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Home My WebLink About6/13/2018 Item 3, Ewer 13 June 2018 Planning Commission CITY OF SAN LUIS OBISPO c/o Mr. Kyle Bell, Associate Planner COMMUNITY DEVELOPMENT DEPARTMENT 919 Palm Street San Luis Obispo, CA 93401 RE: REVIEW OF DRAFT ZONING REGULATIONS UPDATE Dear Commissioners, As local private-sector AICP planning consultants, Oasis Associates, Inc. has been monitoring and participating in the zoning regulation update. We have attended the community workshop and we were stakeholder interviewees. The first comprehensive draft of the updated zoning regulations was recently released, the following represents our comments, commentary, and questions after a preliminary view of the draft document. cument, with section references noted. In general: -D zone are Tier III- Planning Commission projects (per staff report), or districts or within properties that contain designated historic structures shall be referred to the cultural heritage committeetotal demo and replacement, x SF of expansion, remodels, or anything that requires a building permit? 17.04.010.E.2 Terminology: Tense. The present tense includes the past and future tense, and the future tense includes the present. What does this mean? 17.04.030- Uses not classified, What is the difference between this section and 17.10.020.B- Interpretation of Use Listing? 17.10.020.B seems redundant. Principal and Accessory Uses. Listed uses are principal uses. Accessory uses are allowed only where a principal use is established. An accessory use shall not be allowed if it is not listed as an Table 9 does not distinguish between principal and accessory uses. It is unclear if there are any accessory uses. Are they any uses that considered accessory and not principle uses? 17.14.010 C/OS. This is a rather unique zone in that that it frequently follows creek paths and therefore C/OS is present as a sliver of land on a parcel with other zoning that frequently does not meet minimum parcel size for development standards. 17.16.010. This section used to be density standards. The zoning development standards still reference back to this, which is incorrect. (e.g., see 17.30.010) 17.16.020.B Table 2-5, R-1 Side and Rear Setbacks. Why is the rear/side yard setback requirement increasing? Previously as structure in ulations now Is this increase necessary? This could also create a significant number of legal non-conforming structures. 3427 Miguelito Court San Luis Obispo, CA 93401 805.541.4509 p 805.546.0525 f www.oasisassoc.com OASIS ASSOCIATES, INC. 13 June 2018 Planning Commission Hearing Zoning Regulation Update Page 2 of 3 17.32.030.C- Downtown Commercial (C-D) Zone Additional Regulations new commercial developments in the C-D Zone shall include housing, unless the City makes one of the following findings 1. Housing is likely to jeopardize the health, safety, or welfare of residents or employees; or 2. All of the findings listed for Variances in Section 17.xx.xxx (Required Findings). Encouraging housing in the Downtown Core is a reasonable goal and vision, demanding all projects to require housing has significant ramifications to be considered. This is not a residential zone. If housing is to be required, there needs to be much more explicit development standards. How many residential units? What proportion of the development? Should small developments or redevelopments be exempt? How does this requirement allow for flexible of market forces or to allow a high quality commercial-only development that would benefit the community? Will full residential impact fees be applicable to the required residential uses? This has a significant financial impact on any project. This requirement should be deleted, or the economic impact should be specifically studied at length. 17.32.030D.2The proposed use is consistent with the General Plan Policy 4.20.1 because the nature of - community, and also provides visible retail merchandise, thereby benefiting from and contributing to pedestrian traffic on Chorro Street Is this a typo? Why a specific reference to Chorro Street? 17.30.010 Commercial-Retail (C-R) Zone. The development standards for density now include hotel/motels in density calculations. (Also noted for C-D and C-T zones) How is hotel/motel density to be calculated? Why are hotel/motels now being counted as residential density? These are lodging, not residential dwellings, the Density section (17.70.040) only defines density for residential dwellings. 17.60.030 S Overlay Development Standards in the S overlay adopting ordinance, all new construction projects and significant additions to existing buildings shall be subject to Development Review 17.70.040- Density; only defines density for residential dwellings yet density in zoning development standard include hotel/motel in maximum density. 17.70.050 Edge Conditions. Properties next to AG, C/OS, R-1 or R-2 will have development potential reduced. How many properties does this impact? The C/OS follows creeks (sometimes on the adjacent or same property as Commercial/Office and High Density Residential) are the edge condition standards applicable or do the creek development standards provide adequate development standards? What is the relationship between edge conditions standards and state affordable housing incentives for affected properties? OASIS ASSOCIATES, INC. 13 June 2018 Planning Commission Hearing Zoning Regulation Update Page 3 of 3 Examples of properties with C/OS zoning at creeks. 17.72.030, Table 3.4 Parking: Continuing Care Community, and Elderly and Long-Term Care as dwelling type, plus 1 space for every two employees providing on- What does -unit or multi-unit dwellings? CCC and Elder/Long Term Care uses are frequently different operations and unit configurations than typical single-unit or multi- unit dwellings, also residence do not have typical driver/car ownership habits. 17.72.030, Table 3.4 Parking Hotel/Motels, Parking requirement will increase for some hotels as current requirement does not require additional parking for conference/meeting facilities. 17.102.020. Discretionary Actions and Permits - The project thresholds will likely result in more projects going to Planning Commission for review. Will this be a manageable work load for the Commission? How will delays be avoided if the Planning Commission schedule is impacted and overloaded? Will Planning Commission meet every week? An alternative could be to increase Tier II thresholds so that typical projects are reviewed at the Directs hearing but provide for the Directors discretion on a case by case basis to elevate those projects that warrant PC review. Thank you for the opportunity to provide these comments and your thoughtful consideration. Respectfully, OASIS ASSOCIATES, INC. Emily Ewer, AICP Associate Planner Attachment: Zoning Update Study Session Letter to City Council, Oasis Associates, Inc., 10 April 2018 c. File