HomeMy WebLinkAboutPC-1033-21 (USE-0522-2019 -- 862 Aerovista Pl.)RESOLUTION NO. PC-1033-21
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
APPROVING A MINOR USE PERMIT TO ALLOW MEDICAL OFFICE
AND OFFICE -BUSINESS AND SERVICES USES WITHIN A NEW TWO-
STORY OFFICE DEVELOPMENT CONSISTING OF 37,908 SQUARE
FEET OF OFFICE SPACE WITHIN THE BUSINESS PARK ZONE AS
PART OF THE AIRPORT AREA SPECIFIC PLAN. THE PROJECT
INCLUDES A MITIGATED NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT (CEQA); AS REPRESENTED IN THE
STAFF REPORT AND ATTACHMENTS DATED JANUARY 8, 2020 (862
AEROVISTA, USE-0522-2019)
WHEREAS, the Planning Commission of the City of San Luis Obispo meeting was
conducted via teleconference on February 10, 2021, pursuant to a proceeding instituted under
USE-0522-2019, Quaglino Properties, LLC, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo has duly considered
all evidence, including the testimony of the applicant, interested parties, and evaluation and
recommendations by staff, presented at said hearing; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
SECTION 1. Findings. The Planning Commission hereby grants final approval to the
project (USE-0522-2019), based on the following findings:
1. The project will not be detrimental to the health, safety, or welfare of those working or
residing in the vicinity since the proposed project is consistent with the site's Business Park
Zoning designation, and will be subject to conformance with all applicable building, fire,
and safety codes.
2. The proposed use is located along a street designated as an arterial or commercial collector
in the Circulation Element and has convenient access to public transportation traffic onto
local or collector streets in residential zones because the project is located along Broad
Street, which is designated Highway/ Regional Route in the Circulation Element and is
located within a half mile from public transit.
3. The proposed medical service will not significantly increase traffic or create parking
impacts in residential neighborhoods because there are no direct connections to streets in
residential neighborhoods from the project location.
Resolution No. PC-1033-21
862 Aerovista Ave., USE-0522-2019
Page 2
4. The proposed medical service is consistent with the Airport Land Use Plan because the
Airport Land Use Plan designates this area as Safety Zone S-Ic, which allows for Medical
Service, in addition to all other office uses, consistent with the Zoning Regulations.
5. The project will not preclude service commercial uses in areas especially suited for these
uses when compared with medical services because the project location is within the
Business Park zone and other locations are more especially suited for those uses.
6. The project site can accommodate the parking requirements of the proposed medical
service and will not result in other lease spaces being under-utilized because of lack of
parking because the project site was designed and is being built with sufficient parking
spaces that is consistent with the Institute of Transportation Engineers Parking Demand for
medical office uses.
SECTION 2. Environmental Review. The project is consistent with the certified Final
Program Environmental Impact Report (Program EIR) for the Airport Area Specific Plan (AASP).
On August 23, 2005, the City Council certified the Program EIR for the AASP and approved the
AASP through Council Resolution 9726 (2005 Series). The Program EIR contains analysis, at a
program level, of the basic issues that will be used in conjunction with subsequent tiered
environmental documents for specific projects. The proposed project does not include any changes
to the underlying zone or land use designation, or associated development standards as identified
in the AASP, and is consistent with the AASP and associated Final Program EIR. An Initial Study
(IS) was prepared in accordance with the California Environmental Quality Act (CEQA) and a
Mitigated Negative Declaration (MND) is recommended for adoption (ARCH-0430-2019 & EID-
0055-2020). The IS-MND identifies that the project would potentially affect the following
environmental factors unless mitigated: air quality, biological resources, cultural resources,
geology and soils, hazards and hazardous materials, hydrology and water quality, transportation,
tribal cultural resources, and utilities and service systems. Mitigation measures have been
identified to reduce these potential impacts to less than significant. With incorporation of
mitigation measures, potential environmental effects of the project would not directly or indirectly
result in any substantial adverse effects on the environment.
