for sale offering memorandum€¦ · us census bureau, acs 5-year estimate, 2016 by occupation,...

FOR SALE

KEN SWITZERCOMMERCIAL SENIOR ASSOCIATE

CAL DRE | 01245644

OFFERING MEMORANDUM331-339 NORTH G STREET | LOMPOC, CA 93436

$895,000

| 805.680.4622

| [email protected]

TABLE OF CONTENTS

TABLE OF CONTENTS

3. Property Summary

4. Property Photos

5. Vicinity Map

6. Regional Map

7. Economic Profile

11. Lompoc Zoning Map

12. MU Zoning Code

14. MU Proposed Code

16. HSC Overlay Plan

17. HSO Proposed Code

| [email protected]| 805.680.4622

331-339 NORTH G STREET | LOMPOC, CA 93436

KEN SWITZER BHHS COMMERICAL DIVISION

OVERVIEW

FEATURES

Consider this remarkable opportunity for an owner-user, investor or developer to take

advantage of the re-emergence of the Lompoc commercial market, and purchase a large

building plus vacant parcel with upside. Lompoc’s agricultural roots have been maturing as

the City of Arts & Flowers is enjoying recent acceleration in the fast-expanding industries

of wine tourism, wine production, cannabis and aerospace.

331 North G Street (building): APN 085-021-001 | Lot Size 8,276 SF

339 North G Street (vacant parcel): APN 085-021-014 | Lot Size 17,424 SF

A total of 25,700 square feet of lot size in both parcels combined

6000 +/- SF existing building with open high ceilings and 3 loading docks

Zoned Mixed-Use (MU) allowing mix of retail, storage, office and residential

Located in the H Street Overlay (HSO) zone for flexibility of property use

1 block to Solvang Brewing Company and 2-3 blocks to wineries/tasting

PROPERTY SUMMARY

| [email protected]| 805.680.4622

331-339 NORTH G STREET | LOMPOC, CA 93436

KEN SWITZER BHHS COMMERICAL DIVISION3

PROPERTY PHOTOS 331-339 NORTH G STREET | LOMPOC, CA 93436

17,424 SF Vacant Parcel

Parking Off Alley Between G and HHigh-Ceiling Open Structure6,000 SF Building at 331 North G

Vacant Parcel Facing Building Loading Dock

4 | [email protected]| 805.680.4622KEN SWITZER BHHS COMMERICAL DIVISION

VICINITY MAP 331-339 NORTH G STREET | LOMPOC, CA 93436

W Laurel Ave

Solvang Brewing Co

Brewery-Clifton Winery AVE Winery

SUBJECT PROPERTY331-339 NORTH G STREET

TranscendenceWinery

Logonia Winery

Turiya Wines

Historic Lompoc Theater

Lompoc ValleyChamber of Commerce

Lompoc City HallCivic Center Plaza

W College Ave

W Ocean Ave

North G Street

North H Street

North I Street


REGIONAL MAP 331-339 NORTH G STREET | LOMPOC, CA 93436

Vandenberg Air Force Base

PacificOcean

Santa Ynez

Solvang

Los Olivos

Buellton

246 Corridor Wineries

Sta. Rita Hills AVAWine Grape Appellation

SANTA BARBARA 50 MILES

SAN LUIS OBISPO60 MILES

LOS ANGELES160 MILES

SAN FRANCISCO290 MILES

La Purisima Mission

CENTRAL LOMPOC

Approx. 5 miles

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ECONOMIC PROFILE 331-339 NORTH G STREET | LOMPOC, CA 93436

Photo by Jason Reynolds





by Industry, 93436Educational Services, Healthcare 21.1%Retail Trade 13.5%Arts, Entertainment, Recreation,Hospitality, Food 12.4%Manufacturing 9.7%Professional, Scientific, Admin 7.8%Public Administration 7.2%Agriculture, Forestry, Fishing, Mining 7.2%Construction 6.4%Other Services (non-public admin) 5.1%Finance, Insurance, Real Estate 4.6%Transportation, Warehousing 3%Information 1.4%Wholesale Trade 0.7%

