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City Council Staff Report (2018-07-03) City Council Report TITLE: Initiation of a Zoning Code Text Amendment to Adopt a New Land Use Table for the C-3 (Central Business District) Zoning District. (Roll Call Vote) RECOMMENDED ACTION That the City Council initiate a Zoning Code Text Amendment to adopt a new land use table for the C-3 (Central Business District) Zoning District. BACKGROUND At its meeting of May 15, 2018, the Council discussed a revised approach to managing Downtown land uses including new definitions and creation of a new land use table for the C-3 Zoning District, as provided on the following page (also reference Attachment 1 – City Council Staff Report). The Council continued the meeting and requested staff prepare a table comparing the uses currently allowed and those that would be allowed under the expanded list. This table is provided as Attachment 2. The native Excel file may also be downloaded at this link. DISCUSSION Based on the proposed new land use term of "pedestrian-oriented activities," the land use comparison table identifies a variety of land uses that are currently prohibited that would now be allowed.1 These include a variety of business types such as meat markets, video rental stores, sign shops, travel agencies, tanning studios, laundromats, indoor amusement centers, music stores, pharmacies, and printing shops. Other uses that currently require a Conditional Use Permit would now be permitted outright, including arcades, spas, theaters, grocery stores and convenience markets. Lastly, some uses, including studios, personal services, and tutoring/instruction that are currently relegated to the side streets (i.e., not on Campbell Avenue) would now be allowed anywhere in the C-3 Zoning District. However, as discussed at the Council meeting, the purpose of the new approach is not to simply allow land uses that are already identified in some manner by the City's Zoning Code. That could be accomplished by including additional uses to the allowable 1 The land use table was modified from the May 15, 2018 meeting to include ATMs, hotel/motel/B&Bs, outdoor retail sales and activities (stand-alone use), and wireless telecom uses. Item: 5 Category: OLD BUSINESS Meeting Date: July 3, 2018 5 Packet Pg. 20 C-3 Zoning Code Text Amendment Page 2 of 5 list, as had previously been considered by the Council. Rather, by establishing a broad new category of land use—"pedestrian-oriented activities"—the Zoning Code can expand and provide flexibility to new business concepts in a manner that is not currently possible. The traditional understanding of zoning holds that if a land use is not specified it is prohibited, which tends to restrict new business concepts or those that blend of various activities together. The new approach would aim to overcome this limitation by focusing on the characteristics of land use rather than trying to fit every business concept into a defined category. This approach is not without some degree of risk. Although the "pedestrian-oriented activities" land use would be tied with its opposite, "incompatible activities," which would aim to prohibit undesirable uses, it is foreseeable that a business found to be pedestrian-friendly may nonetheless be objectionable. As such, implementation would require careful monitoring to ensure that what is permitted is in fact facilitating the pedestrian-oriented and family-friendly vision for the Downtown. Incremental refinement of the new definitions and land use table may be necessary as the City learns what works and what does not. New Definitions: "Incompatible Activities" means any land use not identified in Table 2-11A (Land Use Table) or that incorporates one or more of the following characteristics, as determined by the Community Development Director in compliance with Section 21.02.020.F (Allowable uses of land):  Services offered by a "body art" practitioner as governed by California Health and Safety Code sections 119300-119324 (i.e., tattoo parlors and similar uses);  Services offered by a deferred deposit transaction "licensee" as governed by California Financial Code sections 23000-23106 (i.e., payday lenders and similar uses);  Services offered by a "check casher" as governed by California Civil Code sections 1789.30-1789.38 (i.e., check cashing and similar uses);  Services offered by a "pawnbroker" as governed by California Financial Code sections 21000-21307 (i.e., pawnshops and similar uses);  Services offered by a "secondhand dealer" or "coin dealer" as governed by California Business and Professions Code sections 21500-21672 (i.e., secondhand/thrift stores, consignment shops, gold buying, and similar uses);  Services offered by a practitioner of hypnotism or an occult science requiring a permit pursuant to Chapter 5.08;  Services requiring a massage establishment permit pursuant to Chapter 5.48;  Storage of industrial vehicles; 5 Packet Pg. 21 C-3 Zoning Code Text Amendment Page 3 of 5  Storage or warehousing of merchandise or products unrelated to on-site retail sales;  Outdoor storage of merchandise or products;  Assembly, compounding, manufacturing or industrial processing of merchandise or products;  Breeding, harboring, raising, or training of animals;  Repair, maintenance, or sale of motor vehicles;  Service to consumers within a motor vehicle (i.e., drive-through lane, drive- up window, or drive-in service);  Smoking or vaping of tobacco products (as defined by Chapter 6.11);  Cultivation, processing, sale or dispensing of Cannabis ("marijuana" as defined by Chapter 8.38 and 8.40); or  Emission of dust, fumes, glare, heat, liquids, noise, odor, smoke, steam, vibrations, or similar disturbance which is obnoxious or offensive or creates a nuisance. "Pedestrian-Oriented Activities" means any land use or combination of land uses that incorporate all of the following characteristics as determined by the Community Development Director in compliance with Section 21.02.020.F (Allowable uses of land). This definition specifically includes retail stores, grocery stores, personal services, spa services/health spa, restaurants, indoor amusement centers, and studios as defined by Chapter 21.72 (Definitions).  