South Broad Street Corridor Plan - the City of San Luis Obispo

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South Broad Street Corridor Area Plan – PC Hearing Draft February 2012 Chapter 3: DEVELOPMENT STANDARDS 3.1 OVERVIEW AND INTENT This Chapter identifies the standards and requirements for new buildings (new construction), and significant additions (an addition with at least 50% floor-area of the existing building) and substantial remodels (50% of value…) to buildings in each zone within the Area Plan in order to ensure proposed development is consistent with the City's goals for building form, character, and quality. The applicable standards for a building are determined by Building Types as summarized in Table 3.1, Allowed Building Types by Street Frontage. Development within the planning area shall comply with the development standards described below for the appropriate zone and street type. Where no standards are listed, other pertinent City development regulations shall apply, including but not limited to the Zoning Regulations, Subdivision Regulations, Community Design Guidelines, and Parking and Driveway Regulations. Those properties designated as Existing Zoning which rezone to C-S or C-R shall be subject to Table 2.1, Table of Allowed Uses. 3.2 APPLICABILITY Each proposed improvement and building shall be designed in compliance with the standards of this Chapter for the applicable district, except for public and institutional buildings, which, because of their unique disposition and application, are not required to comply with these requirements and shall be reviewed for consistency with the Community Design Guidelines through the architectural review process. 3.3 GUIDING PRINCIPLES The following provisions apply to all parcels within the planning area, except as noted: Density. The maximum density allowed by the Airport Land Use Plan (ALUP) for the Area Plan is 18 d.u./acre for residential and 150 persons/acre for commercial. The densities anticipated within the Area Plan are approximately 3 d.u./acre for residential development and 52 persons/acre for commercial development, which is substantially less than allowed by the ALUP. These estimates are based on ALUP land use densities and a development capacity study completed by the City for the Area Plan. Building Façades. Building façades should be designed to define the spatial and architectural character of the street. Individual Open Space. Entry courtyards, patios, stoops, and balconies should be adjacent to Entry Streets, Village Streets, and Village Courts to provide individual open space, and to promote safe streets and walkable neighborhoods. Block Development Pattern. Much of the planning area was subdivided in 1888. This subdivision established a grid lot and block pattern in the northern portion of the planning area, with 40-foot-wide by 140-foot-deep lots as the standard. These narrow lots were well suited for small houses but make development of conventional commercial and multi-family housing difficult. Lot assembly or merger will be the most effective way to achieve the Area Plan’s objectives and to promote infill housing and commercial development. Figure 3.1 shows a typical block development pattern with a mix of standard (40-foot width) and oversize (wider than 40-foot) parcels. 35
South Broad Street Corridor Area Plan – PC Hearing Draft February 2012 Residential Uses on the Ground Floor. Most lots in the planning area are less than the standard lot size requirement of 9,000 square feet for lots zoned C-S and C-R. Consequently, they are difficult to develop efficiently with mixed-uses and adequate off-street parking. Within the Area Plan, new dwellings must be located above the ground level, except in the following cases: 1) on legal lots with dwellings existing at the time of plan adoption, or 2) on legal, conforming lots of at least 9,000 square feet or two 40-foot by 140-foot lots combined side-by-side (lot sides abutting, whichever is larger). Figure 3.1 Block Development Pattern The area’s unique character is due, in part, to the pattern, size, and shape of existing lots. To retain that character, development of 40-foot-wide lots is allowed with appropriate building types, as described in Table 3.1. Figure 3.1 shows a typical block development pattern, with build-to lines, building areas, setbacks, reciprocal access ways, and parking areas. 3.4 BUILDING TYPES BY STREET TYPE Table 3.1 indicates the Building Types allowed, according to the building’s primary street frontage. For lots with multiple street frontages, the primary street frontage refers to the highest intensity street the property fronts on, as shown in Table 3.1. Each proposed building shall be designed according to the form-based codes identified per the district in which the property is located. 36
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South Broad Street Corridor Plan - the City of San Luis Obispo

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