HomeMy WebLinkAboutARC 21-98city of San US OBISpo
PLANNING APPLICATION
Department of Community Development • 990 Palm Street • San Luis Obispo, CA 93401-3249 • (805) 781-7170
• Print clearly in ball-point or type only in the unshaded area. The back of this form has information about processing your application. •
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Representative (if any) Day Phone
Representative's Address
Property Owner (If other than applicant) �� d� Day Phone
Owner's Address
Please indicate if all correspondence is to be sent to 71.1he applicant the representative ❑ the property owner. ❑
What do you want to do? What is your final goal?
Project Address
Name of tract, development or business"7 Tt t t,) L SS PAR-g--
Legal Description: Lot - 1►Block _ Tract_ Z- -2-0 _z —
Assessor's Parcel Number D 3— SI - D3
,� Z1 Present Zone C — 5
APPLICANT/REPRESENTATIVE: I have reviewed this com- PROPERTY OWNERIAUTHORIZED AGENT: I have read this
pleted application and the attached material. The information pro- completed application and consent to its filing.
vided is accurate. I understand the city might not approve what I'm
ap I ing for, or might set coRd' 'bn of approval.
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igned Da a f Signed Date
CHECK REVIEW APPLICATION NO. FEE PAID
ROUTING Sent Rec'd
Sent
Rec'd
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Public Services 0
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Building Reg. ❑
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ij�Use Permit
Engineering 0
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❑
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St. Trees (Pk. Fmn.) ❑
❑
City Attorney ❑
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❑ Env. Review
Fire Department 0
❑
Police Department 0
0
❑ Std. Subdivision
Parks & Recreation ❑
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Other ❑
0
> ❑ Minor Subdiv:
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o ❑ Other
Prior applications on this site
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Date this applrcatian certified complete
oTentative Hearing Dates
EIR Determination: ❑ Cat. Ex.
❑ Neg.
Dec. EIR Req'd Date
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PROJECT ACTIONS:
Date '. Body
Action (Resolution Number)
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Department of Communit__ )evelopment
Planning Application
Project Address
162 CROSS Parcel #
053-251-039
Legal Description
CY SLO TR 2202-1 REMAINDER LOT
Zoning 1
C-S Zoning 2
Property Owner
TK DEVELOPMENT II A CA PTP
In Care Of
% JOSEPH D ABKIN
Owner Address
222 E CARRILLO ST STE #400
SANTA BARBARA CA 93101-2127
Applicant Name
BONNIE MARKOFF
Day Phone(805)545-8212
Address
129 GRANADA SLO 93401
Representative
N/A
Day Phone( )
Address
Send correspondence to X applicant representative owner other (see file)
Planning Services Summary
Application # Type of Application Received Fee
A 21-98 allow veterinarian in C-S zone, including 02/04/98 $243
boarding and grooming (small animals)
ARC 21-98 New 10,000 square foot animal hospital and 02/04/98 $720
caretaker's quarters.
Total fees due $963
Received By JEFF HOOK
Fee Paid by Applicant
Assigned planner PEGGY MANDEVILLE
First Hearing 04/06/98 AR
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
(805) 781-7172
ARC Minutes
April 6, 1998
Page 9
Co
AYES:
NOES:
ABSENT
seconded the motion.
Illingworth, Sim
Loh
Rawson, Regier
The motion passed.
Aiken, Parker
3. ARC 21-98; 162 Cross Avenue: Review of a new 10,000 sq. ft. animal hospital and
caretaker's quarters; C-S zone; Bonnie Maz•koff, applicant.
John Shoals, Associate Planner, presented the staff report recommending, final approval to the
project based on findings and subject to conditions, mitigation measures and code requirements.
Bonnie Markoff, applicant, explained the proposal and noted there would be onsite toilets for
waste disposal, sprinklers and special grass for animal urine.
Joe Dalusia, 1042 Palm, supports the project, but is concerned with barking dogs and the chain
link fence.
COMMISSION COMMENTS:
Commr. Loh said the building is "top heavy" and she is concerned about the size of the signage.
She questioned the grading and drainage swales. She liked the landscape plan.
Commr. Stevenson asked if the applicant had considered an alterative to chain link fencing (i.e.
dogs barking at moving cars). He was concerned with signage too.
Commr. Parker suggested considering increasing the building overhang from two feet to three
feet to accentuate the horizontal plane.
Commr. Aiken supported the project.
Commr. Illingworth said he had no problem with the chain link fence and the landscaping.
