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09/20/1988, 4 - APPEAL OF ARCHITECTURAL REVIEW COMMISSION (ARC) CONTINUANCE OF A PLUMBING CONTRACTOR'S NEW BUILDING AT 60 ZACA LANE, JUST SOUTH OF 84 LUMBER (ARC 88-87).
II�h����II�IIIII�III�lllllll "1 r- MEETING GATE: u I C� � Sdn LUSS �B�Sp� 9-20-88 COUNCIL AGENDA REPORT ITEM NU E FROM Michael Multari, Community Development Director; BY: Glen Matteson, Assoc. Planner SUBJECT: Appeal of Architectural Review Commission (ARC) continuance of a plumbing contractor's new building at 60 Zaca Lane, just south of 84 Lumber (ARC 88-87). RECOMMENDATION Deny the appeal and refer the item back to the ARC for further deliberation. BACKGROUND Situation The applicant proposes a new office/warehouse/shop building. The required use permit was approved by the Planning Commission July 13 (attached resolution). The ARC considered plans August 15, and continued action with direction to add interest to the building, screen the rear storage area, save existing trees, and revise the landscape plan and building colors (attached minutes). The applicant has appealed the ARC's action, saying additional planting along the street will address the commission's concerns and that the front of the building need not be redesigned. Data Summary Applicant/owner. Knecht's Plumbing and Heating Representative: J. D. Brannon Zoning: C-S-S Land Use Element map: service-commercial/light-industrial Environmental status: Planning Commission approved a negative declaration with mitigation concerning water use and tree removal. Action deadline: December 26, 1988 Site Description The site is a nearly flat, vacant, one-acre parcel, with several large eucalyptus trees. It is surrounded by lumber yards (west and north), a fraternal lodge (east), and commercial buildings (south), across Zaca Lane. Proiect Description Plans show a single-story, 11,880-square-foot, metal-component building, and 40 parking spaces. Evaluation Staff's report to the ARC is attached. Staff had suggested that changes to the building would make it more attractive and more functional. The other new commercial building on Zaca Lane has more variety of form and the neighboring Pacific Access lumber yard has deeper setbacks and more varied landscaping than originally proposed for this project. OTHER DEPARTMENT COMMENTS No other departments have made comments which would affect the appearance of the building. ��►�� ►�IIIII�Iip q��l�� city 4 San tuffs OBISPO Niis COUNCIL AGENDA REPORT ARC 88-87 Appeal Page 2 ALTERNATIVES If the council upholds the appeal, it may act as the ARC would. The council could: Approve the plans as submitted, or with revisions. Approval may include details to be approved by staff. Deny the application. Denial should include a finding that the project does not conform with the city's architectural guidelines. If the council denies the appeal, it would refer the project back to the ARC. The council may continue action. Attached: Vicinity map Site plan Draft resolution to deny appeal Applicant's statements ARC staff report ARC minutes 8-15-88 Initial environmental study Planning Commission resolution approving use permit Enclosed: plans Available at meeting: Color/material board gml/arc8887c 7 RESOLUTION NO. (1988 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO DENYING AN APPEAL FROM THE ARCHITECTURAL REVIEW COMMISSION (ARC 88-87) WHEREAS, the Architectural Review Commission considered the application by Knecht's Plumbing for a new commercial building at 60 Zaca Lane, and continued the request with direction in accordance with the city's architectural review procedures and guidelines; and WHEREAS, the applicant has appealed the continuance to the council; and WHEREAS, the council has considered the testimony and statements of the applicant, the project plans, the record of the Architectural Review Commission's action, and the evaluation and recommendation of staff; NOW, THEREFORE, the council resolves to deny the appeal and refer the application to the Architectural Review Commission for further consideration. 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 . .........., 1987. .......................................... Mayor ATTEST: ....................................... City Clerk APPROVED: ...y..... .................. ... Cit Ad inistrative Officer City Atto ey .... .......... ..... ....... ........ Community Development Director q--3 VICINITY MAP U1386 - :: V V ^ - C / \ V J C — S — S / v 6 C7S — S ? —S c :.,Leo C- S A. .<...., 4J �0v H C. v/ ol C/q a ' M — SP R - 2 — S\ \0 1 . i � � y ..:Jai.•�.'� - _, - ,. wv. 1 i�lA� A•gr�1�•:' ;,�.� 4.•.r.'.LYbE)•s.. _ '.."._ 1 .JNo His I e, _ 1 �•1 Q i r--- I a ' • I Mr� I I l i 1 Y a I I I I 1 `q'1111IIIIUIIII I I� Cl of Sa1"1 �,llS OBISPO 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 .4rg4jVo, . f��,����� �oml ft rendered on & 9/5 -05 , which decision consisted of the following (i.e. set forth factual situation and the grounds for submitting this appeal. Use additional sheets as needed): ARG TAe'in # 88- a,7 60 zgeet Lane / Kr drh a< �S pvaw6w; ornG✓�eaa>fi Clue ctto 4PPt01W/1P �j�c C40C.sron 0/-/A p are ->Eo rrd viro 754 4t 7111// > e •�ron e/Pv a�o/:+ v � A& 6 v/Iclmq 4/e Twp 1�lnk � ac%�Tiorial /gnc/Sc /h �J f•� � �r °1p °v ab /01lmSP/f+�/trc/ Qnot v3P c7 'rXIV The undersigned discussed the decision being appealed from with: AQ'iviW Morcwr7 on & •2�-B� Appellant: Date'Appeal Received: Name/Title • - _��r7l9on Representative RECEIVED �539 •A , AUG 24 1988 Addres CITYCLERK 5T • f79-7 Q SAN LWS OBISPO.CA Phone Original for City Clerk o Copy to City Attorney Calndar for: Copy to City Administrative Officer Copy to the following% department(s): City Clerk I-..