SECTION 3. Action. The project conditions of approval do not include mandatory code
requirements. Code compliance will be verified during the plan check process, which may include
additional requirements applicable to the project. The Planning Commission hereby grants final
approval to the project with incorporation of the following conditions:
Planning Division
1. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the Planning Commission (USE-
0522-2019, ARCH-0430-2019 & EID-0055-2020). A separate, full-size sheet shall be
included in working drawings submitted for a building permit that lists all conditions and
code requirements of project approval listed as sheet number 2. Reference shall be made in
the margin of listed items as to where in plans requirements are addressed. Any change to
Resolution No. PC-1033-21
862 Aerovista Ave., USE-0522-2019
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approved design, colors, materials, landscaping, or other conditions of approval must be
approved by the Director or Architectural Review Commission, as deemed appropriate.
2. This Minor Use Permit shall be reviewed by the Community Development Director for
compliance with conditions of approval, or to determine whether a modification of the Use
Permit is necessary upon significant change to the project description, approved plans, and
other supporting documentation submitted with this application or in the event of a change in
ownership which may result in deviation from the project description or approved plans.
Minor changes to the description may be approved by the Community Development Director;
substantial modifications shall require modification of the Minor Use Permit.
3. Prior to the issuance of a building permit, and as required by the AASP, employers with 25
or more employees shall develop a trip reduction program to reduce vehicle trips to and from
the property (AASP 6.4.9), the plan shall clearly identify the responsibility for monitoring
and reporting the progress of the Trip Reduction Program to the satisfaction of the
Community Development Director and the Public Works Director. The Trip Reduction Plan
shall identify a series of strategies that are anticipated to reduce the project -generated single -
occupant vehicle trips and corresponding vehicles miles traveled within the City's adopted
thresholds.
4. The building shall limit the amount of space dedicated for medial office uses within the
building to no more than 21,545 square feet (60%) of the total building area (35,908 square
feet) for the project, the remaining area of the building may be used for general office uses or
other uses as allowed within the BP zone. A traffic impact study will be required in that event
that medical office uses expand or are proposed to occupy more than 21,545 square feet of
the building.
5. The property owner shall be responsible for maintaining and updating the current parking
calculation for the commercial component of the project upon the submittal of Planning and
Building permits for tenant changes or improvements, and/or each business license, to ensure
the site does not become under -parked.
6. Plans submitted for a building permit shall clearly depict the location of all required short and
long-term bicycle parking for residential and commercial uses, plans submitted for
construction permits shall include bicycle lockers or interior space within each residential
unit or parking area for the storage of at least two bicycle per residential unit. Sufficient detail
shall be provided about the placement and design of bike racks and lockers to demonstrate
compliance with relevant Engineering Standards and Community Design Guidelines, to the
satisfaction of the Public Works and Community Development Directors.
7. Any new proposed signage or murals shall be reviewed by the Planning Division to ensure
appropriateness for the site and compliance with the Sign Regulations. Signage shall
coordinate with building architecture and the type of land use. The Director may refer signage
to the Architectural Review Commission (ARC) if it seems excessive or out of character with
the project.
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Indemnification
8. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers
and employees from any claim, action or proceeding against the City and/or its agents,
officers or employees to attack, set aside, void or annul, the approval by the City of this
project, and all actions relating thereto, including but not limited to environmental review
("Indemnified Claims"). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in
the defense against an Indemnified Claim.
On motion by Commissioner Quincey seconded by Commissioner Wulkan, and on the
following roll call vote:
AYES: Commissioners Kahn, Quincey, Shoresman, Wulkan, Vice -Chair Jorgensen and
Chair Dandekar
NOES: None
REFRAIN: None
ABSENT: Commissioner Hopkins
The foregoing resolution was passed and adopted this 1 Ot" day of February, 2021.
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Shawna Scott, Secretary
Planning Commission