Commr. Parker moved to approve the project based on the following findings and subject to the
following conditions and code requirements:
Findings
ARC Minutes
April 6, 1998
Page 10
1. The project is appropriate in this servicz '0111,11' :tat setting, will be compatible with
surrounding development and vv`11 tc, the quality of life in San Luis Obispo
consistent with goals contained irr tl:c City's Review Guidelines.
2. Mitigation measures established for and Prezoning (ER 53-94) and Tract
2202 (ER 74-95) adequately addreis in,,,.acts resulting from construction and
operation of a veterinary hospital at this
Conditions
1. The following items shall return C st,-, P rcv iL v / and , pproval as part of the building
permit plan check process:
• Refinements to the parking va,, City's Parking and Driveway
Standards.
• Refinements to the laridscartc r-lati ,,A, '. `i'Jicatcs screening from the public streets with
a minimum 3-foot high continuo-_,,s anc'./cf: ;'-lant materials, additional trees planted
within the parking area to reduce evaporative: en. issions from automobiles, vines planted
on the fence facing Tank Farm I= oad <r-irl p!an' ,nateri fls located in the areas currently
indicated as "bark only".
• The parking lot design sha':i c: ,rip',i. v 0,'I Parking and Driveway Standards,
including parking bay
• A site lighting plan. including d parking lot standards that are a
maximum of 20 feet in heiizlrit and fixtures with down -type
lights and shields, preferably v, it1: r illumination levels at
the ground below the lighting 1'3 luxes under the fixture and 3
luxes at the dimmest point).
2. The proposed driveway ramp o,, 1, —1- ;ius, '.,Jdc sidewalk that wraps around the
driveway ramp in accordance wi-h r'enstruction standards.
3. The drain inlet proposed in fr-) t • 'he r.-: 1c11- i-r s-n!jst be eliminated or relocated an
adequate distance away, to the `riai Wa ;te Inspector.
4. A minimum of one bicycle rack of thc. "U" or similar design capable of
accommodating two bicycles shall be instal'_,.1.
5. Two bicycle spaces shall be Ic- ot- r'(� ct 2nlpi-yees. These spaces shall be
located within a fully enclosed hicyc`e i cken, s'; vvithin a lockable room in the building
that is reserved for bicycle store
6. Street trees are required to be per {'i; Stan:_inrds (one tree per 35 linear feet of street
frontage).
ARC Minutes
April 6, 1998
Page 11
7. Mechanical equipment small be screened ,vi�,o materials and/or colors complimentary to the
building.
8. The applicant shall provide i 0 big.. ,` -Al(" 1 () �-iotorcycie space in order to receive the
reduction of two automobile
9. A retaining wall will be requireG_ ini'i,T . 'Me c',wninDn with lot 8 if the grade is to
be raised two feet as proposed.
Mitigation Measures
If any archaeological resource, %i ,� , �' : .� - sii. CFarauon, all earth -work within 150-
feet of the object(s) shall cease In-2-sclarcc, have b,--en evaluated by a qualified
archaeologist. Any additional rti t ,; by the archaeologist shall
be evaluated by the Commun:*Ay ;.,rector, and upon Director approval,
implemented by the applicant.
2. Prior to the issuance of a building= ncr li`,. dire shall grant an updated avigation
easement to the County of San L L�Js (''b s,)c ,,n a� warier easement document prepared by
the County. The applicant shah ' ),: �. elopment Department with a
copy of the easement for docu:-,icnt;;ti:)n
3. Site improvements shall conforn- wi ' in the approved soils engineering
report to offset the effects of exparsk c soils.
4. Consistent with grading standards in F, ,-ding Code, all graded surfaces shall be
wetted, protected or contained in 3 a r- r <,s r:R ~event ,Aim or spill upon any adjoining
property or street. The followi rc tt;e prq�ject's dust management
plan and shall remain in ettrect dlr> �, cT i( p-piect's construction:
a. Regular wetting of roads and «r<. Je(l lc , ,.t twice daily with complete coverage
of all active areas);
b. Increasing frequency of watcriiig w 1."11 " e� W1 k_C s exceed 15 mph;
c. Cessation of grading activities duri -ig peciods (;t yvinds over 25 mph;
d. Direct application of water an t ,,n ; and/or transported onsite or off
site;
e. Watering material stockpiles 1
f. Use of non -potable water i ,.-3. ,,) ;, 1 , _ ,, -- -tio;; and dust control work.
