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PC R 09-2088RESOLUTION NO. 09-2088 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING TO THE CITY COUNCIL APPROVAL OF PRE-ZONING FOR ANNEXATION, SPHERE OF INFLUENCE ADJUSTMENTS, GENERAL PLAN AMENDMENTS AND DEVELOPMENT CODE AMENDMENTS, CASE NO. 09-001 AND PRELIMINARY TENTATIVE TRACT MAPS NOS. 3017, 3018 AND 3019 REGARDING FIVE PROJECT SUBAREAS WITHIN AND ADJOINING THE CITY AND CERTAIN CLEAN UP AMENDMENTS FOR THE REGIONAL COMMERCIAL DISTRICT WHEREAS, the City Council of Arroyo Grande adopted the updated General Plan which became effective on October 9, 2001 and which includes the Housing Element adopted in 2003 and updated on March 8, 2005; and WHEREAS, the City has a responsibility to assure adherence to the General Plan in meeting the needs and desires of the residents and the community and there are underutilized lands under City and private ownership that if re-designated and re-zoned could result in infill housing opportunities and still maintain adequate land for Public Facilities; and WHEREAS, on March 3, 2009, the City Planning Commission initiated Pre-zone, Annexation, Sphere of Influence amendment, General Plan Amendment and Development Code Amendment 09-001; and WHEREAS, the Planning Commission conducted public hearings on GPA/DCA Case No. 09-001, including revisions on April 7 and continued to May 5, July 7, July 21, August 18 and September 1, 2009; and WHEREAS, on May 26, 2009 the City Council approved a Memorandum of Understanding with the County of San Luis Obispo to acquire property for a new Police Station and to sell property to generate funding for the Recreation Center project contingent upon consideration of the subject General Plan and Development Code amendments and associated tentative maps; and WHEREAS, on July 7, 2009 the Planning Commission determined that there are additional clean up amendments necessary for additional flexibility to allow retail and recreation uses in the Regional Commercial District, including drive through restaurants; and WHEREAS, the Community Development Department has conducted CEQA initial studies and concluded that environmental impacts associated with the project will be mitigated to less than significant as outlined in a draft Mitigated Negative Declaration recirculated on July 1, 2009 and RESOLUTION NO. 09-2088 PAGE 2 � � WHEREAS, the Planning Commission, after public hearing, consideration of the draft Mitigated Negative Declaration, all testimony and evidence presented, finds the Mitigated Negative Declaration appropriate and adequate pursuant to State and local CEQA laws and guidelines including requirements per SB 18; and WHEREAS, the Planning Commission, after public hearing, consideration of the staff report, all testimony and evidence presented finds the proposed land use and zoning map changes as shown on Exhibits A and B to be appropriate and consistent with the intent of the 2001 General Plan Update adopted policies, specifically those policies in the Housing Element and Land Use Element; and excepting therefrom changes proposed for Subarea 2. Hillcrest Reservoir No. 2 vicinity; and WHEREAS, after consideration of all testimony and all relevant evidence, the Planning Commission has determined that the following General Plan Amendment findings can be made in an affirmative manner: 1. The proposed amendments of GPA/DCA Case No. �09-001 to the 2001 General Plan land use element designation provides consistency with the goals, objectives, policies and programs of the General Plan and is specifically consistent with the 2005 Housing Element Housing Opportunity Site Inventory; and 2. The proposed amendments of GPA/DCA Case No. 09-001 will not adversely affect the public health, safety, and welfare, and 3. The proposal has been reviewed in compliance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo Grande Rules and Procedures for Implementation of CEQA and the Planning Commission has determined that the proposed project is described and included in a draft Initial Study and Mitigated Negative Declaration dated and recirculated July 1, 2009; and WHEREAS, after due study, deliberation and public hearing, the