HomeMy WebLinkAbout01/05/1988, 2 - A133-87 AND V1342: APPEAL OF A PLANNING COMMISSION DENIAL OF A USE PERMIT AND VARIANCE TO ALLOW A TWO-STALL SELF-SERVICE CARWASH ON A NONCONFORMING LOT EXTENDING BETWEEN HIGH AND UPHAM STREETS.���N�ir►►I(VIIIII���ii ll�Ill city Of san LUIS OBISPO
WhaZa COUNCIL AGENDA REPORT
MEETING DATE:
1 -5 -88
ITEM NUMBE
FROM: Michael Multari, Community Development Director Prepared by: Judith Lautner .i
SUBJECT: j
A133 -87 and V1342: Appeal of a Planning Commission denial of a use permit and
variance to allow a two -stall self- service carwash on a nonconforming lot extending
between
CAD RECOMMENDATION:
Uphold the Planning Commission's action by denying the appeal.
BACKGROUND:
DISCUSSION
The owner of a small nonconforming lot that fronts on two streets wants to develop it
with a two -stall carwash. He is also asking for a reduction in the required parking
spaces from two to one, and for a sideyard reduction from five feet to zero feet. The
Hearing Officer referred the requests to the Planning Commission, based on public
interest in similar applications.
The Planning Commission initially voted on a motion to approve the request, with a
condition mitigating noise from the operation. The motion failed on a 3 - 3 vote (1
absent). To allow an appeal by the applicant, the commission then denied the requests,
finding that the use would result in hazards for traffic and pedestrians, on a 4 - 2 vote
(1 absent). (See minutes, attached.)
In reviewing these requests, staff evaluated its impacts on noise in this
partially - residential neighborhood, water use, wastewater disposal, land use patterns,
and traffic and circulation. Staff also looked at the variance requests in light of
existing yards and the need for parking spaces. Because of the small size and unusual
configuration of the lot, staff found the variance requests reasonable. Concerns with
water use, noise, and compatibility were found to be mitigatable, while standard code
requirements were found to control wastewater disposal. Both staff and the Planning
Commission determined that circulation into and on the site, and the effects of queueing
on traffic in the area were major concerns.
SIGNIFICANT IMPACTS
The project was found to have significant impacts on vehicle and pedestrian traffic in
the area.
CONSEQUENCES OF NOT TAKING THE RECOMMENDED ACTION
If the council approves the appeal, the applicant will be able to build a carwash on the
site. The council may approve the use permit and variance with conditions intended to
alleviate the circulation problems anticipated by staff. Depending on the final
configuration of the site plan and conditions imposed upon its use, the project may or
may not have serious impacts on the neighborhood. In staff's view, the size of the lot
inhibits its ability to support the carwash use without impacts on traffic.
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COUNCIL AGENDA REPORT
A133-87
V 1342
Page 2
Data summary
Address: 640 High Street
Applicant: . Randy Dettmer
Zoning: C -N
General plan: Neighborhood commercial
Environmental status: Categorically exempt
Project action deadline: April 26, 1988
Site description
The site is an irregularly- shaped lot, with frontage on High and Upham Streets. The
frontage width on High is 48.5 feet, while the frontage on Upham is 36.64 feet. An old
shed sits near the High Street property line.
The neighborhood contains a combination of older residences and small businesses, many in
nonconforming buildings.
EVALUATION
Staff suggests the council consider the following in its evaluation of these requests:
1. Noise. Carwashes are usually fairly noisy, from the sound of the pressurized hoses
and the vacuums. Self- service carwashes tend to be quieter than automatic, however,
since large machinery is not involved. Staff views the vacuum noise as the greater
concern in this case.
The site is surrounded by commercial uses, except for some older residences and
apartments about sixty feet away, across Upham Street. The site is about 140 feet
away from the residential zone on High and Ward, and 180' from the R -2 zone on Upham
and Broad Streets. Traffic levels are not high on either High or Upham in this
area. Therefore, the noise from vacuums could be noticeable and objectionable to the
small businesses and residences in the neighborhood.
If the project is approved, staff recommends that special housing be used on the
vacuums to limit the noise level to acceptable levels in the C -N zone, and that
limits be set on hours of operation, consistent with similar projects in the recent
past.
2. Water use. The applicant proposes installing a 1000- gallon recovery tank, to recycle
and clarify rinse water, which can result in water savings of from 60 to 85 percent.