Provides or offers food, beverages, retail goods, services, instruction, and/or entertainment to the general public;  Is open to the general public on a regular basis;  Is conducted within the interior of a building, except for outdoor displays and outdoor dining areas as allowed by this section;  Maintains a transparent storefront open to the interior of the business and/or onto a merchandise display; and  Is not otherwise classified as an incompatible activity as defined by this Chapter. Land Use Table: The proposed land use table specifies land use allowability as either Permitted (P) (allowed with a business license), Conditional (C) (requiring a Conditional Use Permit), or Prohibited (-) and whether allowed on the ground or upper floors. Table 2-11A Land Use Table – C-3 Zoning District ALLOWABLE LAND USES GROUND FLOOR UPPER FLOORS Pedestrian-Oriented Activities P - 5 Packet Pg. 22 C-3 Zoning Code Text Amendment Page 4 of 5 Table 2-11A Land Use Table – C-3 Zoning District ALLOWABLE LAND USES GROUND FLOOR UPPER FLOORS Professional Offices - P Banks and Financial Services C P Medical Services, Clinics - C Apartments (ground floor lobby/leasing office) C C Liquor Establishments (primary or ancillary to another use) C - Liquor Stores (primary or ancillary to another use) C - Banquet Facilities - C Outdoor Retail Sales and Activities (stand-alone use) C - Automated Teller Machines (ATM) P - Hotel/Motel/Bed and Breakfast Inn C C Late Night Activities (in association with any use) C C Incompatible Activities - - Wireless Communication Facilities May be allowed in compliance with Campbell Municipal Code Chapter 21.34 (Wireless Communications Facilities) NEXT STEPS If the Council initiates the Zoning Code Text Amendment, staff will begin preparation of a draft ordinance. In addition to the new definitions and land use table, the ordinance will also include revised Downtown signage standards as previously discussed. The draft ordinance will be presented to the Planning Commission for a formal recommendation prior to be brought forward to the City Council. Prepared by: Daniel Fama, Senior Planner Reviewed by: Paul Kermoyan, Community Development Director 5 Packet Pg. 23 C-3 Zoning Code Text Amendment Page 5 of 5 Approved by: Brian Loventhal, City Manager Attachment: 1. Attachment 1 - City Council Staff Report, dated May 15, 2018 2. Attachment 2 - C-3 Land Use Comparison Table 5 Packet Pg. 24 City Council Report TITLE: Initiation of a Zoning Code Amendment to Adopt a New Land Use Table and Revised Sign Standards for the C-3 (Central Business District) Zoning District RECOMMENDED ACTION That the City Council initiate a Zoning Code Amendment to adopt a new land use table for the C-3 (Central Business District) Zoning District. BACKGROUND Starting in late 2012, staff was tasked with researching how other cities control land use in a downtown environment. This was done in response to Council and community concerns that too many restaurants were displacing retailers, diminishing the Downtown's traditional retail character. Previous Meetings: The Council and Planning Commission have held multiple study sessions and public hearings to consider potential ordinance and policy changes that could address this perceived imbalance. In order to assist the Council's understanding of these meetings, a chronology is provided in Attachment 1 (all previous reports can be accessed by clicking the blue hyperlinks). Ad Hoc Committee: At the conclusion of the City Council's August 15, 2017 meeting, an ad-hoc committee was appointed to provide further direction to staff. At the committee's meeting of October 17, 2017, staff discussed that the Economic Development Division would prepare a report analyzing other comparable downtowns to provide additional information and perspective. Additionally, staff would review the potential of simplifying the list of allowable land uses by merging the various redundant uses into fewer categories and identifying land uses by features and characteristics. Other suggestions offered to staff included preparing a list of uses that would not be permitted. Benchmark Study: Included as Attachment 2 is the Downtown Mix of Uses Benchmarking Study that compared the downtowns of Campbell, Los Altos, Los Gatos, Mountain View, Saratoga (village), and Willow Glen (San Jose). The study included a numeric count of business storefronts at the street-level of each downtown's main street(s) as well as a comparison of land use composition, sales tax revenue, and Police calls-for-service. In terms of a balance of uses, the "bottom line" conclusion of the report is that Downtown Campbell's proportion of restaurants (18%) is in line with Item: 18 Category: OLD BUSINESS Meeting Date: May 15, 2018 18 Packet Pg. 80 5.a Packet Pg. 25 Attachment: Attachment 1 - City Council Staff Report, dated May 15, 2018 (1210 : C-3 Zoning Code Text Amendment) C-3 Zoning Code Amendment Initiation Page 2 of 5 the average (20%) of surveyed communities. Moreover, Downtown Campbell has a greater proportion of retailers (28.8%) than the average (20%). DISCUSSION The following discusses a revised approach to managing land use in the Downtown including creation of a new land use table and definitions. Land Use Definitions: At its previous meeting, the Council expressed a desire to develop a list of prohibited uses; specifically those uses that did not further the vision of a pedestrian-oriented and family-friendly downtown. This approach was based on the idea that by identifying and prohibiting only undesirable uses the Zoning Code would be more accommodating to new or novel business ideas. However, as staff began to develop this list staff realized that the list of prohibited uses would be excessively long and be bound to be incomplete. This approach would be a significant change to the basic protection of the existing Zoning Code—that if a use is not specifically allowed it is prohibited. Taking the prohibited use approach would mean that the City would lose its ability to prevent an undesirable use that had not been explicitly prohibited. Such a zoning structure would also be inconsistent with the organization of the Zoning Code's other districts where lists of permitted, conditionally permitted, and prohibited uses are clearly written. To avoid these shortfalls while still responding to the Council's direction, staff has taken a hybrid approach that creates a broad new category of prohibited uses termed "incompatible activities". As defined, below, "incompatible activities" would include several clearly undesirable uses (e.g., tattoo parlors, payday lenders, etc.) as well as any use that incorporates certain undesirable characteristics such as outdoor storage or manufacturing. To provide greater clarity, "incompatible activities" would be juxtaposed with a new category of allowable uses, similarly defined has incorporating certain desirable characteristics, termed "pedestrian-oriented activities." By creating two broad categories of land uses—one prohibited and one allowed—the C-3 zoning district can allow enhanced flexibility for new business concepts, while still providing the City adequate safeguards against undesirable uses. New Definitions "Incompatible Activities" means any land use not identified in Table 2-11A (Land Use Table) or that incorporates one or more of the following characteristics, as determined by the Community Development Director in compliance with Section 21.02.020.F (Allowable uses of land):  Services offered by a "body art" practitioner as governed by California Health and Safety Code sections 119300-119324 (i.e., tattoo parlors and similar uses);  Services offered by a deferred deposit transaction "licensee" as governed by California Financial Code sections 23000-23106 (i.e., payday lenders and similar uses); 18 Packet Pg. 81 5.a Packet Pg. 26 Attachment: Attachment 1 - City Council Staff Report, dated May 15, 2018 (1210 : C-3 Zoning Code Text Amendment) C-3 Zoning Code Amendment Initiation Page 3 of 5  Services offered by a "check casher" as governed by California Civil Code sections 1789.30-1789.38 (i.e., check cashing and similar uses);  Services offered by a "pawnbroker" as governed by California Financial Code sections 