__�!:. 'I . -4 I 1. .-1 I--I - I 1. ., .,._4. .,- .-. -.., .1..?'...L",.. I �".,I,.4�.-_- ,---.--n.-,-.,, - _--....,.----�.:...., , . . .-;..1 ." . �T-1-,d--;Vz,-j=_-' -...-4. ."�-,.... .4- - '...J.-"'n".-,-.- --., ,..-, - "...�., VI " ,� ,.1. -1 . I. ., . .. 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I n . .. . ..' . . . . . I . . . .. . . . : . . '. . .. i . . . . . Draft ARC Wnutes 8-15-88 8. ARC 88-87: 60 Zaca Lane; new industrial/commercial building; C-S-S zone; final review. Judith Lautner, Associate Planner, presented the staff report, recommending a continuance with direction concerning tree removal, water-conserving landscaping, and revisions to building design. David Brannon, architect, responded to the staff report, and noted that the building was designed for function only since the applicant needed lots of storage for trucks and parts. He noted the applicant did not want detail on the building. He proposed removing the eucalyptus tree at the rear of the site because he was concerned they would be too messy. He intended to add many trees in front of the building and submitted a revised landscaping and irrigation plan. He noted the city arborist approved the the eucalyptus removals. Commr. Bradford felt the reason for removing the eucalyptus trees was not very good. She indicated that other buildings on Zaca Lane were very nice and felt additional trees would help soften the appearance of this project. Commr. Jones was opposed to the removal of the trees. He thought the building was stark. He liked the proposed landscaping but felt it wasn't enough. He noted that other metal buildings had better colors. Commr. Lybarger was also opposed to the tree removals. Commr. Starr repeated what the other commissioners said. Commr. Morris did not want the trees removed. He felt that both the building and landscaping needed some originality. Commr. Cooper suggesting using an ocean blue all the way up the building, with high-gloss leaf trees in front. He also suggested berming and clustering the trees. Commr. Morris moved to continue consideration of the project with direction to retain the existing eucalyptus trees, improve the landscaping plan and building colors, screen the rear storage area, and add interest to the building. Commr. Jones seconded the motion. AYES: Morris, Jones, Lybarger, Starr, Bradford, Cooper NOES: None ABSENT: Gates The motion passes. city of San lU1S OBISpo 'I!�'!�iIIIIII�iI i!IIIIIIIIIII I�,I:I�I d INITIAL STUDY OF ENVIRONMENTAL IMPACT SITE LOCATION 60 Zaza Lane APPLICATION NO. ER 32-88 PROJECT DESCRIPTION new commercial building APPLICANT Knecht's Plumbing (J.D. Brannon, rep.) STAFF RECOMMENDATION: X NEGATIVE DECLARATION X MITIGATION INCLUDED EXPANDED INITIAL STUDY REQUIRED ENVIRONMENTAL IMPACT REPORT REQUIRED PREPARED BY Glen Matteson, Associate Planner DATE 6-``--21-88 COMMUNITY DEVELOPMENT DIRECTOR'S ACTION: Nje-a,n T! Dzr-. DATE f•'•'= qAM l9 5r 7 V SUMMARY OF INITIAL STUDY FINDINGS I.DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING 11.POTENTIAL IMPACT REVIEW POSSIBLE ADVERSE EFFECTS A. COMMUNITY PLANS AND GOALS ................................................... NO B. POPULATION DISTRIBUTION AND GROWTH........................................... NO C. LAND USE ....................................................................... NO D. TRANSPORTATION AND CIRCULATION .............................................. NO E. PUBLICSERVICES ............ NO F. UTILITIES........................................................................ YES* • G. NOISE LEVELS ................................................................... NO H. GEOLOGIC&SEISMIC HAZARDS&TOPOGRAPHIC MODIFICATIONS .................... NO 1. AIR QUALITY AND WIND CONDITIONS............................................... NO J. SURFACE WATER FLOW AND QUALITY .............................................. YES* K. PLANT LIFE...................... YES* L ANIMAL LIFE..................................................................... YES* M. ARCHAEOLOGICAUHISTORICAL ................................................... NO YES* N. AESTHETIC ...................................................................... O. ENERGWRESOURCEUSE .......................................................... NO P. OTHER .......................................................................... III.STAFF RECOMMENDATION 'SEE ATTACHED REPORT INITIAL ENVIRONMENTAL STUDY ER 32-88 KNECHT'S PLUMBING DESCRIPTION OF PROJECT AND SETTING The roughly one-acre, level site is bordered by lumber yards, a fraternal lodge, commercial buildings, and vacant, commercially-zoned lots. Plans show a single-story, 22-foot tall, 11,880-square-foot building of prefabricated metal components. The building is to