The hoses emit 3.5 gallons of water per minute. The average time taken to wash a car
is six minutes, according to the applicant's information. The applicant estimates
the number of cars to be washed per day at 26. This number would result in 26 cars X
21 gallons /car = 546 gallons per day X 40% = 218 gallons per day with a working
recovery system. This rate would result in the use of .61 acre -i cct of water per
year, without a recovery system, or .24 acre - feet /year with a recovery system.
���� ►�►►uuillllllllP�'1�111 city of San LUIS OBISpo
COUNCIL AGENDA REPORT
A133-87
V1342
Page 3
Considerable margin for error exists in carwash water use calculations and water uses
at this site may reduce water used at other locations in the city (such as the Marsh
St. carwash). As the location, visibility, nearby amenities, and existence of other
comparable carwashes all affect the usage rates, estimates can be off by significant
amounts.
To assist in evaluating the applicant's estimate, staff looked at existing carwashes
and recently - proposed carwashes. The representative for a one -stall carwash proposed
with a recovery system for a service station on Los Osos Valley Road last year
estimated typical water usage at 1.5 acre -feet per year. The Los Osos Valley Road
location is more visible and more accessible to tourists, and therefore likely to
generate greater use than the proposed carwash.
Usage rates at the now - demolished Olive Street self- service carwash, without a
recovery system, averaged 2.6 acre -feet per year. By contrast, Bob's carwash on
Marsh Street, an automated carwash, uses 12.3 acre - feet /year, and the Crystal Clean
carwash on Broad Street, also automatic and with a recovery system, uses 8.2
acre - feet /year.
To allow a comfortable margin, staff has therefore estimated total usage for the High
St. carwash at twice the LOVR rate (because there are two wash bays), for water use
purposes. This means the carwash could use 3 acre -feet of water per year. Because
of the variables noted above, the actual usage could be as little as one - fourth of
this estimate, or as much as twice this rate. A usage factor of twice this rate
would assume 80 carwashes per bay per day, or almost ten per hour. This is the
maximum the project could accomodate.
The Planning Commission recently reviewed a draft water allocation ordinance,
prepared under council direction. Action on the ordinance was continucd, pending
completion of environmental studies. Under the proposed regulations, 149 acre -feet
of water would be allocated for projects which received building permits between July
1987 and June 1988. 50.7 acre -feet would be for non - residential projects.
Approximately 31 acre -feet would have so far been allocated for non - residential
projects during July through November 1987.
The estimate of 3 acre -feet per year would constitute about 6% of the allocation for
nonresidential projects for this fiscal year, or .04% of current safe annual yield.
This rate is comparable to a small restaurant or motel. This much water would
provide for about 10 houses or 15 apartments. Since the carwash would serve some
city residents who would otherwise have washed their cars elsewhere, the net increase
in water use could be lower than estimated. This usage rate is not considered a
significant portion of the total water available, nor is the carwash use considered a
"water- intensive industry" by general plan standards.
3. Wastewater. All wastewater coming from the washing of cars will be collected in
floor drains leading to the 1000 - gallon recovery tank. After partial re -use, water
will be discharged to the sewer system. On -site treatment will apparently be
unnecessary, but water discharged to the sewer will have to meet Municipal Code
Section 13.08 standards. 0,
������iniiil�IlNlllllll1 °II�Ih City of san LUIS OBISp0
INIGa COUNCIL AGENDA REPORT
A133-87
V1342
Page 4
4. Land use compatibility. Several types of businesses have been developed in the
vicinity. Many are nonconforming, such as warehouses, and all are low- intensity.
The C -N zone in this area also includes residences and apartments. The proposed
carwash would be a new type of use in the area, although an automatic carwash is
located nearby on Broad Street. The site is close to Broad Street, and could expect
to draw from that street for customers. It is more likely to attract local customers
(especially nearby residents) as opposed to tourists, as it would have low visibility
from Broad St. If the noise from the vacuums is sufficiently muffled and hours of
operation are limited, a carwash in this area should not present compatibility
problems.
5. Traffic and circulation. Probably the biggest difficulty in establishing a carwash
on this site is circulation. The site is large enough to accomodate two cars being
washed, two being vacuumed or dried, and two waiting. The Public Works staff has
concerns with the circulation on the site, primarily that cars being dried or
vacuumed can block cars from leaving the wash area. Placing the vacuums in the
waiting area could alleviate some of this concern.