21000-21307 (i.e., pawnshops and similar uses);  Services offered by a "secondhand dealer" or "coin dealer" as governed by California Business and Professions Code sections 21500-21672 (i.e., secondhand/thrift stores, consignment shops, gold buying, and similar uses);  Services offered by a practitioner of hypnotism or an occult science requiring a permit pursuant to Chapter 5.08;  Services requiring a massage establishment permit pursuant to Chapter 5.48;  Storage of industrial vehicles;  Storage or warehousing of merchandise or products unrelated to on-site retail sales;  Outdoor storage of merchandise or products;  Assembly, compounding, manufacturing or industrial processing of merchandise or products;  Breeding, harboring, raising, or training of animals;  Repair, maintenance, or sale of motor vehicles;  Service to consumers within a motor vehicle (i.e., drive-through lane, drive- up window, or drive-in service);  Smoking or vaping of tobacco products (as defined by Chapter 6.11);  Cultivation, processing, sale or dispensing of Cannabis ("marijuana" as defined by Chapter 8.38 and 8.40); or  Emission of dust, fumes, glare, heat, liquids, noise, odor, smoke, steam, vibrations, or similar disturbance which is obnoxious or offensive or creates a nuisance. "Pedestrian-Oriented Activities" means any land use or combination of land uses that incorporate all of the following characteristics as determined by the Community Development Director in compliance with Section 21.02.020.F (Allowable uses of land). This definition specifically includes retail stores, grocery stores, personal services, spa services/health spa, restaurants, indoor amusement centers, and studios as defined by Chapter 21.72 (Definitions).  Provides or offers food, beverages, retail goods, services, instruction, and/or entertainment to the general public;  Is open to the general public on a regular basis;  Is conducted within the interior of a building, except for outdoor displays and outdoor dining areas as allowed by this section; 18 Packet Pg. 82 5.a Packet Pg. 27 Attachment: Attachment 1 - City Council Staff Report, dated May 15, 2018 (1210 : C-3 Zoning Code Text Amendment) C-3 Zoning Code Amendment Initiation Page 4 of 5  Maintains a transparent storefront open to the interior of the business and/or onto a merchandise display; and  Is not otherwise classified as an incompatible activity as defined by this Chapter. Land Use Table: Staff's approach also includes replacing the C-3 land use list with a table so that uses may be separately allowed between upper and lower floors. The intent of this distinction is to reserve the street-level primarily for "pedestrian-oriented activities". In addition to "incompatible activities" and "pedestrian-oriented activities" the land use table would still separately identify several uses that do not neatly fall into either of these new categories (i.e., apartments, offices, etc.) or that should remain subject to a Conditional Use Permit (i.e., liquor establishments) even when combined with an otherwise permitted pedestrian-oriented activity. The following C-3 land use table specifies land use allowability as either Permitted (P) (allowed with a business license), Conditional (C) (requiring a Conditional Use Permit), or Prohibited (-) and whether allowed on the ground or upper floors. Table 2-11A Land Use Table – C-3 Zoning District ALLOWABLE LAND USES GROUND FLOOR UPPER FLOORS Pedestrian-Oriented Activities P - Professional Offices - P Banks and Financial Services C P Medical Services, Clinics - C Apartments - C Liquor Establishments (primary or ancillary to another use) C - Liquor Stores (primary or ancillary to another use) C - Banquet Facilities - C Late Night Activities (in association with any use) C C Incompatible Activities - - NEXT STEPS If the Council is supportive of the revised approach, staff will begin preparation of a formal zoning code amendment. Revised sign provisions for the Downtown could also be considered at that time. The draft amendment will be brought to the Planning Commission for review and recommendation prior to the City Council action. Prepared by: 18 Packet Pg. 83 5.a Packet Pg. 28 Attachment: Attachment 1 - City Council Staff Report, dated May 15, 2018 (1210 : C-3 Zoning Code Text Amendment) C-3 Zoning Code Amendment Initiation Page 5 of 5 Daniel Fama, Senior Planner Reviewed by: Paul Kermoyan, Community Development Director Approved by: Brian Loventhal, City Manager Attachment: 1. Previous Meeting History 2. Downtown Mix of Uses Benchmarking Study 18 Packet Pg. 84 5.a Packet Pg. 29 Attachment: Attachment 1 - City Council Staff Report, dated May 15, 2018 (1210 : C-3 Zoning Code Text Amendment) Previous Meeting History  March 5, 2013 (City Council Study Session): The Council considered a comprehensive report outlining applicable City policies and standards, as well as an analysis providing an explanation for the observed shift. At the conclusion of the study session, the Council directed staff to proceed with preparation of an amendment to the Zoning Code that would require a Conditional Use Permit for conversion of existing retail space to restaurant use in the C-3 Zoning District.  July 16, 2013 (City Council Study Session): Staff presented a tailored approach that would require a Conditional Use Permit for a restaurant conversion tied with findings that would direct the Planning Commission to consider potential "over-concentration" of restaurants in the immediate area. Although the Council expressed a concern for the loss of long-term retailers, the consensus was not to proceed with a CUP permit process at that time. Instead, the Council directed staff to continue to monitor the situation.  February 17, 2015 (City Council Study Session): At the request of the Council, the issue was revisited. The Council was provided with updated information highlighting the changes over the preceding two years. The Council discussed various issues including defining an appropriate "mix of uses," the role of alcohol service, and consideration of a moratorium for new restaurants. The Council requested that the study session be continued and reconvened jointly with the Planning Commission to allow for input and discussion with the Commission.  June 16, 2015 (Joint City Council/Planning Commission Study Session): At the joint study session, the Commission and Council received public comment and had a wide- ranging discussion on the role of restaurants in the Downtown, the future of local retail, potential regulatory options, and the City's economic development efforts. At the conclusion of the meeting, there was an emerging consensus that the Conditional Use Permit requirement should be reviewed again. As a result, preparation of Zoning Code Amendment was placed on the FY2016 Work Plan for staff to bring forward within the fiscal year.  February 23, 2016 (Planning Commission Public Hearing): As directed by the Work Plan item, staff prepared a zoning code amendment that would have required approval of a Conditional Use Permit for any new restaurant, tied to specific findings intended to encourage an appropriate balance of uses, diversification of eating establishments, and to limit an "overconcentration" of restaurants in the immediate area. The Planning Commission supported the proposed amendment and forwarded a recommendation to the City Council.  