Planning Commission finds that the following circumstances exist: A. The proposed changes to General Plan policy and map and consistent Development Code Amendments in zone and revisions to Title 16 will satisfy Objective LU3 of the Land Use Element of the General Plan, which requires the City to "Accommodate a broad range of Multiple Family Residential and special needs housing types and densities within the City"; and including LU11-1.4 to "restrict new urban single family, multiple family and mobile home uses to infill areas adjacent to existing developments of similar density"; and other policies under objectives LU3; LU9 to "Provide for appropriate maintenance, development and placement of Community Facilities relative to existing and planned land uses", Utilization of Conservation/Open Space designations RESOLUTION NO: 09-2088 ' PAGE 3 consistent with LU 10, to "Promote a pattern of land use that protects the integrity of existing � land uses, area resources and infrastructure and involves logical jurisdictional boundaries with adjacent communities and the County" consistent with LU11; and consistency with economic development goals as specified in the Economic Development Element as related to allowed uses in the Regional Commercial District, specifically ED4 and ED5, and is therefore desirable to implement the provisions of the General Plan. B. The proposed changes to the General Plan and concurrent Development Code Amendments to Title 16 provide adequate opportunities for needed Public Facilities and more opportunities for residential use, and will not adversely affect the public health, safety, and welfare or result in an illogical land use pattern. C. The proposed changes to General Plan and Development Code revisions to Title 16 satisfy Section 16.36.010 of the Development Code, which states "It is the purpose of this chapter to provide regulations that implement those goals, objectives and policies, and that are aimed toward the provision of adequate and appropriate commercial areas within the City". D. The proposed changes to General Plan and Development Code are consistent with the Program EIR prepared for the 2001 General Plan Update, and although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent and a Mitigated Negative Declaration has been prepared in accordance with CEQA. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission recommends to the City Council of the City of Arroyo Grande that General Plan Land Use Map amendments and amendments to policy in LU7-4 as shown in Proposed Exhibits "A" and "B" be approved and that the Development Code and Zoning Map be amended including Sections 16.12.170 B and 16.36.030(A) as provided in Proposed Ordinance Exhibits "A" and "B" attached hereto and incorporated herein by this reference, excepting therefrom any changes to land use designation or rezoning proposed for Subarea 2, Hillcrest Reservoir #2 vicinity. RESOLUTION NO. 09-2088 PAGE 4 On motion by Commissioner Ray, seconded by Commissioner Ruth, and by the following roll call vote, to wit: . AYES: Commissioners Ray, Ruth, Barneich and Brown NOES: None ABSENT: Commissioner Keen the foregoing Resolution was adopted this 1 st day of September 2009. ATTEST: , . . DEBBIE WEICHINGER, SECRETARY TO THE COMMISSION ROB RONG, � COMMUNITY DEVE O MENT DIRECTOR CA EN RAY, C IR GENERAL PLAN AMENDMENT CASE 09-001 RESOLUTION EXHIBIT "A" Amend General Plan text (page LUE —13): Land Use Element Regional Commercial and Business Park Policy LU7-4 as foilows: Freestanding restaurants serving the traveling public, and automobile sales of a regional nature such as dealerships, may also be included as conditional uses in the RC or BP areas. Freestanding or drive-through fast-food restaurants are allowed in the RC or BP areas subiect to consideration of potential air qualitv and aesthetic impacts. Conference facilities are a priority and are encouraqed in conlunction with overniqht commercial lodqinq facilities. Delete last sentence: "Freestanding or drive through fast-food restaurants and overnight commercial lodging facilities without conference facilities shall be prohibited in RC and BP areas." MAP EXHIBIT "B" Attached Subarea 