Another concern is stacking on High Street. If customers are willing to wait fifteen
minutes in line for the use of a carwash bay, and if the average wash time is six
minutes, then up to three cars could be waiting at a time for each bay. As there is
room for only one car behind each bay on site, the other two would extend over the
sidewalk and into the street. It is likely that the two lines would merge to become
one, with each car moving into the first available bay. This could mean a line of
four cars extending down High Street. On especially heavy days, usually weekends,
drivers may be willing to wait more than fifteen minutes. In this case, the lines
would be longer.
Because of these concerns, the Public Works Department has concluded that the site is
too small for the use, and recommends denial of the use. If the council considers
approving the use, staff suggests the council continue consideration of the project,
and require the applicant to submit alternative site plans addressing these concerns,
including one site plan with only one wash bay situated so as to allow more drying
and entering space.
6. Variance reauests. The applicant has asked for a variance to allow a zero -foot
sideyard where five -foot yards are normally required, and to allow one parking space
rather than the two normally required. The lot is unusually small and set between
two developed lots, one of which contains a warehouse built on the property line.
Other buildings in the vicinity are nonconforming, in that they are built on side and
front property lines. Further, the proposed building is set back the required
distance from the street. Staff finds the sideyard exceptions reasonable, and
justified.
M1
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WAGe COUNCIL AGENDA REPORT
A133-87
V 1342
Page 5
The requirement for two parking spaces applies to any carwash, whatever the size. In
staff's view, the space would only be used by attendants maintaining the equipment,
and it is unlikely two would be necessary. Staff can support the reduction in
parking spaces from two to one. As noted under "traffic and circulation ", above, the
lack of space for queueing and drying cars is a more serious concern.
If the use is approved, staff would support the variance requests. However, the
variance is inextricably linked to the use, and cannot be considered independently.
PREVIOUS REVIEW
The Hearing Officer reviewed this request on November 6, 1987, and referred it to the
Planning Commission. On November 18, 1987, the Planning Commission, on a 4 -2 vote (one
absent), denied the request upon finding the use would create hazards for pedestrians and
vehicles.
Two carwashes have recently been denied by the city: A one -stall self- service carwash on
Los Osos Valley Road was approved by the Planning Commission, but denied on appeal by the
council. The Water Management Element had not yet been adopted, and the council felt
action to approve a carwash at that time was premature. (The applicant in this case had
sought and received a zoning text amendment, to allow carwashes in the Tourist commercial
zone. As part of the action approving the text change, the council adopted standards for
such carwashes. These standards are sufficiently general to apply to carwashes in other
zones as well, and consequently are attached to this report.)
Another self- service one -stall carwash, a part of the Jiffy -lube project on Higuera
Street, was denied by the Planning Commission because of circulation concerns.
ALTERNATIVES
The council may approve, deny, or continue the requests. If approved, findings must be
made to support an approval and conditions should be attached to the approval. If
denied, findings must be made. If continued, direction should be given to staff and the
applicant.
OTHER DEPARTMENT COMMENTS
Public Works concerns are noted above. The Police Department (PD) supports the use,
provided that one -way traffic from High to Upham is required. The PD notes that entering
a site is usually safer than exiting, particularly when the vehicle exiting may have
impaired visibility because of water droplets remaining on the windshield. The PD also
prefers two wash bays to one, saying that stacking should be less with two, and says that
High Street has more area for queueing than Upham. No other department had concerns with
the request.
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COUNCIL AGENDA REPORT
A133-87
V1342
Page 6
RECOMMENDATION
While there is much to recommend the use on this particular difficult site, the
possibility of its creating a hazard for pedestrians and other vehicles is the overriding
concern, in staff's view. Therefore, staff recommends the council adopt a resolution
denying the appeal, thereby upholding the Planning Commission's action denying the
requests.
If the council finds the use will not have a significant impact on the traffic and
circulation in the area, staff recommends the council adopt a resolution approving the
appeal and allowing the use, subject to conditions.