March 15, 2016 (City Council Public Hearing): The Council's discussion concluded with a decision not to adopt the proposed amendment. Although there was support for a Conditional Use Permit process, the Council directed staff to review incentives that may encourage retailers as well as reviewing the list of allowable uses in the Downtown. The thought process for this direction hinged on the idea that if property owners had a broad choice of use types, the market would correct the displacement of retail. 18.a Packet Pg. 85 Attachment: Previous Meeting History (1160 : C-3 Zoning Code Amendment Initiation)5.a Packet Pg. 30 Attachment: Attachment 1 - City Council Staff Report, dated May 15, 2018 (1210 : C-3 Zoning Code Text Amendment)  February 7, 2017 (City Council Study Session): The Council held a study session to continue the ongoing discussion on the mix of uses in the Downtown. At the meeting's conclusion, the Council provided general direction and questions for subsequent follow- up, including: revise the list of allowable uses to include additional uses, provide an allowance for historic buildings to have more use flexibility, eliminate the parking exception for restaurants, modify the signage standards to allow secondary (smaller) wall signs for menu listings (and similar signs), explore electronic parking signage and a trolley system, and streamline commercial tenant improvement (TI) permits.  May 2, 2017 (City Council Public Hearing): The City Council considered a revised zoning text amendment that identified additional land uses that could be principally or conditionally permitted in response to Council direction. Public comments expressed concern that new land use types would vary from the goal of creating a vibrant Downtown. As a result of the public comment and Council deliberation, staff was directed to look at use types that were pedestrian friendly.  June 6, 2017 (City Council Public Hearing): Due to a long agenda, the item was continued without Council action being taken.  August 15, 2017 (City Council Public Hearing): Based on the Council feedback from May 2, 2017, staff presented a new land use table focused on encouraging pedestrian-oriented uses and revised signage and parking requirements. The Council felt that what was presented remained inconsistent with their direction. As a result, the Council continued the meeting and approved appointment of an ad-hoc committee to review the matter further. 18.a Packet Pg. 86 Attachment: Previous Meeting History (1160 : C-3 Zoning Code Amendment Initiation)5.a Packet Pg. 31 Attachment: Attachment 1 - City Council Staff Report, dated May 15, 2018 (1210 : C-3 Zoning Code Text Amendment) To: Paul Kermoyan, Community Development Director Date: April 17, 2018 From: Michael Thomas, Economic Development Specialist Subject: Downtown Mix of Uses Benchmarking Study Background The City Council has directed staff to document Campbell’s current mix of uses in the downtown area and discuss possible new uses. In response, Economic Development staff conducted a benchmark study to identify the mix of uses in Downtown Campbell with those of neighboring communities with similar downtown areas. In this study, the city staff counted the first floor uses of six downtown areas in the following cities and town: Table 1: Downtown Areas Observed Downtown Area Total Community Population Downtown Area (In square miles) Campbell 42,726 0.048 Los Altos 31,402 0.072 Los Gatos 31,314 0.033 Mountain View 79,278 0.066 Saratoga Village 30,569 0.027 Willow Glen (San Jose) 70,785 0.054 Source: California Department of Finance, U.S. Census Bureau and Google Maps Methodology In a benchmark analysis, Economic Development staff identified and counted the different land uses in the aforementioned six downtown areas. Staff conducted their observations between November 14, 2017 and January 31, 2018. City staff counted individual buildings in each downtown area at street level excluding second story uses because local zoning districts permit commercial uses in first floor tenant spaces and a typical consumer sees what is relative to eye level. The collected data were grouped into eighteen categories, and inputted into a data collection and survey tool. The following 18 categories were selected because each one represented the most common use types located in downtown areas. Table 2: First Floor Uses Identified by City Staff City of Campbell MEMORANDUM Economic Development Division 18.b Packet Pg. 87 Attachment: Downtown Mix of Uses Benchmarking Study (1160 : C-3 Zoning Code Amendment Initiation)5.a Packet Pg. 32 Attachment: Attachment 1 - City Council Staff Report, dated May 15, 2018 (1210 : C-3 Zoning Code Text Amendment) Downtown Mix of Uses Benchmarking Study 4/17/18 Page 2 Art / Music Studio Food Retail Professional Office Auto / Gas Grocery Store Restaurants Bars Medical Office Retail Stores Beauty / Spa Other Showroom Retail Education / Daycare Personal Service Vacant Fitness Studio Pet Related Retail Wine Tasting Room Findings & Analysis Comparing overall trends in this study reveals that restaurants, retail stores, professional office, beauty / spa and food retail uses were the most frequently observed uses in the six downtown areas as measured by count and proportion. Conversely, art / music studios, wine tasting rooms, education / day care, auto / gas and pet related retail uses were the least observed. Table 3 provides a breakdown of each use by count ranked from most to least, and how Downtown Campbell’s mix of uses compares to the mean and median count for each use. Table 3: Property Use by Count Ranked Most to Least Rank Use Mean Count Median Count Campbell Count 1 Restaurants 32 26 12 2 Retail Stores 29.3 21.0 19 3 Professional Office 28.3 27.0 6 4 Beauty / Spa 12.3 11.5 5 5 Food Retail 9.7 7 7 6 Personal Service 9.5 7 6 7 Vacant Space 7.2 7 2 8 Other 6 5 1 9 Showroom Retail 4.5 3 3 10 Tie Bars 2.7 2.5 6 10 Medical Office 2.7 2.5 0 12 Fitness Studios 2.3 0.5 1 13 Grocery Stores 1.8 1.5 0 14 Art / Music Studios 1.5 1.5 0 15 Wine Tasting Room 1.3 0.5 0 16 Tie Education / Daycare 1 1 0 16 Auto / Gas 1 1 0 18 Pet Related Retail 0.8 0 0 18.b Packet Pg. 88 Attachment: Downtown Mix of Uses Benchmarking Study (1160 : C-3 Zoning Code Amendment Initiation)5.a Packet Pg. 33 Attachment: Attachment 1 - City Council Staff Report, dated May 15, 2018 (1210 : C-3 Zoning Code Text Amendment) Downtown Mix of Uses Benchmarking Study 4/17/18 Page 3 Table 4 provides a breakdown of each use by proportion ranked from most to least, and how Downtown Campbell’s mix of uses compares to the mean and median proportion for each use. Table 4: Property Use by Proportion Ranked Most to Least Rank Use Mean % Median % Campbell % 1 Restaurants 20.2 18.2 18.2 2 Retail Stores 19.8 17.0 28.8 3 Professional Office 16.8 17.9 9.1 4 Beauty / Spa 8.5 7 4.5 5 Food Retail 6.7 6.8 10.7 6 Personal Service 6.2 5.8 9.1 7 Vacant Space 4.9 5.0 3 8 Other 3.4 2.5 1.5 9 Showroom Retail 3.2 3.3 4.5 10 Bars 2.7 1.8 9.1 11 Fitness Studios 1.5 0.8 1.5 12 Tie Medical Office 1.4 1.4 0 12 Wine Tasting Room 1.4 0.2 0 14 Tie