1: Change from "County Residential Suburban" to City Sphere of Influence and include within Urban Reserve Line and City limits upon annexation, designate hillside portion to "Low Density (LD) Residential" and storm drainage ponding basin area to "Community Facilities/Public Facility (PF)" Subarea 2: Deny proposed changes east 1.0 acre of Hillcrest Reservoir No. 2 site from "Community Facilities to Public Facility (PF) and 1.0 acre of adjoining EI Camino � Real "Mixed Use (MU)" area to "Multiple Family Residential Medium High Density (MH)" (See separate Resolution for Recommendation of Denial.) Subarea 3: Exclude the "Medium High Density, Mobile Home Parks, MHP" from the City's Urban Reserve Line, on east side of Halcyon Road near The Pike Subarea 4: Change northeast 1.0 acre on Old Ranch Road near West Branch Street from "Community Facilities/Public Facility (PF)" to "Single Family Residential, Medium Density (MD)" Subarea 5: Change north 2.0 acre at South County Regional Center at West Branch Street on Rodeo Drive from "Community Facilities/Public Facility (PF)" to "Multiple Family Residential (MF), Medium High Density (MH)" and 1.0 acre south corner of Rodeo and Mercedes Drives from "Community Facilities/Public Facility" to "Single Family Residential, Low-Medium Density." Subarea 6: Change Poplar Street ponding basin at south Courtland from "Mixed Use (MU)" to "Community Facilities/Public Facility (PF)" Subarea 7: Change southeast corner of Mason Street and East Branch Street from "Mixed Use/Village Core (VC)" to "Community Facilities/Public Facility (PF)" and southeast corner of Short Street and East Branch Street from "Community Facilities/Public Facility (PF)" to "Mixed use (MU)Nillage Core (VC)". General Plan Map Updates EXHIBIT B THIS SPACE INTENTIONALLY LEFT BLANK - Agnwlture � Community Facilities � SFR Low Density � SFR Medium Density � MFR High Density ���� Mixetl-Use O ORCe Pmfessional - Conservation Open Space � SFR Very Low Density Q SFR Low-Medium Density Q MFR MediurrvHigh Densiry - MFR Very High Density � Vllege Coro - Regionel Comme a Current Land Use Designation (if any) Shown in Italics, Proposed Land Use Designation Shown in Color DRAFT ORDINANCE NO. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ARROYO GRANDE AMENDING DEVELOPMENT CODE SECTIONS 16.12.170B REGARDING USES PERMITTED IN THE REGIONAL COMMERCIAL, RC, ZONING DISTRICT ONLY AND AMENDING ZONING MAP AS IDENTIFIED BY EXHIBITS `A' AND `B' FOR CONSISTENCY WITH THE GENERAL PLAN AS RESOLVED FOR GPA/DCA 09-001, INITIATED BY THE CITY OF ARROYO GRANDE WHEREAS, the City Council of Arroyo Grande adopted the updated General Plan, which became effective on October 9, 2001, and which includes the Housing Element adopted in 2003 and updated on March 8, 2005; and WHEREAS, the City has a responsibility to assure adherence to the General Plan in meeting the needs and desires of the residents and the community and there are underutilized lands under City/County and private ownership that if re-designated and rezoned could result in infill housing opportunities and still maintain adequate land for Public Facilities; and WHEREAS, on March 3, 2009, the City Planning Commission initiated Pre-zone, Annexation, Sphere of Influence Amendment, General Plan Amendment and Development Code Amendment 09-001; and WHEREAS, the Planning Commission conducted public hearings on GPA/DCA Case No. 09-001, including revisions on April 7 and continued to May 5, July 7, July 21, August 18 and September 1, 2009; and WHEREAS, on May 26, 2009 the City Council approved a Memorandum of Understanding with the County of San Luis Obispo to acquire property for a new Police Station and to sell property to generate funding for the Recreation Center project contingent upon consideration of the subject General Plan and Development Code amendments and associated tentative maps; and WHEREAS, On July 7, 2009 the Planning Commission determined that there are additional clean up amendments necessary for additional flexibility to allow retail and recreation uses in the Regional Commercial District, including drive through restaurants; and that there is an inconsistency within the City's Municipal Code