Attached:
vicinity map
site plan
letter from applicant
CC policy on carwashes in the C -T zone
Water use estimates - 1987 -88 new development
Minutes of PC meeting November 18, 1987
Planning Commission Resolution no. 4008 -87
Draft resolution denying appeal
Draft resolution approving appeal
judy2:a 133 -87
RESOLUTION NO. . (1988 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING AN APPEAL OF THE PLANNING COMMISSION'S ACTION TO
DENY USE PERMIT A133 -87 AND VARIANCE V1342, DENYING THE USE
OF A SITE ON HIGH STREET FOR A CARWASH.
WHEREAS, the Planning Commission and City Council have held public hearings on this
use permit and variance in accordance with the city's Zoning Regulations; and
WHEREAS, the item has come to the council upon appeal from the Planning Commission
and the council has considered the reports of staff, minutes of the Planning Commission,
public testimony, and materials submitted by the applicant.
NOW, THEREFORE, the council resolves to deny the appeal and uphold the Planning
Commission's action to deny Use Permit A 133 -87 and Variance V1342 with the following
findings:
The granting of such an application would adversely affect the health, safety or
general welfare of persons living or working in the vicinity, specifically, the use
would result in hazards for traffic and pedestrians.
2. The use is not appropriate for the site. Specifically, the site is too small to
accomodate a self- service carwash and customer vehicles on -site.
On motion of ............................. seconded by ............... . .........
and on the following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this ....... day of ..................
1988.
............. ...............................
Mayor
ATTEST:
........ ...............................
City Clerk 9-7
RESOLUTION NO. (1988 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
APPROVING AN APPEAL OF THE PLANNING COMMISSION'S ACTION AND
APPROVING USE PERMIT A133 -87 AND VARIANCE V1342, ALLOWING A CARWASH
AT 640 HIGH STREET
WHEREAS, the City Council did conduct a public hearing in the City Council Chamber
of the San Luis Obispo City Hall, San Luis Obispo, California on January 5, 1988,
pursuant to a proceeding instituted under application No. A 133 -87 by Randy Dettmer,
applicant; and
WHEREAS, the council has considered the reports of staff, public testimony, and
materials submitted by the applicant; and
WHEREAS, the potential environmental impacts of the project have been evaluated in
accordance with the California Environmental Quality Act and the city's Environmental
Impact Procedures and Guidelines.
NOW, THEREFORE, the council resolves to approve use permit A 133 -87 as follows:
SECTION 1. Findings. This council finds:
I. The proposed use will not be detrimental to the health, safety, or welfare of
persons living or working on the site or in the vicinity. Specifically, the
carwash's water use will not significantly impair the city's ability to provide
adequate water service to city customers, considering the city's water
operational plan and Water and Wastewater Management Element, and the use will
not create significant circulation problems in the area.
2. The proposed amendment is appropriate at the proposed location and will be
compatible with surrounding land uses.
3. The proposed use conforms with the general plan and meets Zoning Ordinance
requirements. Specifically, it is not a water- intensive industry as provided in
the Land Use Element.
4. There are circumstances applying to the site, specifically, the small size,
frontage on two streets, and unusualy shape, that do not apply generally to land
in the vicinity with the same zoning.
5. - The variance will not constitute a grant of special privilege - an entitlement
inconsistent with the limitations upon other properties in the vicinity with the
same zoning.
45?--9
Resolution No. (1988 Series)
Page 2
SECTION 2. Conditions. The approval is subject to the following conditions:
1. Applicant shall provide at least one off - street parking space to city standards.
2. The carwash shall be operated between 7:30 a.m. and 8:30 p.m. only.
3. The facility shall employ water recovery to the approval of the Community
Development Department staff. At a minimum, rinse water shall be recycled for
use as wash water.
4. Used washwater shall be discharged to the city sewer system in compliance with
city codes and to the approval of the Public Works Deparment. Site grades shall
prevent washwater and contaminated runoff from the washing area from entering
storm drains, natural waterways, or neighboring property.
5. If at any time the Community Development Department receives written complaints
from citizens or the Police Department, the Planning Commission may review the
use permit. Upon review, the commission may add, delete, or modify conditions
of approval or revoke the use permit.
On motion of ............... ...... _ ... , seconded by .............. ........... and
on the following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this ..... day of .....................
1988.
............. ...............................
Mayor
ATTEST:
.. ...............................
City Clerk
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November 3, 1987
Judy Lautner, Associate Planner
Community Development Department
City of San Luis Obispo, CA.