Art / Music Studios 1.3 1.3 0 14 Pet Related Retail 1.3 0 0 16 Grocery Store 0.9 1 0 18 Tie Auto / Gas 0.5 0.5 0 18 Education / Daycare 0.5 0.4 0 The following lists represent distinctive trends observed in each community’s downtown area. Campbell • Lowest total of uses (66) compared to the other downtown areas observed by staff • The three most frequently observed uses were retail stores (19), restaurants (12), and food retail (7) • Six of the restaurants provide full alcohol service • Campbell is the only downtown area without a medical office • Campbell does not have any wine tasting rooms, but Tessora’s Wine Bar operates in downtown 18.b Packet Pg. 89 Attachment: Downtown Mix of Uses Benchmarking Study (1160 : C-3 Zoning Code Amendment Initiation)5.a Packet Pg. 34 Attachment: Attachment 1 - City Council Staff Report, dated May 15, 2018 (1210 : C-3 Zoning Code Text Amendment) Downtown Mix of Uses Benchmarking Study 4/17/18 Page 4 • Although not counted among the uses in the downtown core area, the Art Beat art studio operates just outside of the downtown gateway at 68 E. Campbell Ave. • No education and day care, grocery store, auto / gas, or pet related retail uses operate in downtown • Campbell has dedicated the least amount of space for professional offices with only six offices counted Los Altos • Second highest total of uses (232) and showrooms (9) counted • Least amount of food retail stores (6) • Services featured in Los Altos’ “Downtown Triangle” include a dry cleaner, jeweler, US Postal Service, tailor, and picture framing • Unique uses include a newspaper publisher, hardware store, senior care living facility and an arcade Los Gatos • Third highest total of uses counted (161) • Highest total of retail stores (60), second in showroom retail uses (8) and third highest count of professional offices (20) • Los Gatos does not have any uses for pet related shops, education and day care, or fitness studio uses • Some unique uses in Los Gatos include a movie theater and an experiential retailer—Petroglyph (a painting and ceramics store) Mountain View • Highest number of uses counted (246) • Mountain View has the most restaurants (69), professional offices (51), food retail stores (22), personal service uses (20), and uses categorized as “other” (18) • Mountain View and Los Altos have the highest number of vacant spaces at 12 each • Some unique uses include non-profit community service organizations: The Fraternal Order of Eagles and The Independent Order of Odd Fellows 18.b Packet Pg. 90 Attachment: Downtown Mix of Uses Benchmarking Study (1160 : C-3 Zoning Code Amendment Initiation)5.a Packet Pg. 35 Attachment: Attachment 1 - City Council Staff Report, dated May 15, 2018 (1210 : C-3 Zoning Code Text Amendment) Downtown Mix of Uses Benchmarking Study 4/17/18 Page 5 Saratoga • Fifth highest total of uses counted (73) • Most wine tasting rooms (5) • Staff did not observe fitness studios, education and day care, grocery stores, auto and gas stations, or pet related retail uses Willow Glen • Willow Glen has the fourth highest total of 150 uses compared to the other downtown areas visited by staff • Highest total of beauty and spa businesses with 20 counted by staff • Third highest count of professional offices (34) • Some unique uses in Willow Glenn include experiential retail uses including a cooking school, candle making store (i.e. Glow), and a ceramic making store (i.e. Petroglyph) When analyzing the observed downtown uses by proportion, staff concluded Campbell has a healthy restaurant mix from a proportional perspective. Currently, restaurants (12) account for 18.2% of the space used in Downtown Campbell when compared to the average (20.2%) and median (18.2%). This proportion is similar to Los Altos (42 restaurants) and Los Gatos (29 restaurants), which currently have restaurant use at 18.1% and 18% respectively. Mountain View (28%) and Saratoga Village (23.3%) have the highest proportion of restaurant uses. In terms of retail stores, Campbell’s retail space accounts for 28.8% of its downtown. This proportion is higher than the mean (19.8%) and median (17.0%) for this use type. Campbell’s retail store proportion is second highest behind Los Gatos (37.3%) The other four observed downtown areas are as follows: Willow Glenn (13.3%), Los Altos (20.7%), Mountain View (8.9%), and Saratoga (9.6%). Overall, Downtown Campbell’s proportion of retail space is higher than those of other downtown areas. In terms of professional of first floor office space, 9.1% of tenant space is used for this purpose in Downtown Campbell. This proportion can be explained by professional offices that abut E. Campbell Ave. between Second Street and Winchester Boulevard. Campbell’s proportion of professional office use is below the average (16.8%) and median (17.9%) proportions. Willow Glen has the highest proportion at 22.7% followed by Los Altos and Mountain View at 20.7% each. Saratoga Village (15.1%) and Los Gatos (12.4%) have the lowest proportion of tenant space for professional office use. Compared to the other communities, Downtown Campbell has the lowest proportion of beauty and spa uses at 4.5%. This proportion is below the mean (8.5%) and median (7%) of this use type. Mountain View (5.4%), Los Gatos (6.2%) and (Los Altos (7.8%) 18.b Packet Pg. 91 Attachment: Downtown Mix of Uses Benchmarking Study (1160 : C-3 Zoning Code Amendment Initiation)5.a Packet Pg. 36 Attachment: Attachment 1 - City Council Staff Report, dated May 15, 2018 (1210 : C-3 Zoning Code Text Amendment) Downtown Mix of Uses Benchmarking Study 4/17/18 Page 6 are also below the mean proportion for this use type. Saratoga Village (13.7%) and Willow Glen (13.3%) having the highest proportion for beauty and spa uses. Overall, the fifth most common use type is food retail, which enables consumers to purchase food items directly from sales staff for on-site or off-site consumption. Some examples in Downtown Campbell include Snake and Butterfly, Frost Cupcake Factory, Rocket Fizz and Campbell Creamery. Downtown Campbell has the highest proportion of food retail use at 10.7% followed by Mountain View (8.9%) Willow Glen (8.0%) and Saratoga Village (5.5%). Los Gatos (4.4%) and Los Altos (2.6%) have the lowest proportion for this use. Downtown Campbell’s proportion of 10.7% is above the mean (6.7%) and median (6.8%) for this use type. Tables 3 (Page 2) and 4 (Page 3) Sales Tax Revenue As an ancillary component to this study, Economic Development staff requested sales tax data from each community in which each downtown district is located. The data in Table 5 (Page 6) provide aggregate sales tax revenue for the last four available quarters from Q4 2016 through Q3 2017. This data does not breakdown the sales tax generated by use type or by a specific business, but rather how much sales tax revenue was generated in the geographic areas observed by staff. Besides, specific businesses’ sales tax revenue is confidential. Comparing overall sales tax revenue is being assumed as a benefit to a downtown area’s mix of uses because sales tax funds public programs for example. Willow Glen and Mountain View report the highest revenue for each quarter. Saratoga Village generated the third highest sales