regarding the definition of "Agricultural Land"; and WHEREAS, the Community Development Department has conducted CEQA initial studies and concluded that environmental impacts associated with the project will be mitigated to less than significant as outlined in a draft Initial Studies and Mitigated Negative Declaration dated and recirculated July 1, 2009; and ORDINANCE NO. PAGE 2 WHEREAS, the Planning Commission, after public hearing, consideration of the draft Mitigated Negative Declaration, all testimony and evidence presented, finds the Mitigated Negative Declaration appropriate and adequate pursuant to State and local CEQA laws and guidelines; and WHEREAS, the Planning Commission, after public hearing, consideration of the staff report, all testimony and evidence presented finds the proposed land use and zoning map changes as shown on Exhibits A and B to be appropriate and consistent with the intent of 2001 General Plan Update adopted policies, specifically those policies in the Housing Element and Land Use Element; and excepting therefrom changes proposed for Subarea 2, Hillcrest Reservoir # 2 vicinity; and WHEREAS, after consideration of all testimony and all relevant evidence, the Planning Commission has determined that the following General Plan Amendment findings can be made in an affirmative manner: 1. The proposed amendments of GPA/DCA Case No. 09-001 to the 2001 General Plan land use element designation provides consistency with the goals, objectives, policies and programs of the General Plan and is specifically consistent with the 2005 Housing Element Housing Opportunity Site Inventory; and 2. The proposed amendments of GPA/DCA Case No. 09-001 will not adversely affect the public health, safety, and welfare, and 3. The proposal has been reviewed in compliance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo Grande Rules and Procedures for Implementation of CEQA and the Planning Commission has determined that the proposed project is described and included in a draft Initial Study and Mitigated Negative Declaration dated and recirculated July 1, 2009; and WHEREAS, after due study, deliberation and public hearing, the Planning Commission finds that the following circumstances exist: A. The proposed changes to General Plan policy and map and consistent Development Code Amendments in zone and revisions to Title 16 will satisfy Objective LU3 of the Land Use Element of the General Plan, which requires the City to "Accommodate a broad range of Multiple Family Residential and special needs housing types and densities within the City"; and including LU11-1.4 to "restrict new urban single family, multiple family and mobile home uses to infill areas adjacent to existing developments of similar density"; and other policies under objectives LU3; LU9 to "Provide for . appropriate maintenance, development and placement of Community Facilities relative to existing and planned land uses", Utilization of Conservation/Open Space designations ORDINANCE NO. PAGE 3 consistent with LU10, to "Promote a pattern of land use that protects the integrity of existing land uses, area resources and infrastructure and involves logical jurisdictional boundaries with adjacent communities and the County" consistent with LU11; consistency with AG1 and AG3 and previous study, City Council determinations and zoning amendments to designate and maintain current acreage of agricultural land in the City, and consistency with economic development goals as specified in the Economic Development Element as related to allowed uses in the Regional Commercial District, specifically ED4 and ED5, and is therefore desirable to implement the provisions of the General Plan. B. The proposed changes to the General Plan and concurrent Development Code Amendments to Title 16 provide adequate opportunities for needed Public Facilities and more opportunities for residential use, and will not adversely affect the public health, safety, and welfare or result in an illogical land use pattern. C. The proposed changes to General Plan and Development Code revisions to Title 16 satisfy Section 16.36.010 of the Development Code, which states "It is the purpose of this chapter to