US Census Bureau, ACS 5-year estimate, 2016

by occupation, 93436

Service 25.8%Management, Business, Science, Arts 24.8%Sales & Office 23.2%Natural Resources, Construction& Maintenance 15%Production & Transportation 11.3%


by Industry, SB CountyEducational Services, Healthcare 22.3%Arts, Entertainment, Recreation,Hospitality, Food 14%Agriculture, Forestry, Fishing, Mining 10.6%Professional, Scientific, Admin 10.4%Retail Trade 10.1%Manufacturing 6.8%Other Services (non-public admin) 5.6%Construction 4.8%Public Administration 4.7%Finance, Insurance, Real Estate 4.1%Transportation, Warehousing 2.8%Information 2.1%Wholesale Trade 1.8%


by occupation, sb county

Management, Business, Science, Arts 33.4%Service 22.9%Sales & Office 20.2%Natural Resources, Construction& Maintenance 15.4%Production & Transportation 8%


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BY INDUSTRY, 93436US Census Bureau, ACS 5-year estimate 2016

BY OCCUPATION, 93436US Census Bureau, ACS 5-year estimate 2016

BY INDUSTRY, SB COUNTYUS Census Bureau, ACS 5-year estimate 2016

BY OCCUPATION, SB COUNTYUS Census Bureau, ACS 5-year estimate 2016

| [email protected]| 805.680.4622KEN SWITZER BHHS COMMERICAL DIVISION


Location, Geography & Climate

JanuaryFebruaryMarchAprilMayJuneJulyAugustSeptemberOctoberNovemberDecember

Month64°F64°F66°F67°F68°F70°F72°F73°F74°F73°F68°F63°F

Avg. High Avg. Low42°F44°F46°F47°F50°F53°F56°F56°F55°F51°F46°F42°F

Avg. Precp.3.3 in.3.7 in.2.9 in.1.0 in.0.3 in.0.0 in.0.0 in.0.0 in.0.1 in.0.7 in.1.4 in.2.6 in.

From The Weather Channel

The Lompoc Valley is located on scenic Pacific Coast Highway (California Hwy 1) and Highway 246, 55 miles northwest of Santa Barbara, 155 miles northwest of Los Angeles and 270 miles southeast of San Francisco. Vandenberg Air Force Base is a mere ten miles northwest. Elevation is 88 Feet above mean sea level.

Rolling hills surround the Valley in the north, south and east. The Pacific Ocean is only 9 miles west of downtown Lompoc. The Santa Ynez River (dry most of the year) runs east to west through the Valley while Burton Mesa, a chaparral forest with sandy soil, lies to the north.

On California’s Central Coast

The first settlers in the Lompoc Valley were the Chumash Indians. Lompoc is a Chumash word meaning lagoon, and here’s a locals’ tip: it’s pronounced LOM-POKE.

The establishment of La Purisima Mission in 1787 marked the earliest European settlement of the Lompoc Valley. The restored mission is now a State Historic Park.

The Lompoc Valley Land Company was formed and incorporated in August of 1874. The Company undertook the settlement of Lompoc Valley as a temperance colony and it was incorporated as a City on August 13, 1888.

Early Lompoc was essentially agricultural, but the community economic and labor base grew and diversified. This was due in part to the establishment and growth of Camp Cooke Army Base, now Vandenberg Air Force Base. In the coming years, the community expects to continue to grow and diversify, while retaining the rich heritage and values characteristic of early Lompoc.

Local History

The Lompoc Valley enjoys a mild climate. Summers are usually highlighted by a morning marine layer which usually clears by mid-day.

September through December features some of our best weather, while January through April may be breezy and cool with intermittent rains. A northwest ocean breeze (average hourly wind speed: 6 mph) kicks up almost every day in the afternoon. There is moderate rainfall and no snow.

ClimateLompoc














Local History



ClimateLompoc














Local History



ClimateLompoc

GEOGRAPHY LOCAL HISTORY

CLIMATE







Demographics, population & LaborThe Lompoc Valley offers affordable central coast living, with temperate weather, numerous outdoor activities and a close-knit, small town atmosphere.

Vandenberg Village, the Village Country Club, Mesa Oaks and Mission Hills are located just outside the city limits, in the unincorporated area of Santa Barbara County.

Vandenberg Air Force Base is located just ten miles northwest and is home to some of the major employers in the area. There is a diverse labor base in Lompoc, although agriculture, mining, oil development and aerospace are major categories in the area.