RE: 640 High Street. Two Bay Car Wash
Dear Judy,
In responce to some of the concerns expressed by you and
other staff members regarding this project, please con-
sider the following information.
1. Circulation and Vehicle Waiting
I would be happy to restrict the entry to High Street
only, which would allow one way circulation exiting on
Upham Street. This would improve circulation and impacts
on street traffic.
There is adaquate space for two cars to use the vaccuum
machines, two cars to use the wash area, and two cars to
wait, for a total of six cars. '(not including the one park
ing space)
2. Building Code Conflicts.
Please consider the attached: revised design of the
wash bays, which provides the required fire walls on the
property line and protects adjacent structures from the
wash water. With these changes., the project is appropriate
for the site, and actually provides for a more economical
structure.
3. Water Useage.
A recycled water system is proposed which will substan-
tially reduce the amount of water required for the project.
A 1000 gallon'clarifier tank will be used. This will allow
100% reclaimed water for the pre -soak, wash, and foamy
brush cycles.
Based on wand nozzles that use 3.5 gallons per minute,
it is calculated that, at approximately 6 minutes per cycle
(or car) and 26 cars per day, the total water use will be
749 cubic feet per month or 8984.cubic feet per year. (.2
acre feet per year)
I hope this information is helpful in evaluating this
application.
Sincerely,. I
Randy D ttmer, AIA
I
07 -/2
II city of SAn luis
UMN11011111 p 990 Palm Street /Post Office Box 8100 • San Luis Obispo, CA 93403 -8100
APPEAL TO CITY COUNCIL
In accordance with the appeals procedure as authorized by Title I, Chapter
1.20 of the San Luis Obispo Municipal Code, the undersigned hereby appeals
from the decision of T- rendered
on ,/gy which decision consisted of the following (i.e.
set forth factual situation and the grounds for submitting this appeal.
Use additional sheets as needed):
The uund'ersign-eedd� discussed the decZZ eing appealed from with:
on
ff
Appellant:
/ N e /Title
RECEIVED
DEC 2 1987 Representative
CRS CLERK ! /w�) /•�
511N LUGS 091500. C'�
Address
fIl Yl P"657 6 �o
Phone
Original for City Clerk
Copy to City Attorney
Copy to City Administrative Officer
Cop to the full ing department(s):
� /af
STANDARDS FOR PLANNING COMMISSION CONSIDERATION OF
CARWASHES IN THE TOURIST COMMERCIAL (C -T) ZONE
(Minimum findings /conditions /ordinance requirements)
Hours of Operation.
Carwashcs shall be operated only between 7:30 a.m. and 8:30 p.m.
2. Traffic and Circulation.
Operation of the carwash shall not impair safe and convenient motor fuel sales. The
site will provide adequate, separate space for vehicles waiting for fuel sales and
for washing.
The carwash will not attract or concentrate amounts of traffic that would
significantly interfere with traffic flow on adjacent streets.
3. Noise.
Carwashes must comply with the city's noise control regulations (Municipal Code
Section 9.12.060).
4. Water Use.
Wash water must be reclaimed in an essentially closed system. The ratio of new water
used to total water delivered through cleaning apparatus will reflect best current
performance in the industry. Backflow protection shall be provided in accordance
with the Uniform Plumbing Code and as approved by the Chief Building Official.
5. Water Quality and Drainage.
Waste fractions separated from the reclaimed washwater shall be discharged to the
city sever system or disposed of by another method approved by the city. Discharges
to the sewer system must comply with Municipal Code Section 13.08.140.
Site grades shall prevent washwater and contaminated runoff from pre - washing areas
from entering storm drains, natural waterways, or neighboring property.
Runoff which is not contaminated will not be directed to sanitary sewers (Municipal
Code Section 13.08.130).
6. Land Use Compatibility.
Carwash facilities will be designed and maintained to present an attractive
appearance, consistent with the city's architectural guidelines and the desired
character of tourist - commercial areas.
9__13
WATER USE ESTIMATES
1987 -88 NEW DEVELOPMENT
The council has not yct adopted proposed regulations to control increases in water use
through building - permit limits. However, planning staff has begun tracking expected
water use from projects for which building permits have been issued, in relation to the
expected regulations. This information, updated monthly, is summarized below.
