercial uses in areas especially suited
for such uses when compared with offices.
5. The project does not create a shortage of C-S and M zoned land available for service-
commercial or industrial development.
6. The Architectural Review Commission approved a final development plan (ARC 48-94) on
February 21, 1995.
7. Uses allowed or conditionally allowed at this site in conjunction with the PD rezoning are not
likely to require significant public visitation or need for access to downtown government
Attachment 5
PC1 - 20
Ordinance No. 1299 PD 129-95
services.
SECTION 3. Rezoning Approval The Council approves application No. PD 129-95,
thereby amending the Official Zoning Map designation for the site from Service-Commercial (C-
S) to Service- Commercial Planned Development (C-S-PD), as shown on and described by
attached Exhibit A.
SECTION 4. Conditions
1. Except as otherwise noted in these conditions of approval, all South Broad Street Area
Plan zoning regulations for the C-S zone shall apply.
2. The following uses not otherwise allowed in the C-S zone are hereby allowed at this site,
on the second floor of the center building only, subject to a minimum floor area of 2,500
square feet per tenant, and subject to proof of adequate parking, to be submitted with a
business tax certificate application:
Office- Business & Services; including but not limited to
Insurance services – local
Employment agencies - not government operated
Appraisers
Ticket/travel agencies
Office- Production & Administrative; including but not limited to
Insurance services - regional offices
Office- Professional; including but not limited to
Accountants' offices
Investment brokers' offices
Counselors ' offices
Executive Suites (a facility which provides multiple, small businesses with an office
location and shared support services such as a receptionist, computer access, telephone
answering, voice mail, faxing, copying, secretarial services, a meeting room , and janitorial
services)
Secretarial and related services (court reporting. stenography, ty pi ng, telephone
answering)*
Medical service- Doctors Office
Medical service- Clinic, laboratory, urgent care
3. The following uses, which otherwise require use permit approval or would
otherwise not be allowed, are hereby allowed subject to proof of adequate
parking, to be submitted with a business tax certificate application:
Personal Service including but not limited to Barbers, hair stylists, manicurists. tanning
centers
Day care center
Office- Processing; including but not limited to Utility company engineering and
Attachment 5
PC1 - 21
Ordinance No. 1299 PD 129-95
administrative offices*
Florists
Retail sales - specialties (music and video only) and rental
Up to 4,000 square feet of restaurant use(s)
* on the second floor of the center building only
4. The following types of office and retail uses are hereby prohibited:
Banks Savings and loans
Credit unions Financial institutions
Real estate offices and realtors
Medical clinics Doctors' offices Lawyers' offices
Retail sales and rental - specialties (shoes, clothing, books, toys, stationary, gifts,
etc.)·
46. The project shall provide adequate mitigation, to the satisfaction of the Community
Development Director, to address potential impacts related to noise, light and glare, traffic and
truck delivery, and loss of privacy, among others, imposed by increased commercial activities
within the project on nearby residential areas, by using methods such as setbacks, landscaping,
berming, fencing, signs, light shields, etc.
SECTION 5.SECTION 4. Effective Date, This ordinance shall take effect thirty (30) days after
final passage.
Introduced and passed
to print this 2 day of July , 1996, on motion of Council Member Roalman
seconded by Council Member Romero and on the following roll call vote:
Ayes: Council Members Roalman, Romero, Smith, Williams, Mayor Settle
Noes: None
Absent: None
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