5. All PMio mitigation measures siia s " OV/T� an grading and building plans. The
contractor shall designate a person �r p ^r �� �r r or tl-,e dt-s control program consistent
ARC Minutes
April 6, 1998
Page 12
with APCD guidelines and shall rrovir:e r:ai-:d telephone number(s) to the
Community Development DepartFI L I �. f :' : 11,
6. Site development shall include measures impacts to air quality, such as:
a. Extensive tree planting in the ,i. --As'c : !uce evanorative emissions from
automobiles.
b. A carpool/rideshare/public-ta a:-,�',. ,►;'l:j 'i,i lletin )oard installed in a visually
prominent and easily accessi'-�?:, ►:..:-,i
c. Weatherproof and lccb lu .1,!,) oos. as well as short-term bicycle
parking racks for custow,. � C_ ".
7. The construction project shal' include a so'irl ,astr, �i:,�`�c;lih«plan for recycling discarded
materials, such as concrete, sheets r_.k vioot . ;Md, r:,t-Is. from'he construction site. The
plan must be submitted for approval by t,te Ci.y's Slid Waste Coordinator or the Community
Development Director, prior to 'ru.ld7:
8. Site development where possil-Ir
a. Skylights or other merhArl,�nt,- n� �c
b. Operable windows to d7.
c. Energy -efficient ark ox'.erior use.
d. Facilities for on -site recyc,J,i4,.
9. The use of materials- especially 1i r�fcctive to reduce glare. The use
of mirrored or reflective glass si-;-.�
Code Requirements
1. A water allocation is required fo,- , - .-, 't- %Joni !, a water allocation can only be
obtained through the water re(rol17 1 �.: UiLyv s *crrer Conservation division can
help in determining the needed aJII ff z►t),'r ; i-id u,�_ neccs�,ary number of retrofits. Water
Conservation can be reached by ah;,Ir "' 1-71 S
,-
2. Water and Wastewater Impart the tirn- building permits are issued.
Both the Water and the W,istc",atc iivipa:'� � (.cs bast; on the size of the water meter
serving the parcel.
3. The applicant shall contact tine I o�r,- Dale Karns, at 781-7425,
for requirements relating to haza t► �� e _: „"i, pretreatment requirements.
4. Additional requirements will. Inc ,e ►.; ire s-rk/ed by awell.
5. Traffic impact fees are rec ► to ;, ; t t ;r _'" �f a building permit.
ARC Minutes
April 6, 1998
Page 13
6. An accessible parking space witi: a!i ::orc iccated on the passenger side of
the vehicle will be required.
7. All walkways shown connect;n« t;!e iyt hlic s dev✓alk must be accessible.
Commr. Loh seconded the motion.
AYES: Parker, Loh, Aiken.
NOES: None
ABSENT: Rawson, Regier
The motion passed.
4. C 17-98• 2000 -vi Beni e r t :,f a gas station remodel and new
con fence store with prose (c C-T zone; RHL Design Group, Inc.,
John Shoals, Associate nner. prc�er,L, +:1 .,ccomnlending approval of the
variance request and final a i*tectural ar:c,,,, l if) pro ect. based on findings and with
conditions.
Larry Tidball, representative. went C0 "t, ori�fica'.ions to the building elevation.
He disagreed with staffs building do 11 i-,oted that Chevron wanted to keep red
as part of the corporate design. He said iLLi : �. �10e- l- wa5 acdressed in the revised building
elevations. He requested ARC approval or dirc;.:t cn.
Terry Ray, manager of General 1h �ugge,sted the ARC look at traffic
and pedestrians at the intersection o; (ar:� lc d 1�1: �ti m�� r �y.
A member of the public questior-d 1i1F. , ,. `s; ,�� e, tl, ol;op red sign over the existing
service station signage.
Gary Weaver, Chevron repreaer�+. titic. �,1�?�.��1 t ;. fit -v:o'l oas "Taut its best foot rward". They
wanted a decision not a conti�luan�ce. 1lc r,xi llt,;r. th.e A.� deny the project, ather than
continue it.
COMMISSION COMMENTS:
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A City of sAn tuis oBispo
99%
April 13, 1998
Bonnie Markoff
129 Granada
San Luis Obispo, CA 93401
SUBJECT: ARC 21-98: 162 Cross Avenue
Dear Ms. Markoff:
The Architectural Review Commission, at its meeting of April 6, 1998, granted final approval to
your project based on the following findings and subject to the following conditions, mitigation
measures and code requirements:
Findings
The project is appropriate in this service commercial setting, will be compatible with
surrounding development and will contribute to the quality of life in San Luis Obispo
consistent with goals contained in the City's Architectural Review Guidelines.