provide regulations that implement those goals, objectives and policies, and that are aimed toward the provision of adequate and appropriate commercial areas within the City". D. The proposed changes to General Plan and Development Code are consistent with the Program EIR prepared for the 2001 General Plan Update, and although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent and a Mitigated Negative Declaration has been prepared in Accordance with CEQA. WHEREAS, the Planning Commission held public hearings on April 7, July 7, July 21, August 18, and September 1, 2009 and recommended approval of General Plan Amendments/Development Code Amendments Case No. 09-001 including proposed amendments to the Arroyo Grande Municipal Code for General Plan consistency; and WHEREAS, the City Council on 2009 conducted and public hearings on the GPA/DCA recommendations of the Planning Commission consideration of the staff reports, draft Initial Study and Mitigation Negative Declaration and finds after due study, deliberation and hearing the following circumstances exist: 1. The proposed changes in land use designation and revisions to Title 16 will increase both Multiple Family Residential and Single Family Residential opportunities for a broad range of housing types and densities consistent with Land Use Element and Housing Element policies, including LU3, LU4, LU11-14, ORDINANCE NO. PAGE 4 2. The proposed changes, although reducing land use designated for Public Facilities provides adequate area to provide for appropriate maintenance, development, and placement of Community Facilities relative to existing and planned land uses consistent with Land Use Element policy LU9, and will not adversely affect the public health safety and welfare or result in an illogical land use pattern. 3. The proposed changes of zones and revisions to Title 16 are within the scope of the Program EIR prepared for the 2001 General Plan Update and a draft Initial Study and Mitigated Negative Declaration has been prepared in accordance with CEQA. 4. The proposed changes of zones and revisions to Title 16 are necessary to maintain consistency with the General Plan as amended by proposals of GPA/DCA Case No. 09-001. NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of Arroyo Grande as follows and outlined in Exhibit `A'. Section 1: The above recitals and findings are true and correct. Section 2: Table 16.36.030(A) uses. Uses permitted within Mixed Use and Commercial Districts are hereby revised for the Regional Commercial, RC, district only as specifically set forth in Exhibit "A'. Section 3: The boundaries of the zoning districts established pursuant to Section 16.24.010 are hereby revised as outlined below for five (5) of the seven (7) Subareas considered by GPA/DCA 09-001; itemized in Exhibit `A' and as illustrated on map Exhibit `B' attached hereto and made a part hereof. 1) Subarea 1, Pearwood Avenue/Huasna Road area: Prezone for annexation from County Residential Suburban to Residential Hillside, PH District and Public Facilities, PF as shown on Map Exhibit 'B'. 2) Deny changes to Subarea 2, Hillcrest/Reservoir No. 2 area. No zone change. 3) Subarea 3, South Halcyon Mobile Home Parks near The Pike: Remove from City's Urban Reserve and Sphere of Influence boundaries. 4) Subarea 4, City's Recreation Center site east of Old Ranch Road and West Branch Street area: Rezone northeast 1.0 acre portion from Public Facility, PF, to Single Family, SF, Residential District as shown on Map Exhibit `B'. 5) Subarea 5, South County Regional Center area near West Branch Street/Rodeo Drive and Mercedes Drive area: Rezone 1.0 acre portion from Public Facility, PF, to Residential Suburban, RS, District and ORDINANCE NO. PAGE 5 6) 7) Rezone 2.0 acre portion triangular frontage on Rodeo Drive from Public Facility, PF, to Multiple Family, MF, Residential District as shown on Map Exhibit `B'. Subarea 6, South Courtland/Poplar Street Ponding Basin: Rezone from Gateway Mixed Use, GMU to Public Facility, PF, as shown on Map Exhibit `B'. Subarea 7, City Hall Complex near East Branch Street near Short and Mason Streets: Rezone southeast corner of Short and East Branch Streets from