Under Water Management Element policies aimed at eventually having water use not exceed
safe yield, and using recent use and supply figures, the allowed water -usc increase for
July 1987 through June 1988 would be 149 acre -feet per year (AFY). Of this amount, 66
percent (98.3 AFY) would be reserved for residential projects and 34 percent (50.7 AFY)
would be for nonresidential projects.
Remaining Canacity: December 1987 through June 1988
(water use in acre -feet per year and as a percentage of the year's allowed increase)
Residential Nonresidential Total
61.6 (63 "/0) 19.3 (38%) 80.9 (54 %)
CumulatiVC Increase CIILyL through November 1987)
(eater use in acre- fcet;ycar and as a percentage of cumulative increase by land use)
Residential Nonresidential--------- - - - - -- Total
Commercial Government
36.7 (54'd) 29.4 (43 %) 2.0 (3 %)) 68.1 ( 100%)
Monthly Increase
(water use in acre -f ect per year)
Jan.
Feb.
Ma r.
Apr.
May
June
gm3 /wtr -trac /7 /4
Residential
Nonresidential---------
- - - - --
Total
Commercial
Government
July
7.3
4.0
0
11.3
Aug.
2.7
6.0
0
8.7
Sept.
5.4
2.6
0
8.0
Oct.
6.1
15.1
2.0
23.2
Nov.
15.2
1.7
0
16.9
Dec.
Jan.
Feb.
Ma r.
Apr.
May
June
gm3 /wtr -trac /7 /4
P.C. Minutes
November 18, 1987
Page 2.
A. Variance V1339. Request to reduce to number of required
parking spaces from 14 to 12.
\ B. Use Permit U1338. Request to allow development of 3 new
units in a special considerations zone.
--------7------------------------------------------------------------------
Michael Mulari presented to staff report and recommended the item be
continued to th -next regular meeting of December 2, 1987.
Chairperson Kourakis opened the public hearing. Seeing no one to speak,
she closed to public hearing.
Commr. Crotser moved to continue the item to a date uncertain.
Commr. Duerk seconded the motion.
VOTING: AYES - Commrs. Crotser, Duerk, Gerety, Hainline, Schmidt and
Kourakis.
NOES - None.
ABSENT - Commr. Reiss.
The motion passes.
--------------------------------------------------------------------------
Item 3. Public Hearing: Actions Relating to Property at 640 High Street.
(Referred by the Hearing Officer Requests which would allow a
self- service carwash; C -N zone; Randy Dettmer, applicant.
------------------------=--------------------------------------------------
Michael Multari presented the staff report and recommended denial of the
use permit and variance, based on findings.
Chairperson Kourakis opened the public hearing.
Randy Dettmer, 663 Hill, applicant, discussed the site layout and use
potential. He felt the request for denial was based on the City Engineer's
opinion and argued against it. He stated that there would be noise
mitigation measures for the vaccuum.. He felt staff generalized water usage
and that actual volume and use would be less than projected. He emphasized
that there were no land use compatibility problems and felt the present
project worked well with the lot size and traffic circulation. He did not
feel cars would queu up and be willing to wait, therefore backing up onto
the street. He noted that pedestrian traffic is minimal in that area. He
did not feel a single wash bay plan was an adequate alternative and that
it would further aggravate the traffic situation. He noted that the police
supported this use and favored two bays.
Commr. Crotser asked about on -site parking use. Mr. Dettmer responded that
sites would be used by a daily attendant and did not feel the need for two
permanent parking sites.
a -�s
P.C. Minutes
November 18, 1987
Page 3.
Commr. Crotser asked about nighttime lighting. Mr. Dettmer replied that a
canopy would downlight the work area to house against glare. He stated use
hours would be from 7:00 a.m. to 8:30 p.m.
Commr. Gerety asked about restricting traffic access on High Street. Mr.
Dettmer felt that two -way access was acceptable without creating traffic
problems, but was willing to limit access to one -way.
Commr. Duerk asked if there were mitigation measures if queing became a
serious problem. Mr. Dettmer stated that he felt volume would be
maintained and manageable.
Commr. Schmidt asked if hot water would be used and would there be any
heater noise. Mr. Dettmer said there would be a hot -water option and the
equipment storage room would hold the heaters. He was unaware of heater -
generated noise, but said he would agree to a cold -water only option.
Chairperson Kourakis closed the public hearing.
Commr. Crotser did not feel the use would be detrimental and moved to
approve the request. He wanted to see a condition concerning sound
mitigation measures.
