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Home My WebLink AboutHICKORY COMMONS - PDP - PDP110005 - CORRESPONDENCE - PLANNING OBJECTIVESWarehouse and distribution shall mean a use engaged in storage, wholesale and distribution of manufactured products, supplies or equipment, including accessory offices or showrooms, and including incidental retail sales, but excluding bulk storage of materials that are inflammable or explosive or that create hazardous or commonly recognized offensive conditions, and where the products, supplies or equipment that are distributed from the facility are not used or consumed on the premises. Workshop and custom small industry shall mean a facility wherein goods are produced or repaired by hand, using hand tools or small-scale equipment, including small engine repair, furniture making and restoring, upholstering, custom car or motorcycle restoring or other similar uses. Wholesale distribution shall mean a use primarily engaged in the sale and distribution of manufactured products, supplies or equipment, including accessory offices or showrooms, and including incidental retail sales, but excluding bulk storage of materials that are inflammable or explosive or that create hazardous or commonly recognized offensive conditions, and where the products, supplies or equipment that are distributed from the facility are not used or consumed on the premises. Activities customarily include receiving goods in bulk or large lots and assembling, sorting or breaking down such goods into smaller lots for redistribution or sale to others for resale. Hickory Commons PDP — Proposed Use Definitions Artisan and photography studio and gallery shall mean the workshop or studio of an artist, craftsperson, sculptor or photographer, which workshop is primarily used for on - site production of unique custom goods through the use of hand tools or small-scale equipment, and only incidentally used, on an infrequent basis if at all, as an accessory gallery or for incidental sales. Professional office shall mean an office for professionals such as physicians, dentists, lawyers, architects, engineers, artists, musicians, designers, teachers, accountants or others who through training are qualified to perform services of a professional nature and where no storage or sale of merchandise exists. Food catering or small food product preparation- shall mean an establishment in which the principal use is the preparation of food and/or meals on the premises, and where such food and/or meals are delivered to another location for consumption or distribution, and where such use occupies not more than five thousand (5,000) square feet in gross floor area. Print shop shall mean an establishment in which the principal business consists of duplicating and printing services using photocopy, blueprint or offset printing equipment, and may include the collating of booklets and reports. Personal and business service shops shall mean shops primarily engaged in providing services generally involving the care of the person or such person's apparel or rendering services to business establishments such as laundry or dry-cleaning retail outlets, portrait/photographic studios, beauty or barber shops, employment service, or mailing or copy shops. Light industrial shall mean uses engaged in the manufacture, predominantly from previously prepared materials, of finished products or parts, including processing, fabrication, assembly, treatment, packaging, incidental storage, sales or distribution of such products. Further, light industrial shall mean uses such as the manufacture of electronic instruments, preparation of food products, pharmaceutical manufacturing, research and scientific laboratories or the like. Light industrial shall not include uses such as mining and extracting industries, petrochemical industries, rubber refining, primary metal or related industries. Research laboratory shall mean a building or group of buildings in which are located facilities for scientific research, investigation, testing or experimentation, but not facilities for the manufacture or sale of products except as incidental to the main purpose of the laboratory. Warehouse shall mean a building used primarily for the storage of goods or materials. u 3 64— CV uses be as flexible as the zoning and parking limitation will allow, to provide ultimate flexibility for small business owners. The proposed allowed ground -floor commercial uses include: • ARTISAN/PHOTO STUDIOS; • FOOD CATERING/FOOD PREP.; • OFFICES; • PRINT SHOP; • PERSONAL & BUSINESS SERVICE SHOPS; • PLUMBING, ELECTRICAL & CARPENTER SHOPS; • VETERINARY CLINICS; VETERINARY HOSPITALS; INDOOR KENNEL; • LIGHT INDUSTRIAL USES; • RESEARCH LABS; • WAREHOUSES; • WHOLESALE DISTRIBUTION; OR • WORKSHOPS & CUSTOM SMALL INDUSTRY. Hickory Commons Project Description 9/20/2012 The Concept of Live/Work There is a growing national trend where small entrepreneurs and creative types are flocking to the live/work loft spaces, often in industrial areas. In recent years, work -at-home entrepreneurs are taking a giant step out of their home offices in suburban neighborhoods and into "live -work" units in commercial and industrial areas once practically vacant after 6 p.m. The concept is becoming quite popular in the Los Angeles and San Francisco bay area where the units, typically located in commercial districts, can be rented like apartments or purchased like condos. In an article in the Los Angeles Times on August 26, 2007 titled "Feeling at Home in a Live/Work Unit," several residents of these unit types were interviewed. "I really like the ability to live and work in the same place," said Chris Nelson, 23, a musician who built a recording business downstairs in his unit at the Biscuit Company Lofts in downtown Los Angeles. "That was the best part of the deal." He also said he liked being around neighbors who were working on creative endeavors, a common refrain among live -work occupants interviewed. "Downtown L.A. is a concentration of artists and freethinkers," said Susan Moses, who does architectural design and lives with her dog in the Toy Factory Lofts unit she owns on Industrial Street. "When you live in a house, you feel isolated," she said. "This is a very supportive community." Hairstylist Louis Orozco lives above his salon in a live -work unit in a Newport Beach complex. "The moment I found out I could purchase my actual building, the light bulb went on," he said. "It all made perfect sense." The article goes on to explain, "More and more urban developers are seeing this market niche and are moving to fill it," said Con Howe, managing director of CityView Los Angeles Fund, which helps finance urban housing. Several factors make live -work units attractive to certain small-business operators, including an end to commuting and the opportunity to own their office or manufacturing space. Situated most often in commercial and industrial areas, live -work lofts may put you near mass transit or in the heart of downtown excitement. If you're buying, the units may or may not cost more than a house -- but you're getting property that is zoned for business and often equipped for both living and working. Live/Work at Hickory Commons The concept for Hickory Commons is to develop speculative live/work condo buildings similar to those described in the live/work concept descriptor above. We propose 26 live/work units in 7 buildings with three different unit types as follows: Qty. Descriptor Residential Sq. Ft. Commercial Sq. Ft. Patio Sq. Ft. Total Interior Sq. Ft. Unit Type 1 15 Standard 2-story, 2-bedroom units 1,164 s.f. 927 s.f. 244 s.f. 2,091 s.f. Unit Type 2 9 Standard 3-story, 3-bedroom units 1,709 s.f. 927 s.f. 1,325 s.f. 2,636 s.f. Unit Type 3 2 Handicap 2-story, 3-bedroom units 1,584 s.f. 513 s.f. 244 s.f. 2,097 s.f. For each unit type, except the two handicap accessible units, the floor area of the ground floor will be entirely commercial with the exception of a residential entry foyer. The upper floors on all units will be entirely residential. The qualifying handicap accessible units will have approximately 50% of the ground floor as residential, and will qualify as an accessible Type B Multistory unit type (5 points). The buildings are designed such that the commercial entries of the buildings (including the overhead doors) face the interior drive aisle, and the residential entries of the buildings have a separate entrance that faces out away from the property toward a connecting walkway. It is intended that the approved commercial