tax revenue for Q4 2016 and Q1 2017 with $350,000 each quarter. Q2 and Q3 2017 revenue data were unavailable. If Saratoga Village generated $350,000 for Q2 and Q3 2017, these totals would still rank third highest behind Willow Glen and Mountain View followed by Los Altos and Campbell respectively. In time period for which sales tax revenue data was provided, Downtown Campbell’s sales tax revenue reached a high of $171,953 in Q2 17 and reached a low of $153,465 in Q1 17. Overall, Downtown Campbell has the lowest sales tax revenue in all four reported quarters compared to the other four downtown districts that provided data. Downtown Campbell’s highest quarterly sales tax revenue amount ($171,953 in Q2 17) was lower than the lowest quarterly total reported by any other community— businesses in Downtown Los Altos’ generated $254,225 in Q1 17. While Campbell and Los Altos saw a decline in sales tax revenue in Q1 17, Willow Glen and Mountain View saw slight increases and Saratoga saw no change. The first quarter is traditionally a time when consumers reduce spending following the holiday season in November and December. To further illustrate the difference in sales tax revenue for this four-quarter period, Downtown Campbell’s total sales tax revenue of $660,353 is lower than Willow Glen’s lowest quarterly total of $793,868 (Q4 16). 18.b Packet Pg. 92 Attachment: Downtown Mix of Uses Benchmarking Study (1160 : C-3 Zoning Code Amendment Initiation)5.a Packet Pg. 37 Attachment: Attachment 1 - City Council Staff Report, dated May 15, 2018 (1210 : C-3 Zoning Code Text Amendment) Downtown Mix of Uses Benchmarking Study 4/17/18 Page 7 Table 5: Sales Tax Revenue in USD Last Four Reported Quarters City / Town Q4 16 Q1 17 Q2 17 Q3 17 Total Average Campbell $168,943 $153,465 $171,953 $165,992 $660,353 $165,088 Los Altos $313,093 $254,225 $276,114 $273,976 $1,117,408 $279,352 Los Gatos Data Not Available Data Not Available Data Not Available Data Not Available Data Not Available Data Not Available Mountain View $393,000 $403,000 $420,000 $414,000 $1,630,000 $407,500 Saratoga Village $350,000 $350,000 Data Not Available Data Not Available Data Not Available Data Not Available Willow Glen $793,868 $798,366 $809,023 $813,841 $3,215,098 $803,775 Average $403,781 $391,811 $419,273 $416,952 $1,655,715 Sources: Cities of Campbell, Los Altos Mountain View, Saratoga and San Jose When examining change in revenue, Mountain View (+5.1%) and Willow Glen’s (+2.5%) sales tax revenue illustrates an upward trend for the last four reported quarters while Campbell (-1.9%) and Los Altos’ (-11.6%) trends show a downward trend during this time period. Revenue change from Q4 16 to Q1 17 saw Campbell’s sales tax revenue drop by 9.2%, but increase by 10.8% between Q1 17 and Q2 17. This proportional change was the largest quarter-to-quarter gain among the observed downtown areas that provided data. This 10.8% increase was the only time featuring a double-digit gain out-pacing the next highest growth rate for this period by nearly 3% (Los Altos +7.9%). The Q1 17 to Q2 17 period was the only time in this sample data when all downtown districts except Saratoga Village reported sales tax growth from the previous quarter. It is assumed that growth is anticipated since consumers reduced spending in Q1 17.Table 6 provides the proportional change in sales tax revenue between each of the referenced quarters for communities that provided data. Table 6: Change in Sales Tax Revenue by Proportion City / Town Q4 16 to Q1 17 Q1 17 to Q2 17 Q2 17 to Q3 17 Overall Trend Campbell - 9.2% +10.8% -3.5% - 1.9% Los Altos -18.8% +7.9% -0.7 -11.6% Los Gatos Data Not Provided Data Not Provided Data Not Provided Data Not Provided Mountain View + 2.5% +4.0% -1.4% + 5.1% Saratoga No Change Data Not Provided Data Not Provided -- Willow Glen + 0.6% +1.3% +0.6% + 2.5% 18.b Packet Pg. 93 Attachment: Downtown Mix of Uses Benchmarking Study (1160 : C-3 Zoning Code Amendment Initiation)5.a Packet Pg. 38 Attachment: Attachment 1 - City Council Staff Report, dated May 15, 2018 (1210 : C-3 Zoning Code Text Amendment) Downtown Mix of Uses Benchmarking Study 4/17/18 Page 8 Police Calls for Service As an additional ancillary component to this study, staff examined calls for service to each community’s local law enforcement agency. For the purposes of this study, calls for service are defined as requests made by individuals via phone calls, in-person visits to law enforcement facilities, and online law enforcement reporting systems. Staff requested aggregate numbers of calls for service for each quarter of calendar year 2017. Calls for service do not include officer-initiated traffic and patrol stops because this study is measuring calls placed by individuals requesting service. Calls for service include both criminal and non-criminal activity. Some examples of criminal calls include assault, theft and burglary. Some examples of non-criminal activity include disabled and abandoned vehicles, stray animals and disturbances. Staff contacted each of the law enforcement agencies that serve these downtown areas for this data. The Santa Clara County Sheriff’s Office serves the City of Saratoga while the other five communities have their own dedicated police departments. Staff successfully obtained quarterly calls for service data for Downtown Mountain View and Saratoga Village while an annual total was provided for Downtown Campbell. Campbell Police records staff is working to provide quarterly calls for service totals. As of the drafting of this memorandum, requests to the Los Altos and San Jose Police Departments for these data are pending. Los Gatos Police Department did not provide data. Table 7 lists calls for service data provided as of the drafting of this memorandum. Table 7: Calls for Service to Local Law Enforcement Agencies City / Town Q1 17 Q2 17 Q3 17 Q4 17 Total Campbell Data Not Provided 1,255 Los Altos Request Pending Los Gatos Data Not Provided Mountain View 362 347 399 418 1,526 Saratoga Village 118 127 145 137 527 Willow Glen Request Pending Just as the sales tax data provided an overall illustration of the sales tax revenue generated by specific geographic areas, the calls for service data are intended to provide the overall number of calls in a geographic area (i.e. the downtown areas observed by staff). The data does not breakdown the types of calls generated by a use type or a specific business to comply with confidentiality rules. Based on this incomplete data, Mountain View has a higher total of police calls for service compared to Campbell and Saratoga. Mountain View’s downtown district in 18.b Packet Pg. 94 Attachment: Downtown Mix of Uses Benchmarking Study (1160 : C-3 Zoning Code Amendment Initiation)5.a Packet Pg. 39 Attachment: Attachment 1 - City Council Staff Report, dated May 15, 2018 (1210 : C-3 Zoning Code Text Amendment) Downtown Mix of Uses Benchmarking Study 4/17/18 Page 9 terms of area is 27% larger than Campbell and 59% larger than Saratoga Village. Mountain View’s total population of 79,278 is larger than the total combined population of Campbell and Saratoga (73,295 people). An assumption can be made that more calls for service occur in a community with a larger downtown area