PopulationTotal Population for 93436 55,176 Lompoc City Limits 43,045

Vandenberg Air Force Base 6,497

Other Surrounding Areas 5,634

Santa Barbara CountyTotal Population 448,150

Persons 18 and Younger 36.4%Persons 19 - 64 Years 53% Persons 65 and Over 10.6%

US Census Bureau, ACS 5-year estimate 2017

56.7%31.7%7.4%5.1%3.3%1.9%

0.3%

DiversityHispanic or LatinoWhiteTwo or More RacesBlack or African AmericanAsianAmerican Indian and Alaskan NativeNative Hawaiian and OtherPacific Islander

US Census Bureau, ACS 5-year estimate 2017

Major Employers

7.75% SALES TAX

Vandenberg Air Force Base* 6,889Chumash Casino Resort 1,700Lompoc Unified School District 1,019Lompoc Valley Medical Center 655City of Lompoc 545Federal Correctional Complex 495Allan Hancock College 391Santa Barbara Co. Public Services 356DenMat Holdings, LLC 331Walmart 298Vons & Albertsons Grocers 207Big E Produce 197Imerys Minerals California, Inc 173

California Economic Forecast, US Department of Labor, California Employment Development Department

EMPLOYMENTLabor Force 23,700 Employed 22,700

Unemployed 1000

Unemployment Rate 4.1%US Unemployment Rate 4.1%Santa Barbara CountyUnemployment Rate 2.2%

Labor Market Info Projection 2018

US Census Bureau, ACS 5-year estimate 2017Labor Force, aged 16 years + 59.7% Female 59.0%

Businesses Owned, 2012 2,420 By Men 1,281

By Women 800

By Minority 813

By Non-Minority 1,373

By Veterans 312






by Industry, 93436Educational Services, Healthcare 21.1%Retail Trade 13.5%Arts, Entertainment, Recreation,Hospitality, Food 12.4%Manufacturing 9.7%Professional, Scientific, Admin 7.8%Public Administration 7.2%Agriculture, Forestry, Fishing, Mining 7.2%Construction 6.4%Other Services (non-public admin) 5.1%Finance, Insurance, Real Estate 4.6%Transportation, Warehousing 3%Information 1.4%Wholesale Trade 0.7%


by occupation, 93436

Service 25.8%Management, Business, Science, Arts 24.8%Sales & Office 23.2%Natural Resources, Construction& Maintenance 15%Production & Transportation 11.3%


by Industry, SB CountyEducational Services, Healthcare 22.3%Arts, Entertainment, Recreation,Hospitality, Food 14%Agriculture, Forestry, Fishing, Mining 10.6%Professional, Scientific, Admin 10.4%Retail Trade 10.1%Manufacturing 6.8%Other Services (non-public admin) 5.6%Construction 4.8%Public Administration 4.7%Finance, Insurance, Real Estate 4.1%Transportation, Warehousing 2.8%Information 2.1%Wholesale Trade 1.8%


by occupation, sb county

Management, Business, Science, Arts 33.4%Service 22.9%Sales & Office 20.2%Natural Resources, Construction& Maintenance 15.4%Production & Transportation 8%






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POPULATIONUS Census Bureau, ACS 5-year estimate 2017

MAJOR EMPLOYERSCalifornia Economic Forecast, US Department of LaborCalifornia Employment Development Department

EMPLOYMENTLabor Market Info Projection 2018



Art is celebrated in Lompoc.Old Town is home to numerous outdoor murals - with over 30 major commissioned pieces and dozens of smaller ones.

Home to a year-round farmers market on Friday afternoons and a summertime Old Town Market. They each feature fresh fruits, vegetables, flowers and other items.

The Lompoc Valley is home to over 150 registered non-proft organizations, which support a wide range of sectors in the community, from scholarships and education to animal welfare.

Lompoc is home to the famous Wine Ghetto and is the gateway to the Sta. Rita Hills. This region is one of the most celebrated wine tasting hubs in Santa Barbara County.

La Purisima Mission is the most extensively restored mission in California. The nearly 2,000 acre park is home to 25 miles of hiking trails, a visitor/exhibit center and livestock.