Public Facility, PF, to Village Core Downtown, VCD, and rezone southeast corner of Mason and E. Branch Streets from Village Core Downtown, VCD to Public Facility, PF, a shown on Map Exhibit `B'. Section 5: If any section, subsection, subdivision, paragraph, sentence or clause. Section 6: Upon adoption of the ordinance, the City Clerk shall file a Notice of Determination pursuit to CEQA. Section 7: A summary of this Ordinance and Map Exhibit `B' shall be published... Section 8 : This Ordinance shall take effect and be in full force and effect thirty days after its passage. On motion by Council Member by the following roll call vote, to wit: AYES: NOES: ABSENT: , seconded by Council Member , and the foregoing Ordinance was adopted this day of 2009. ORDINANCE NO. PAGE 6 TONY FERRARA, MAYOR ATTEST: KELLY WETMORE, CITY CLERK APPROVED AS TO CONTENT: STEVE ADAMS, CITY MANAGER APPROVED A TO FORM: TIMOTHY J. CARMEL, CITY ATTORNEY � DEVELOPMENT CODE AMENDMENT CASE NO. 09-001 ORDINANCE EXHIBIT "A" Table 16.36.030(A) Uses Permitted Within Mixed Use and Commercial Districts IMU = Industrial Mixed Use District (EI �FOMU = Fair Oaks Mixed Use District Camino) , U= Traffic Way Mixed Use District �HMU= Highway Mixed Use District VCD = Village Core Downtown District _ __ VMU = Village Mixed Use District GMU �= Gateway Mixed Use District � P = Permitted Use ............ ........ ................ ... .... ............. .......... CUP = Conditional Use Permit �P19�€; ., . � �� � �F P = Not Permitted OMU =0ffice Mixed Use District RC = Regional Commercial District HCO = Historic Character Overlay District (Design Overlay District 2.4) MUP = Minor Use Permit D= Not permitted in pedestrian snted storefront locations on ground �r facing E. Grand Avenue�e� st/West Branch Street or pnme`�efai Permit Required By District � All new commercial buildings or third-story components require a CUP ;C.INDUSTRY, �____.�._._._ .. ; _. _� �......_ _�,_,. MANUFACTURING AND PROCESSING, ` RC WHOLESALING, STORAGE ', _... _ ._.. ___._..___ , �_....... ;Agricultural product ' NP ,16.52.095 , ;processing ' _ . _. _ ... _..._ Construction yard � NP 16.52.095 ' D riv e- thru services WW V � ��� _ �; CUP �� �Furniture and�fixtures � N �,16.52.095 �� � _�. ,,,, . , ._. �. .� � manufacturing, cabinet shop _......_. _..._... ;._._.. ,._..... _..........._.. Industrial researcfi and ; NP :16.52.095 development . _ ��-�._ . _ .. .... . ..._ �__�__ _ __ ___ _ , � _ ..... �v.�. �. _,,,.,.. Laboratory — Medical, ° NP 16.52.095 analytical, research and developm , Manufacturing or Processing � NP m �16 52.095 i— Light � __. .__ .. ... _____._.� � ... __._._ ��_____..,...____ 16.52.0 �� � _...�_.__. Printing and publishing � NP 95 __ ................................................ ..................................:.................................�.............................................. Recycling — scrap and ' NP `16.52.095 ;dismantling yard '��Recycling — Small collection � MUP '16.52.095 -���� �� facility ; ; __ �Storage – Outdoor � � � � �� NP �i16.52.095 � :................. _ _ ......................._...._.._ ..............._.._....._.................._..._....._..._.._..................._;.............__.............._,............................................................____......... Storage (mini – storage) ? NP !16.52.095 Wholesaling and distribution mT .W (aIR J-m 16.52.095 ! CU:P Winery _ _ _,,._�,.______----__�._,.'� A� _.....-16.52.095 __ a GUP.., __.._._���....._...._. _._ _.._...�.._ _..._... ..__.__._ _._ __,___.__.--- ___..__--- D. RETAIL TRADE ___r. _ . ..�. _ . .....__ _. _�__. � _ ......._�_. Accessory retail uses P Subject to iBusiness �License �clearance NP iSubject to �Section � 16.52.030 ;for location ;paramete :rs and �developm �ent ;standards _.....—_ ---._ � _._. � �. ;Alcoholic beverage sales � CUP �Artisan shop � i AJ� � CUP% PED ... ._.___ _..........._ ___._ __ �.,� � .�__. _.. _ ..__._ _. .___. !Auto, vehicle and heavy NP ;equipment sales & rental + Auto, vehicle parts sales w/ � ' CUP � installation services , vehicle parts sales �ut installation services 16.52.060 16.52.070 CUP �PED=Use :not `allowed within 200 feet of E. ;Grand .Avenue Frontage Building and landscape � MUP materials sales-indoor _ ... ...... : ....... . .. ..... !Convenience store ; MUP , _ . __... . _. _._ __ _._.. Drive-through retail � A1R '16.52.090 � CUP sLU7-4 �.