Commr. Hainline seconded the motion.
Commr. Duerk did not have problems with the water use, but was concerned
with potential traffic problems.
Chairperson Kourakis agreed with Commr. Duerk and could not support a use
that might use the sidewalk as part of the operation.
Commr. Schmidt was concerned that the project was not an appropriate use
for the location due to traffic and noise generation in a residential area.
Commr. Hainline noted that night lighting might aid safety in a dark area
and noted that she rarely experienced vehicular or pedestrian traffic in
that area.
Commr. Duerk was in favor of the motion, but wanted to find a way to solve
traffic or noise problems, should they arise.
Commr. Gerety did not feel use revocation should future problems arise was
a realistic option.
Chairperson Kourakis did not feel stringent conditions were a solution.
VOTING: AYES - Commrs. Crotser, Hainline, and Duerk.
NOES - Commrs. Gerety, Schmidt and Kourakis.
ABSENT - Commr. Reiss.
The motion failed.
a_V�
P.C. Minutes
November 18, 1987
Page 4.
Chairperson Kourakis moved to deny both the variance and use permit
requests.
Commr. Schmidt seconded the motion.
VOTING: AYES - Commrs. Kourakis, Schmidt, Duerk, and Gerety.
NOES - Commrs. Crotser and Hainline.
ABSENT - Commr. Reiss.
The motion passe.s.
COMMENT AND DISCUSSION
Michael Multari discussed items tentatively scheduled for the next regular
meeting and reminded the commission that December 7, 1987 was the first
scheduled long -range planning session.
It was noted that there would be no quorum for the regular meeting of
December 16, 1987. The commission agreed to cancel that meeting.
The commission dinner meeting was arranged for 5:30 p.m. on December 7,
1987. Business would be discussed first and dinner would follow.
Commr. Schmidt noted a conflict with Monday night meetings in January,
February, and March.
Commr. Duerk suggested scheduling meeting during those months on a case -by-
case basis.
Commr. Schmidt moved to switch additional meeting to the third Wednesday of
every month, beginning January, 1988.
Commr. Hainline seconded the motion.
VOTING: AYES - Commrs. Schmidt, Hainline, and Gerety.
NOES - Commrs. Crotser, Duerk, and Kourakis.
ABSENT - Commr. Reiss.
The motion fails.
Commr. Gerety felt scheduling decision should wait until the newly
appointed commissioner could be consulted.
Commr. Duerk moved to have the January meeting on January 20, 1988.
Commr. Hainline seconded the motion.
8_17
SAN LUIS OBISPO CITY PLANNING COMMISSION
RESOLUTION NO. 4008 -87
WHEREAS, the Planning Commission of the City of San Luis Obispo
did conduct a public hearing in the City Council Chambers of the San
Luis Obispo City Hall, San Luis Obispo, California on November 18,
1987, pursuant to a proceeding instituted under applications No.
V1342 and A133 -87 by Randy Dettmer, applicant.
USE PERMIT AND VARIANCE REQUESTED:
To allow a two -stall self - service car wash on a non - conforming
lot.
PROPERTY DESCRIPTION:
On file in the office of Community Development, City Hall.
GENERAL LOCATION:
640 High Street
GENERAL PLAN LAND USE ELEMENT:
Neighborhood - Commercial
PRESENT ZONE:
C -N
WHEREAS, said commission as a result of its inspections,
investigations and studies made by itself, and in behalf and of
testimonies offered at said hearing, has established existence of the
following circumstances:
1. The granting of such an application would adversely affect the
health, safety, or general welfare of persons living or working
in the vicinity, specifically, the use would result in hazards
for traffic and pedestrians.
2. The use is not appropriate for the site.
NOW, THEREFORE, BE IT RESOLVED that applications No. V1342 and
A133 -87 be denied.
R__/ 9-
Resolution No. 4008 -87
Variance V1342
Use Permit A 133 -87
Page 2
The foregoing resolution was adopted by the Planning Commission
of the City of San Luis Obispo, upon the motion of Commr. Kourakis,
seconded by Commr. Schmidt, and upon the following roll call vote:
AYES: Commrs. Kourakis, Schmidt, Duerk, Gerety
NOES: Commrs. Crotser, Hainline
ABSENT: Reiss
Michael Multari, Secretary
Planning Commission
DATED: November 18, 1987
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