The seaons of late spring and summer bring colorful flower fields to the Lompoc Valley. Varieties include stock, larkspur, delphinium and others.

There are numerous outdoor activities available in the Lompoc Valley, including an outdoor BMX park, miles of trails, a skatepark, and multi-use athletic fields.

The Pacific Ocean is just nine miles to the west of town, and home to Surf Beach. Jalama Beach County Park is just down the road on Hwy 1, with a scenic 14.5 mile road to the coast.

Lompoc is known for its mild climate, mostly sunny days with ocean breezes and cool marine layer, which usually clears by mid-day. In a typical year, Lompoc sees 286 sunny days.

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LOMPOC ZONING MAP 331-339 NORTH G STREET | LOMPOC, CA 93436

LEGEND

SUBJECT PROPERTY331-339 NORTH G STREET


MU ZONING CODE 331-339 NORTH G STREET | LOMPOC, CA 93436

Lompoc Municipal Code

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Title 17 ZONINGDivision 2. Establishment and Designation of Districts.

Chapter 17.056 MU MIXED-USE DISTRICT

17.056.010 Intent and Purpose.

To provide areas that encourage residential opportunities and innovative retail commercial uses that are locatednear transportation corridors where local residents have access to personal services, retail facilities, and culturalopportunities that are pedestrian oriented. To recognize the unique character that alleys can provide to supportinfill development, subject to appropriate standards to preserve views, protect privacy, and limit building bulk.(Prior code § 8150)

17.056.020 Definitions.

A. FAR—Floor Area Ratio. The FAR indicates the maximum intensity of development on a parcel. TheFAR is expressed as the ratio of building space to land area. For the purposes of this Section, building spaceis defined as enclosed gross leasable space.B. Mixed-use (M-U) project means the development of a tract of land or building or structure with two ormore different uses such as but not limited to residential, office, retail, public, or entertainment, in a compacturban form. Mixed-use projects may be arranged vertically (ground-level retail, office, restaurant,entertainment, or community facility with residential uses above the first floor). (Prior code § 8151)

17.056.030 Land Uses and Permit Requirements.

The following Section describes those land uses which are permitted, conditionally permitted, or prohibited in theMU District. Where a use is unlisted, the Community Development Director, or designee, shall be responsible tomake a determination of the most appropriate use classification. The Community Development Director may refer,with or without recommendation, any interpretation regarding a use classification directly to the PlanningCommission for a decision. Unless a use is determined to be similar to a listed use, it shall be prohibited.

A. Permitted uses are uses which are permitted as a right within the MU District. Permitted uses shallobtain a business tax statement, or equivalent, prior to commencement of use.B. Conditional uses are uses which require a conditional use permit, as provided for in the Lompoc ZoningOrdinance, prior to commencement of the use or issuance of a building permit.C. Prohibited uses are uses which are not permitted in the MU District. (Prior code § 8152)

17.056.040 Permitted Uses.

A. Antique or collectible store.B. Bakeries.C. Bed and breakfast facilities.D. Bookstores.E. Open space.F. Personal services (barber, hairdresser).

Chapter 17.056 MU MIXED-USE DISTRICT http://qcode.us/codes/lompoc/view.php?topic=17-2-17_056&showA...

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G. Professional offices (CPA, realtor).H. Public facilities.I. Residential (single-family and multifamily) dwelling units.J. Retail commercial (less than 5,000 square feet).K. Specialty food store (less than 5,000 square feet).L. Studios—Art, dance, martial arts, music, etc. (Prior code § 8153)

17.056.050 Conditionally Permitted Uses.

A. Restaurant, outdoor dining.B. Retail commercial, over 5,000 square feet.C. Specialty food stores, over 5,000 square feet.D. Tasting room, tavern, nightclub.E. Thrift or secondhand store. (Prior code § 8154)

17.056.055 Minor Use Permit.

A conditionally permitted use may be permitted subject to a Minor Use Permit as defined in Chapter 17.124 issuedby the Zoning Administrator where the use will be in an existing building and all of the underlying developmentstandards of the Zoning District are met. (Ord. 1578(11) § 9)

17.056.060 Prohibited Uses.

The following uses are not permitted in the MU District:A. Automobile related uses.B. Light manufacturing.C. Parking structures (garages for single and multifamily dwellings are permitted).D. Pawnshop.E. Warehousing and storage not subordinate to and directly related to the primary use, and/or occupyingmore than 50 percent of the site. (Prior code § 8155)

17.056.070 Standards of Development.

Projects in the MU District shall be subject to the development standards prescribed in this Section, any standardsnot specifically addressed are subject to the regulations of the City of Lompoc Zoning Ordinance.