and a larger population than a community with a smaller downtown area and smaller population. However, another assumption can be made that not all calls for service are requested by a specific community’s residents, but by visitors from other communities who happen to be in that community at a certain time. In addition, another assumption can be made that not all calls for service result from actions caused by a specific community’s own residents, but by visitors from other communities who happen to be in that community at a certain time. Staff will include additional calls for service data in the event they are provided. Analysis Based on the data, Downtown Campbell has a healthy proportion of restaurants (18.2%) compared to the average (20.2%) and median (18.2%) for this use type. This proportion does not account for the types of restaurants, however. Downtown Campbell’s retail stores (28.8%) represent the largest use type by proportion which is second only to Los Gatos at 37.3%. Combined, retail stores and restaurants represent 47.0% of the total uses in Downtown Campbell while Downtown Los Gatos’ restaurant and retail store mix accounts for 55.3% of it uses. The other communities’ top two uses by proportion are restaurant and professional office with the exception of Los Altos, which has retail stores and professional offices as the two most common uses in its “Downtown Triangle.” Table 8 provides more details on the most common uses in these downtown areas Table 8: Most Common Use Types by Proportion Downtown Area Most Common Use % Second Most Common Use % Total % Campbell Retail Store 28.8 Restaurant 18.2 47.0 Los Altos Retail Store 20.7 Pro Office 20.7 41.4 Los Gatos Retail Store 37.3 Restaurant 18.0 55.3 Mountain View Restaurant 28.0 Pro Office 20.7 48.7 Saratoga Village Restaurant 23.3 Pro Office 15.1 38.4 Willow Glen (San Jose) Pro Office 22.7 Restaurant 15.3 38.0 Despite Downtown Campbell’s retail and restaurant heavy mix, total sales tax revenue was the lowest when compared to the other four communities that provided sales tax data. Downtown Campbell averaged $165,088 from Q4 16 through Q3 17 which is well 18.b Packet Pg. 95 Attachment: Downtown Mix of Uses Benchmarking Study (1160 : C-3 Zoning Code Amendment Initiation)5.a Packet Pg. 40 Attachment: Attachment 1 - City Council Staff Report, dated May 15, 2018 (1210 : C-3 Zoning Code Text Amendment) Downtown Mix of Uses Benchmarking Study 4/17/18 Page 10 below the average of $401,143, which includes the outlier of Willow Glen’s average sales tax revenue of $803,775. Removing this outlier provides an average of $300,485, which is significantly higher than Campbell’s average for the reported time period. Campbell’s low sales tax revenue data requires further research to determine why this number is low compared to the other downtown areas represented in this study. Given the limited data provided for police calls for service, it is difficult to draw conclusions and make generalizations about this data and how it correlates to uses in the downtown area. Conclusion In conclusion, the downtown area’s current mix of uses needs to be re-examined with a consideration for new uses, and whether limiting or expanding the presence of other uses is warranted. Causes of Downtown Campbell’s low sales tax revenue need more research and whether or not this issue correlates with the current mix of uses. These considerations should be made with the community’s needs in mind. Attachments 1. Benchmarking Results by Count 2. Benchmarking Results by Proportion 18.b Packet Pg. 96 Attachment: Downtown Mix of Uses Benchmarking Study (1160 : C-3 Zoning Code Amendment Initiation)5.a Packet Pg. 41 Attachment: Attachment 1 - City Council Staff Report, dated May 15, 2018 (1210 : C-3 Zoning Code Text Amendment) C-3 Land Use ComparisonLand Use Current Proposed JustificationAccessory StructuresIncompatible activityAdult day care facilitiesIncompatible activityAll incinerationIncompatible activityAlternative fuels/recharging facilitiesIncompatible activityPermitted Ambulance serviceIncompatible activity ConditionalAncillary retail uses serving industrial usesNot applicableProhibited ApartmentsSpecified conditional useArcadesPedestrian-oriented activityArtisan products, small-scale assemblyIncompatible activityAssisted living facilitiesIncompatible activityATM'sSpecified permitted useBanks and financial servicesSpecified conditional useBanquet facilitiesSpecified conditional useBed/Breakfast innsSpecified conditional useBlueprinting shopsNot pedestrian-oriented Broadcast/recording studiosNot pedestrian-oriented Building material stores/yardsIncompatible activity Business support serviceNot pedestrian-oriented Caretaker/employee housingNot pedestrian-oriented Cat Boarding facilitiesIncompatible activity Cat/dog day care facilitiesIncompatible activity Cat/dog grooming facilitiesIncompatible activity Catering businessNot pedestrian-oriented Check cashingIncompatible activity Chemical productsIncompatible activity Clothing products manufacturingIncompatible activity Commercial child day care centerNot pedestrian-oriented Commercial materials storageIncompatible activity Commercial tobacco consumptionIncompatible activity Commercial vehicles storageIncompatible activity Commercial/industrial uses w/o Home Occ permitIncompatible activity Commercial schoolsNot pedestrian-oriented Community/cultural/recreational centerNot pedestrian-oriented LegendPedestrian-oriented activity means a land use whose characteristics satisfy the criteria for being pedestrian-oriented.Incompatibility activitymeans a land use whose characteristics satisfy the criteria for being an incompatible activity or which is clearly inappropriate for the Downtown. Infeasiblemeans a land use that cannot feasibility be considered for the Downtown.Not pedestrian-oriented means a land use that could feasibly be established, but whose characteristics do not satisfy the criteria for being pedestrian-oriented.Specified Permitted Usemeans a land use that is separately identified in the proposed land use table as a permitted use.Specified Conditional Use means a land use that is separately identified in the proposed C-3 land use table as a conditional use.15.bPacket Pg. 42Attachment: Attachment 2 - C-3 Land Use Comparison Table (1210 : C-3 Zoning Code Text Amendment) C-3 Land Use ComparisonLand Use Current Proposed JustificationConservation or use of natural resourcesIncompatible activity Construction equipment rentalsIncompatible activity Contractor's equipment yardsIncompatible activity Convalescent/rest homesIncompatible activity Convenience markets/storesPedestrian-oriented activityDancing/live entertainmentPedestrian-oriented activityDebris storage over 100 square feetIncompatible activity Department storesPedestrian-oriented activityDog boarding facilitiesIncompatible activity Drive-in theatersIncompatible activity Dry cleaningPedestrian-oriented activityDuplexesIncompatible activity Electric distribution substationsIncompatible activity Electronics and equipment manufacturingIncompatible activity Emergency sheltersIncompatible activity Enjoyment of scenic beautyIncompatible activity Equipment rental establishmentsIncompatible activity Family