___.� _ __�,.,,._ ..�,�,_„�._�._ ---_.._�__�_ � ____r�r...,_„_ Extended hour retail ; MUP ; _ ... _....... _.._ . ... ......... . _... .... Farm supply and feed store � CUP ............................. .................................................... .....................................................................................................:....................... _... Farmers market � CUP � _.._._...__— ,.__. � �_.__.._. ;Formula Business � � ""� ; ������_ uel dealer (propane for NP ome and farm use) � 1 � � . ,, .. Gas station mm � _.________._._._ � _ � ._ N� ;16.52.170 . CUP. ' __.__ . ..� _... � _ _ __ .__. �..__.. _____� __�._____._ r____ . . ._______ __ _____ General retail 5,000 sf or less P ; Section 8.38 P-Subject Business License clearance General retail - 5,001 to 19,999 sf P ;Section ;8.38 ;P-Subject Business License clearance 'General retail - 20, 000 sf to P 102,500 sf Note: Maximum Building Size per/distric t, Section 16.52.220 and Section 8.38 NP Subject to Section ' 16.52.030 location paramete rs and standards Groceries, specialty foods-20, �� MUP � i000 sf or less � . ... ... __.r�. . .. �_._ _ ___._.�.__. . _.__.... _...__,,......_.._._. Grocenes, specialty foods CUP 20,000 sf to 102,500 sf Outdoor retail sales and� � � CUP acti vities Mobile home, boat, or RV ��' NP sales _ ..........................._............................................._..__ . ............._..................._... .... ........................_. :.._..............._......_... Produce stand 1a1-R CUP Note: Maximum Building Size per/distric t and Section 16.52.220 16.52.220 Restaurant, cafe. Coffee shop �; CUP 16.52.180 'LU7-4 ______�__.�_-------.._____.._...----- —,._____��__ _ Second hand store � NP � Shopping c enter � � CUP � _�,� __ _....�.........� �_ .....�, � ..._.....� __.__.m �.........._.. _�_.._�_...�.. `Warehouse retail CUP 16.52.160 ,—_........_._......_..._... �__.........____ . __.___._.._. _...__�..�._.__..----.__ ... _._ , ------.___- ,----_._.__�..._�..—_____._. E. RECREATION, � EDUCATION & PUBLIC � ASSEMBLY USES Bar/tavern/night club Club, lodge, private meeting hall Commercial recreation or sports facility — Indoor ; CUP : NP �_ ,� -:-- ;� ;GU'R/ ; P_ED _..._...._ _.. _ . Commercial recreation or ' NP � ;sports facility — Outdoor .�,,� _ �..�._-.__ . �. _. �.__.___�_ _____ �._� _...,_...����. �_.�. Community center NP � _ _...., _---..._ ... __�____....... . ..._______ �._.__; __ _.._._, __.. � __ Conference/convention : CUP ' facility _.. _ ;Equestrian facility NP �__�__ ...�..___�_ . ............_. �.._.._....,..,.,�,,,,,,,.,, ___._._..._..._,.�.......�...____._ _ Fitness/health facility ; CUP : ;-----.._.._._,..._____ _.........__----_._.__...__...__ .__._.--.----�_—.__----._.__�_.__�._..---- Library, museum � NP � ...._.... _ : ....... _ _. .. Park, playground ; NP �._.��.._.._..�....__.,,,,�,.__�__�_�_ �...�.�...._._ ..............__.,__,—___.___. w __ ___ _._ Religious facility NP � , _ .. _.__._..__..__.��....�_...___.._...__----- __._.._..__..� _____.__. . ,�_... ��._.�_ �________._ _._ _ _.._____._. School — Elementary, NP ' !middle, secondary � ' __. _ _........... ;School — Specialized : NP ' education/trainin � _ ,..... . , � _..__. _._.__ ____ _._....�.._. _ ,� _ . ,_...._ .___.__ _ � �. 'Studio — art, dance martial �tR arts, music, etc. MUP/ ; � 'PED ; � I � ,U � �_._J Zoning Map Updates THIS SPACE INTENTIONALLY LEFT BLANK - Agriculture - Agriculture Preserve O Residential Estate � Residential Hillside O Residential Rural O Residential Suburban � Single Family � Vllage Residential Q Multi-Family O Multi-Family Apartment � Mobile Home Park - Multi-Family Very High Density � Planned Development O Gateway Mixed-Use �� �= Fair Oaks Mixed-Use - Highway Mixed-Use - Ullage Mixed Use - Vllage Core Downtown - Traffic Way Mixed-Use O Industrial Mixed-Use O Office Mixed-Use � Regional Commercial O Public Facility Current Zoning (if any) Shown in Italics, Proposed Zoning Shown in Color EXHIBIT B