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CURRENT ZONING CODE FOR MIXED-USE (MU) ZONE


MU ZONING CODE 331-339 NORTH G STREET | LOMPOC, CA 93436

FAR – Floor Area Ratio Commercial uses—0.75

Commercial and residential uses—1.00 with a minimum of 33percent of floor area for residential

Lot Area Minimum not less than 10,000 square feet

Lot Width 75-foot minimum

Lot Depth No minimum

Height

Maximum 45 feet or three stories

Minimum New construction shall be a minimum of two stories; existingstructures may remain one story

Minimum Yard Setback

Front No minimum

Side No minimum

Rear Generally, a ten-foot rear yard shall be provided to accommodatesolid waste receptacles and equipment, unless another dimensionis determined to be sufficient by the Planning Commission or CityCouncil

Maximum Residential Density 21.8 DU/net acre

Parking Requirements

Commercial Parking shall be provided in compliance with Section 17.112.020,unless determined by the Planning Commission or City Councilthat reduction of those requirements is appropriate, based on afinding that the nature and size of the use will likely attract 50percent or more of its patrons on foot or via bicycle

Residential Parking shall be provided in compliance with Section 17.112.020

Signs As permitted in Chapter 17.108 et seq.

Open Space Each dwelling unit shall be provided with private, usable space,i.e., decks, balconies, yards, or patios.

Outside Display All outside display and storage shall be within an entirely enclosedbuilding or be completely screened from public view.

Fencing Must be constructed to be architecturally compatible with mainstructures on the site, as allowed in Section 17.088.150.

Accessory Structures Must be constructed to be architecturally compatible with mainstructures on site, as allowed in Section 17.088.120. Portablemetal storage containers are prohibited.

(Prior code § 8156)


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17.056.080 Design Standards.

A. The design shall provide for internal compatibility between the residential and nonresidential uses onthe site.B. The design shall ensure that the residential units are of a residential character, and that appropriateprivacy between residential units and other uses on the site is provided.C. Site planning and building design shall provide for convenient pedestrian access from the public streetinto the nonresidential portion of the project, through courtyards, plaza, walkways, or similar features.D. The proposed use of each live/work unit is to provide a bona fide retail commercial or professionalservice in addition to the residential use thereof. No residential use shall be allowed on the ground floor of amultistory building.E. Areas for the collection and storage of refuse and recyclable materials shall be located on the site inlocations that are convenient for both the residential and nonresidential uses.F. At the pedestrian level, at least 50 percent of the total ground floor building frontage of any new orreconstructed building facing the public right of way shall have the following: windows with clear untintedglass and recessed entries. (Prior code § 8157)

17.056.090 Nonconforming Use and Structures.

Where at the time of adoption of the ordinance codified in this Section, a lawful use of land or structure existswhich would otherwise not be permitted by the regulations established by this Section, such use or structure maybe continued indefinitely subject to the following:

A. No nonconforming use shall in any way be physically expanded or extended more than 25 percent of itsgross floor area either on the same or on adjoining property, unless the expansion is intended to bring the useinto or toward conformity.B. A nonconforming use shall not be re-established after having been abandoned or discontinued for aperiod of 180 consecutive days. This discontinuance shall cause the use to be deemed to have ceased and theuse shall not be reinstated or replaced with another nonconforming use.C. Where a structure is noncomplying only by reason of inadequate setbacks, yard size, or open space,structural additions, alterations or enlargements of the existing structure(s) shall be permitted, provided theadditions, alterations or enlargements comply with all current provision/standards relating to the structure’sbuilding envelope. (Prior code § 8158)

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MU PROPOSED CODE 331-339 NORTH G STREET | LOMPOC, CA 93436

17.2.20: Other Zones

City of Lompoc Zoning Code | Public Hearing Draft 17.2.20-1

17.2.20: Other Zones 17.2.20.010: Purpose

17.2.20.020: Other Zones

17.2.20.030: Allowed Land Use and Permit Requirements

17.2.20.040: Other Zones Development Standards

17.2.20.050: Additional Standards and Requirements

17.2.20.010: Purpose

In addition to the purpose and intent described in Section 17.1.04.020 (Intent and Purpose), the specific purpose of the other zones is to adequately address special or unique land use characteristics.