child day care homesIncompatible activity Food and beverage product manufacturingIncompatible activity Furniture, furnishings, and equipment stores Pedestrian-oriented activityFurniture/cabinet shopsNot pedestrian-oriented Garage/yard sales, privateIncompatible activity Garden centers/plant nurseriesIncompatible activity Gasoline stationsIncompatible activity Glass products manufacturingIncompatible activity Golf courses/golf driving rangesInfeasibleGovernment offices/facilitiesSpecified permitted useGrocery storesPedestrian-oriented activityGroundwater recharge facilitiesInfeasibleHandicraft industries, small scale assemblyIncompatible activity Hardware storesPedestrian-oriented activityHealth/fitness centersPedestrian-oriented activityHealth SpaSpecified conditional use25.bPacket Pg. 43Attachment: Attachment 2 - C-3 Land Use Comparison Table (1210 : C-3 Zoning Code Text Amendment) C-3 Land Use ComparisonLand Use Current Proposed JustificationHobby car restorationIncompatible activity HotelSpecified conditional useHospitalsIncompatible activity Illegal under state/federal lawIncompatible activity Indoor amusement/entertainment/rec centersPedestrian-oriented activityIndoor merchandise storageIncompatible activity LaboratoriesNot pedestrian-oriented Late night activitiesSpecified conditional useLaundries/dry cleaning plantsIncompatible activity Laundromats, self-servicePedestrian-oriented activityLibrariesPedestrian-oriented activityLiquor establishmentsSpecified conditional useLiquor storesSpecified conditional useLive entertainmentPedestrian-oriented activityLumber and wood products, incidental mill workIncompatible activity Machinery manufacturingIncompatible activity Manufactured housingIncompatible activity Marine sales with/without service facilitiesIncompatible activity Massage establishmentsIncompatible activity Meat marketsPedestrian-oriented activityClinicsSpecified conditional useExtended careIncompatible activity LaboratoriesNot pedestrian-oriented Membership organization facilitiesNot pedestrian-oriented Metal products fabricationIncompatible activity Miniature golf coursesInfeasibleMobile home parksInfeasibleMonastery, convent, parsonage, or nunneryIncompatible activity MotelSpecified conditional useOil change facilitiesIncompatible activity Parts and suppliesIncompatible activity Medical servicesMotor vehicle35.bPacket Pg. 44Attachment: Attachment 2 - C-3 Land Use Comparison Table (1210 : C-3 Zoning Code Text Amendment) C-3 Land Use ComparisonLand Use Current Proposed JustificationRenting and leasingIncompatible activity Sales (indoor)Pedestrian-oriented activityCleaning, washing, and detailingIncompatible activity DismantlingIncompatible activity LeasingIncompatible activity Oil change facilitiesIncompatible activity PaintingIncompatible activity RentingIncompatible activity Repair and MaintenanceIncompatible activity Tune-upIncompatible activity Tune-up - light duty onlyIncompatible activity Window TintingIncompatible activity Museums, publicPedestrian-oriented activityMusic (recordings) storesPedestrian-oriented activityNightclubs with or without food servicePedestrian-oriented activityObnoxious/offensive useIncompatible activity Offices, professionalSpecified conditional useOutdoor active activitiesIncompatible activity Outdoor amusement/entertainment/rec centersIncompatible activity Outdoor merchandise displayPedestrian-oriented activityOutdoor retail sales and activitiesPedestrian-oriented activityOutdoor seatingPedestrian-oriented activityOutdoor storageIncompatible activity Paper products manufacturingIncompatible activity Parking lots/structures, publicIncompatible activity Payday lenderIncompatible activity GeneralPedestrian-oriented activityLimitedIncompatible activity Pet storesPedestrian-oriented activityPharmaceutical manufacturingIncompatible activity Pharmacies/drug storesPedestrian-oriented activityWith drive-up serviceIncompatible activity Personal services45.bPacket Pg. 45Attachment: Attachment 2 - C-3 Land Use Comparison Table (1210 : C-3 Zoning Code Text Amendment) C-3 Land Use ComparisonLand Use Current Proposed JustificationPhilanthropic collection trailersIncompatible activity PhotocopyingPedestrian-oriented activityPhotography studio/supply shopPedestrian-oriented activityPlastics and rubber productsIncompatible activity Printing and publishingPedestrian-oriented activityProduction of food or fiberIncompatible activity Protection of man and his artifactsIncompatible activity Public assembly usesNot pedestrian-oriented Public recreationIncompatible activity Public service structures and accessory usesIncompatible activity Public utility structures/service facilitiesIncompatible activity Public works maintenance facilities and storage yardsIncompatible activity Radio or television transmittersIncompatible activity Radio stationsIncompatible activity Recycling facilities Incompatible activity Repair/maintenance, consumer productsPedestrian-oriented activityResearch and developmentNot pedestrian-oriented Residential care homesIncompatible activity Residential recreational facilities, privateIncompatible activity Residential service facilitiesIncompatible activity Restaurants or cafesPedestrian-oriented activityRestaurants w/late-night activities, banquet facilitySpecified conditional useRestaurants, fast foodIncompatible activity Retail stores, general merchandisePedestrian-oriented activityRooming/Boarding housesIncompatible activity Rug and upholstery cleaningIncompatible activity Schools - K-12Incompatible activity Second hand/thrift storesIncompatible activity Secondary dwelling unitsIncompatible activity Sexually oriented business Incompatible activity Shopping centers Pedestrian-oriented activitySign manufacturingIncompatible activity Sign shopsPedestrian-oriented activity55.bPacket Pg. 46Attachment: Attachment 2 - C-3 Land Use Comparison Table (1210 : C-3 Zoning Code Text Amendment) C-3 Land Use ComparisonLand Use Current Proposed JustificationSingle Room Occupancy facilitiesIncompatible activity Single-family dwellingsIncompatible activity Spa servicesPedestrian-oriented activityStorage facilitiesIncompatible activity StudiosPedestrian-oriented activitySupportive housingIncompatible activity Tanning studiosPedestrian-oriented activityTennis courts, privateIncompatible activity Textile products manufacturingIncompatible activity Theaters, movie or performing artsPedestrian-oriented activityTowing servicesIncompatible activity Trucking/freight terminalsIncompatible activity Trailer sales (with or without service facilities)Incompatible activity Transitional housingIncompatible activity Travel agenciesPedestrian-oriented activityTutoring centersPedestrian-oriented activityUniversities/collegesIncompatible activity Use of residential structure for Comm/office usePedestrian-oriented activityUse of residential structure for Industrial useIncompatible activity Veterinarian clinics and animal hospitalsIncompatible activity Video rental storesPedestrian-oriented activityWarehouse retail storesNot pedestrian-oriented Warehousing, wholesaling and distribution facilityIncompatible activity 65.bPacket Pg. 47Attachment: Attachment 2 - C-3 Land Use Comparison Table (1210 : C-3 Zoning Code Text Amendment)