2. Mitigation measures established for the Annexation and Prezoning (ER 53-94) and Tract
2202 (ER 74-95) adequately address potential impacts resulting from construction and
operation of a veterinary hospital at this location.
Conditions
1. The following items shall return to staff for review and approval as part of the building
permit plan check process:
• Refinements to the parking bay widths in compliance the City's Parking and Driveway
Standards.
• Refinements to the landscape plan which indicates screening from the public streets with
a minimum 3-foot high continuous berm and/or plant materials, additional trees planted
within the parking area to reduce evaporative emissions from automobiles, vines planted
on the fence facing Tank Farm Road and plant materials located in the areas currently
indicated as "bark only".
• The parking lot design shall comply with the City's Parking and Driveway Standards,
including parking bay dimensions.
• A site lighting plan, including photometrics, and parking lot standards that are a
maximum of 20 feet in height from ground to top of fixture, and fixtures with down -type
lights and shields, preferably with metal halide lamps (maximum illumination levels at
the ground below the lighting fixtures shall not exceed 10 luxes under the fixture and 3
luxes at the dimmest point).
!� The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities.
lJ Telecommunications Device for the Deaf (805) 781-7410.
ARC' 21-98
Page 3
a. Regular wetting of roads and graded areas (at least twice daily with complete coverage
of all active areas);
b. Increasing frequency of watering whenever winds exceed 15 mph;
c. Cessation of grading activities during periods of winds over 25 mph;
d. Direct application of water on material being excavated and/or transported onsite or off
site;
e. Watering material stockpiles; and
f. Use of non -potable water is required in all construction and dust control work.
5. All PM,,, mitigation measures required shall be shown on grading and building plans. The
contractor shall designate person or persons to monitor the dust control program consistent
with APCD guidelines and shall provide the contact name(s) and telephone number(s) to the
Community Development Department prior to permit issuance.
6. Site development shall include measures to minimize negative impacts to air quality, such
as:
a. Extensive tree planting in the parking areas to reduce evaporative emissions from
automobiles.
b. A carpool/rideshare/public-transit information bulletin board installed in a visually
prominent and easily accessible location.
c. Weatherproof and lockable bicycle storage for employees, as well as short-term
bicycle parking racks for customer use.
7. The construction project shall include a solid waste recycling plan for recycling discarded
materials, such as concrete, sheetrock, wood, and metals, from the construction site. The
plan must be submitted for approval by the City's Solid Waste Coordinator or the
Community Development Director, prior to building permit issuance.
8. Site development where possible shall incorporate:
a. Skylights or other mechanisms to maximize natural daylighting.
b. Operable windows to maximize natural ventilation.
c. Energy -efficient lighting systems for both interior and exterior use.
d. Facilities for on -site recycling.
9. The use of materials- especially in the roof- shall be nonreflective to reduce glare. The use
of mirrored or reflective glass shall be prohibited.
Code Requirements
l . A water allocation is required for the new building. Currently, a water allocation can only be
obtained through the water retrofit program. The City's Water Conservation division can
help in determining the needed allocation and the necessary number of retrofits. Water
Conservation can be reached by calling 781-7258.
2. Water and Wastewater Impact Fees shall be paid at the time building permits are issued.
Both the Water and the Wastewater Impact Fees are based on the size of the water meter
serving the parcel.
ARC. 21-98
Page 4
3. The applicant shall contact the City's Industrial Waste Coordinator, Dale Karns, at 781-
7425, for requirements relating to hazardous materials and wastewater pretreatment
requirements.
4. Additional requirements will be imposed if the site is to be served by a well.
5. Traffic impact fees are required to be paid prior to the issuance of a building permit.
6. An accessible parking space with an 8 foot unloading zone located on the passenger side of
the vehicle will be required.
7. All walkways shown connecting the building to the public sidewalk must be accessible.
The decision of the Commission is final unless appealed to the City Council within ten days of
the action. The appeal period will expire on Thursday, April 16, 1998 at 5:00 p.m. An appeal
may be tiled with the City Clerk by any person aggrieved by a decision of the Commission.
While the City's water allocation regulations are in effect, the Architectural Review
Commission's approval expires after three years if construction has not started, unless the
Commission designated a different time period. On request, the Community Development
Director may grant a single one-year extension.
If you have questions, please contact Peggy Mandeville at 781-7175.
Sincerely,
Ronald'Whisenand
Development Review Manager
RW:mk
cc: TK Development
Joe DeLucia