17.2.20.020: Other Zones

A. Mixed Use Zone (MU). The Mixed Use (MU) Zone applies to areas near transportation corridors in the City where infill development with housing opportunities and retail commercial uses is encouraged. The Zone allows residents to have access to a mix of pedestrian-oriented uses which are harmoniously intermingled with multi-modal access.

B. Public Facilities and Institutional Zone (PF). The Public Facilities and Institutional (PF) Zone applies to areas of the City owned by public or quasi-public agencies. The Zone is intended to provide for the public service, educational, recreational, social, and cultural needs of the community.

C. Open Space Zone (OS). The Open Space (OS) Zone applies to areas of the City that are appropriate for designation as open space. The OS Zone is intended to ensure the protection of public health and safety; to preserve natural scenic areas for future populations; and to systematically manage the growth and direction of urban development.

D. Specific Plan Zone. The Specific Plan (SP) Zone applies to areas of the City where the systematic implementation of General Plan goals and policies are desired to ensure a more comprehensive and intensive evaluation and planning effort due to their large size, the need to master plan infrastructure, and their unique environmental settings. Specific plans are authorized by, and shall be prepared and amended in accordance with, California Government Code § 65450 et. seq.




The land uses allowed in the other zones are listed below, together with the planning permit type required for each use.

A. Establishment of an Allowable Use.

1. Any one or more land uses allowed in Table 17.2.20.030.A (Other Zones Allowed Uses) may be established on any lot within the other zone, subject to the planning permit requirement listed in the Table, and in compliance with all applicable requirements of this Code. Accessory uses are allowed only in conjunction with a primary use to which the accessory use relates.

2. Where a single parcel is proposed for development with two or more of the land uses listed in the Table at the same time, the overall project will be subject to the highest permit level required by the Table for any individual use.

3. Uses not listed below may be allowed in compliance with Subsection 17.1.08.030.D (Allowable Uses of Land).

B. Allowed Uses.









B. Allowed Uses.

DRAFT ZONING CODE FOR MIXED-USE (MU) ZONE









B. Allowed Uses.





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MU PROPOSED CODE 331-339 NORTH G STREET | LOMPOC, CA 93436







A. Open Space Zone. River and Creek Setbacks. A minimum setback of 30 feet shall be maintained from the top of any river or creek bank and/or edge of dripline, whichever is the farthest from the channel of the watercourse.

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HSC OVERLAY PLAN 331-339 NORTH G STREET | LOMPOC, CA 93436

CITY OF LOMPOC 2030 GENERAL PLAN

LAND USE ELEMENT

CITY of LOMPOC LU-18

Table LU-1 General Plan Land Use Categories and Definitions

Land Use Definitions AG Agriculture

Purpose To provide areas outside the Urban Limit Line for the protection and preservation of agricultural land as well as the long term production of food, fiber, and local specialty crops. Description Cropland and range land which is intended to remain in agricultural use. Land in this category must total at least twenty acres in size (either individual parcels or contiguous parcels). This category includes a wide range of agricultural activities including grazing, cultivation, processing, packing, greenhouses, farm equipment storage, and incidental residential uses. Allowable Building Density:

1 DU/20 acres Anticipated Maximum Population Intensity:

Negligible

Overlay Designations HSC H Street Corridor Infill Area

Purpose To encourage development of vacant or underutilized properties along the H Street Corridor to improve the aesthetics of the area and create an economically vibrant and socially inviting environment. The intent is to provide a combination of economic incentives and policy support for the revitalization of this area and for a more efficient, attractive, and pedestrian-friendly built environment. Another intent is to direct additional commercial and residential mixed uses into this corridor in keeping with economic development and urban infill goals and policies while providing enhanced opportunities for development that incorporates smart growth principals. A common feature in the evolution of communities of all sizes, infill refers to the incremental addition of new, renovated or adapted buildings within existing developed areas. Also older shopping centers and strip commercial areas that have failed provide an opportunity for land recycling. The benefits of infill housing include more efficient use of land, infrastructure and services; increased diversity of housing types especially smaller, more affordable units; and reduced pressure to develop previously unsettled areas that offer important ecological and/or recreational values. Description The H Street corridor provides the greatest opportunity for key infill projects in Lompoc. Large vacant and underutilized parcels have the potential to generate retail, office, and housing in mixed-use style developments along the corridor. Areas which provide a harmonious intermingling of pedestrian-oriented uses to meet the shopping, business, housing, and entertainment needs of City and regional residents with accommodations for access by automobiles, bicycles, and pedestrians alike. Vehicular parking is typically provided on-site with single-level and multi-level parking areas while still adhering to aesthetic considerations and design principles that invite pedestrians and bicyclists. Appropriate uses include retail shops; restaurants, hotels, business services; residential units; medical offices; and public and quasi-public uses of a recreational, educational, or religious type.

CITY OF LOMPOC 2030 GENERAL PLAN


HSO PROPOSED CODE 331-339 NORTH G STREET | LOMPOC, CA 93436

17.2.24: Overlay Zones


17.2.24: Overlay Zones 17.2.24.010: Purpose

17.2.24.020: Overlay Zones




17.2.24.010: Purpose

This Chapter sets forth additional standards for defined areas (i.e. overlay zones) that are applied in addition to standards provided in the base zones. These standards are intended to ensure that proposed uses and development are compatible with existing and future development on neighboring properties and produce an environment of desirable character consistent the General Plan.


A. Airport Overlay Zone (AO). The Airport Overlay (AO) Zone applies to areas of the City in the vicinity of the Lompoc Airport. The AO Zone is established for the general purpose of protecting the public health, safety, and welfare by minimizing the hazards to landing and take-off of aircraft and to increase the safety for land uses in the vicinity of the airport. The limitations on development imposed by the AO Zone are based upon the classification of the runway to be affected and are derived from the Santa Barbara County Airport Land Use Plan. The planning boundaries as designated by the Airport Land Use Commission, constitute the Airport Safety Zone, as designated by the Airport Land Use Commission.

B. Cultural Resources Overlay Zone (CRO). The Cultural Resources Overlay (CRO) Zone applies to areas of the City where the protection of cultural resources is critical. The CRO Zone streamlines the process of development review within the archaeological high sensitivity zone on the City’s south side and directs procedures that apply in cases where development requiring any ground disturbance is proposed.

C. Southside Overlay Zone (SO). The Southside Overlay (SO) Zone applies to areas of the City on the Southside of Lompoc where residential units on specific parcels have been legally established as legal units but may not comply with the underlying density standards of the base zone. The SO Zone acknowledges this legal nonconforming condition.



17.2.24: Overlay Zones 17.2.24.010: Purpose





17.2.24.010: Purpose

This Chapter sets forth additional standards for defined areas (i.e. overlay zones) that are applied in addition to standards provided in the base zones. These standards are intended to ensure that proposed uses and development are compatible with existing and future development on neighboring properties and produce an environment of desirable character consistent the General Plan.


A. Airport Overlay Zone (AO). The Airport Overlay (AO) Zone applies to areas of the City in the vicinity of the Lompoc Airport. The AO Zone is established for the general purpose of protecting the public health, safety, and welfare by minimizing the hazards to landing and take-off of aircraft and to increase the safety for land uses in the vicinity of the airport. The limitations on development imposed by the AO Zone are based upon the classification of the runway to be affected and are derived from the Santa Barbara County Airport Land Use Plan. The planning boundaries as designated by the Airport Land Use Commission, constitute the Airport Safety Zone, as designated by the Airport Land Use Commission.

B. Cultural Resources Overlay Zone (CRO). The Cultural Resources Overlay (CRO) Zone applies to areas of the City where the protection of cultural resources is critical. The CRO Zone streamlines the process of development review within the archaeological high sensitivity zone on the City’s south side and directs procedures that apply in cases where development requiring any ground disturbance is proposed.

