HomeMy WebLinkAboutPC-1081-23 (USE-0559-2023 -- 1166 Higuera)RESOLUTION NO. PC-1081-23
A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING
COMMISSION APPROVING A CONDITIONAL USE PERMIT TO
ESTABLISH A CITY PARKING FACILITY (I.E., SURFACE PARKING
LOT) AT 1166 HIGUERA STREET. THE PROJECT IS EXEMPT FROM
ENVIRONMENTAL REVIEW UNDER SECTION 15301 (EXISTING
FACILITIES) OF THE CEQA GUIDELINES AS REPRESENTED IN THE
STAFF REPORT AND ATTACHMENTS DATED DECEMBER 13, 2023
(1166 HIGUERA STREET, USE-0559-2023)
WHEREAS, the City Council of the City of San Luis Obispo conducted a public
hearing in the Council Chamber of City Hall, 990 Palm Street, on November 14, 2023,
approving the purchase and authorizing execution of the purchase and sale agreement
for the property located at 1166 Higuera Street for a City parking facility; City of San Luis
Obispo, applicant; and
WHEREAS, future uses of the property at 1166 Higuera Street will be determined
through public outreach and engagement with property owners and businesses in the
Upper Monterey Area to confirm the scope in pursuing an area plan; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a
public hearing in the Council Chamber of City Hall, 990 Palm Street, on December 13,
2023, determining General Plan conformance for acquisition of the property located at
1166 Higuera Street, pursuant to a proceeding instituted under GENP-0555-2023 as
required by California Government Code Section 65402; City of San Luis Obispo,
applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a
public hearing in the Council Chamber of City Hall, 990 Palm Street, on December 13,
2023, for the review of a Conditional Use Permit to establish a City parking facility (i.e.,
surface parking lot) at 1166 Higuera Street, pursuant to a proceeding instituted under
USE-0559-2023; City of San Luis Obispo, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo has duly
considered all evidence, including 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. Finding. The Planning Commission hereby grants final approval for
the project (USE-0559-2023), based on the following findings:
Resolution No. PC-1081-23
1166 Higuera Street, USE-0559-2023
Page 2
1. The project is consistent with the General Plan because it is an allowable use that
would facilitate paid public parking to support the operation of existing and
proposed uses in the vicinity. In addition, the project would advance Land Use
Element Policy 8.2.2 and Program 4.25 by increasing parking supply and access
to support development and economic revitalization in the Upper Monterey Area.
2. The proposed parking facility use is conditionally permitted in the Retail
Commercial zone and complies with applicable provisions of the Zoning
Regulations and Municipal Code.
3. The design, location, size, and operating characteristics of the project will be
compatible with the existing and future land uses in the vicinity because the
proposed parking facility would utilize an existing developed property with minor
improvements to prepare the property for use as public parking. Additionally, the
increased public parking supply would support the operations of existing and
proposed uses in the vicinity.
4. The site is physically suitable in terms of (a) its design, location, shape, size, and
operating characteristics of the project; (b) traffic generation and the provision of
public and emergency vehicle (e.g., fire and medical) access; (c) Public protection
services (e.g., fire protection, police protection, etc.); and (d) the provision of
utilities (e.g., potable water, schools, solid waste collection and disposal, storm
drainage, wastewater collection, treatment, and disposal, etc.). The project is
surrounded by other developed properties with compatible uses, has access to the
City’s circulation system, and would be served by City utilities. The project utilizes
an existing developed property and does not include activities that would generate
service or utility demands beyond those anticipated with uses permitted in the
vicinity.
5. The establishment and subsequent operation or conduct of the use will not,
because of the circumstances and conditions applied in the particular case, be
detrimental to the health, safety or welfare of the general public or persons residing
or working in the neighborhood of the use, or be detrimental or injurious to property
or improvements in the vicinity of the use because the project would utilize an
existing developed property for the parking facility. Minor improvements to the site
are proposed, and relevant code requirements will be reviewed for compliance at
the time of building and/or grading permit application.
SECTION 2. Environmental Review. The project is exempt under Section 15301
(Existing Facilities) of the CEQA Guidelines because it includes the operation, repair,
maintenance, permitting, leasing, licensing, and minor alteration of an existing developed
property. The project includes the use of an existing parking lot with minor repairs and
alterations and does not include construction of additional building square footage. Minor
improvements would be limited to (a) parking lot improvements (e.g., installation of
parking signage, striping, wheel stops, pay stations, etc.), (b) landscape improvements
(e.g., reconstruction of planter areas, etc.), and (c) demolition of an existing uninhabitable
structure. Therefore, the project involves negligible expansion to the former use.
Resolution No. PC-1081-23
1166 Higuera Street, USE-0559-2023
Page 3
SECTION 3. Action. The Planning Commission hereby grants final approval to
the project with incorporation of the following conditions:
1. Plans submitted for the building and/or grading permit application(s) for the minor
site improvements shall be in substantial conformance with the project description
represented in the Planning Commission Staff Report dated December 13, 2023.
2. The Conditional Use Permit shall be reviewed by the Community Development
Director for compliance with conditions of approval, or to determine whether a
modification to the Conditional Use Permit is necessary upon significant change
to the project description represented in the Planning Commission Staff Report
dated December 13, 2023 or in the event of a change in ownership which may
result in deviation from the project description.
On motion by Commissioner Jorgensen, seconded by Commissioner Houghton, and
on the following roll call vote:
AYES: Commissioner Houghton, Commissioner Jorgensen, Commissioner
Kahn, Commissioner Tolle, Vice Chair Cooley, and Chair Munoz-
Morris
NOES: None
RECUSED: None
ABSENT: Commissioner Ringer
The foregoing resolution was passed and adopted this 13th day of December 2023.
___________________
Tyler Corey, Secretary
Planning Commission