C. Southside Overlay Zone (SO). The Southside Overlay (SO) Zone applies to areas of the City on the Southside of Lompoc where residential units on specific parcels have been legally established as legal units but may not comply with the underlying density standards of the base zone. The SO Zone acknowledges this legal nonconforming condition.



D. Planned Development Overlay Zone (PD). The Planned Development Overlay (PD) Zone applies to areas of the City appropriate for a flexible design approach to the development, which allows the development of diverse and varied uses and development that may not comply with all of the otherwise applicable standards of this Code in order to promote the orderly growth of Lompoc consistent with the General Plan.

E. Special Event Overlay Zone (SEO). The Special Event Overlay (SEO) Zone applies to areas of the City that have a base industrial zone (I Zone or BP Zone) but are frequented by tourists and visitors for wine tasting and related activities. The SEO Zone is intended to facilitate special events in these areas.

F. H Street Overlay Zone (HSO). The H Street Overlay (HSO) Zone applies to lots along the H Street corridor that are anticipated to be redeveloped or developed with commercial, residential, or a mix of uses in buildings and with associated improvements that result in a more attractive built environment that accommodates pedestrians, bicycles, transit, and private vehicles.


A. Land uses within any overlay zone shall comply with the allowed uses of the base zone, except as specifically modified, waived, or augmented by the overlay zone in Table 17.2.24.030.A (Overlay Zones Allowed Uses). If there is a conflict between any of the allowed uses in a base zone and an overlay zone, the overlay zone allowed uses shall control.

B. The land uses allowed in the overlay zones are listed below, together with the planning permit type required for each use.

C. Establishment of an Allowable Use.

1. Any one or more land uses allowed in Table 17.2.24.030.A (Overlay Zones Allowed Uses) may be established on any lot within the overlay zone, subject to the planning permit requirement listed in the Table, and in compliance with all applicable requirements of this Code. Accessory uses are allowed only in conjunction with a primary use to which the accessory use relates.



DRAFT ZONING CODE FOR H STREET OVERLAY (HSO) ZONE





D. Planned Development Overlay Zone (PD). The Planned Development Overlay (PD) Zone applies to areas of the City appropriate for a flexible design approach to the development, which allows the development of diverse and varied uses and development that may not comply with all of the otherwise applicable standards of this Code in order to promote the orderly growth of Lompoc consistent with the General Plan.

E. Special Event Overlay Zone (SEO). The Special Event Overlay (SEO) Zone applies to areas of the City that have a base industrial zone (I Zone or BP Zone) but are frequented by tourists and visitors for wine tasting and related activities. The SEO Zone is intended to facilitate special events in these areas.

F. H Street Overlay Zone (HSO). The H Street Overlay (HSO) Zone applies to lots along the H Street corridor that are anticipated to be redeveloped or developed with commercial, residential, or a mix of uses in buildings and with associated improvements that result in a more attractive built environment that accommodates pedestrians, bicycles, transit, and private vehicles.


A. Land uses within any overlay zone shall comply with the allowed uses of the base zone, except as specifically modified, waived, or augmented by the overlay zone in Table 17.2.24.030.A (Overlay Zones Allowed Uses). If there is a conflict between any of the allowed uses in a base zone and an overlay zone, the overlay zone allowed uses shall control.

B. The land uses allowed in the overlay zones are listed below, together with the planning permit type required for each use.

C. Establishment of an Allowable Use.

1. Any one or more land uses allowed in Table 17.2.24.030.A (Overlay Zones Allowed Uses) may be established on any lot within the overlay zone, subject to the planning permit requirement listed in the Table, and in compliance with all applicable requirements of this Code. Accessory uses are allowed only in conjunction with a primary use to which the accessory use relates.





D. Allowed Uses.

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17.2.24.040: Overlay Zones Development Standards

A. Development and new land use within any Overlay Zone shall comply with all applicable development standards of the base zone, except as specifically modified, waived, or augmented by the Overlay Zone in Table 17.2.24.040.A (Overlay Zones Development Standards) or a Preliminary Development Plan in the case of the PD Overlay Zone. If there is a conflict between any of the development standards in a base zone and an overlay zone, the overlay zone development standards shall control.

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KEN SWITZERCOMMERCIAL SENIOR ASSOCIATE

CAL DRE | 01245644

| 805.680.4622

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