be occupied by a plumbing, heating, and air-conditioning contractor now located in Higuera Commerce Park. POTENTIAL IMPACT REVIEW F. Utilities Under current conditions, the project would reduce the level of water service for existing city customers. City water use (8,658 acre-feet per year) exceeds safe annual yield (8,180) by about six percent. Safe annual yield is the amount of water which can be withdrawn from reservoirs year after year, without running out of water during a drought like that which has been experienced since the reservoirs have been in use. As water use increases above safe yield, cut-backs from usual water use will be needed more often and they will have to be more substantial to avoid running out of water. The city is aiming for a 25-percent reduction in water use during 1988-89. While the city is pursuing conservation and several supplemental sources of water, new supplies may not keep pace with added demand due to development. Therefore, the City Council is considering development controls to prevent water use from exceeding 100 to 109 percent of safe yield. The controls would mitigate water-use impacts by delaying or preventing issuance of building permits for this project. While this project is expected to use only 0.5 to 1 acre-foot per year (all from city water sources), cumulative increases in water use are a concern. The landscape plan shows over 3000 square feet of lawn, arranged in a long strip (the most irrigation-demanding type and form of landscaping). RECOMMENDED MITIGATION: Substitute low-water demand groundcover for the lawn area. STATUS: Not significant. J. Surface water flow and guality The site is now open land, with loamy-clay soil and naturalized grasses. Nearly all rainfall can percolate into the ground to recharge groundwater and to provide uncontaminated, gradual creek runoff. The project will cause 93 percent of the site .to be covered by impervious surfaces, including a parking area which will collect petroleum • residues that leak from vehicles. The project will accelerate runoff and reduce groundwater recharge. While not individually significant, cumulative impacts throughout the lower San Luis Obispo Creek watershed may be. RECOMMENDED MITIGATION: Redirect site drainage to landscaped, perimeter swalcs, directed toward the currently proposed drop inlets. (See also Item K below.) STATUS: Not significant. . 1 1 ER 32-88 Pa ge 2 K. Plant life The project would remove 12 mature eucalyptus trees growing at the northern (rear) side of the site, with diameters of 12 to about 40 inches and heights of 50 to 80 feet. No equivalent replacement planting is proposed. The trees provide habitat for birds, visual separation bewteen otherwise stark commercial developments, and historic continuity from the days they were used as agricultural windbreaks. RECOMMENDED MITIGATION: Provide a minimum 10-foot setback from parking to the rear property line, to preserve the existing trees and provide a landscaped Swale. Safety-prune the trees under the direction of the city arborist. If selected trees must be removed for safety, provide 24-inch box Monterey Cypress two-for-one as replacements along the rear property line. STATUS: Not significant. L. Animal life Removing the trees would diminish habitat for birds in the area. The recommended mitigation will avoid adverse impacts. STATUS: Not significant. N. Aesthetics While this is an industrial area with minimal visibility from Highway 101 and South Higuera Street, the two projects developed on Zaca Lane have more visual interest than the proposed building. This large building presents opportunities for passive solar space heating and natural lighting and ventilation which could be incorporated in a more refined building form. RECOMMENDED MITIGATION: Revise south (street) and east building elevations to increase visual interest and to incorporate feasible passive heating, cooling, and lighting features, in response to any direction offered by the Architectural Review Commission. STATUS: Not significant. gm2/cr32-88 SAN LUIS OBISPO CITY PLANNING COMMISSION RESOLUTION NO. 4043-88 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 July 271 1988, pursuant to a proceeding instituted under application No. U1386 by Knecht's Plumbing & Heating, applicant. USE PERMIT REQUESTED: To allow a new industrial building for a contractor's office, shop and yard. PROPERTY DESCRIPTION: On file in the office of Community Development, City Hall. GENERAL LOCATION: 60 Zaca Lane GENERAL PLAN LAND USE ELEMENT: Service-Commercial/Light Industrial PRESENT ZONE: C-S-S 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 proposed project will not adversely affect the health, safety and welfare of persons residing or working on the site or in the vicinity, because the project design and proposed use address the concerns of the special considerations tone. 2. The project is appropriate at the proposed location and will be compatible with surrounding land uses. 3. The proposal conforms to the general plan and meets zoning ordinance requirements, including the concerns of the special considerations zone. z/,--/3 Resolution No. 4043-88 Use Permit U1386 Page 2 4. The proposed project has been granted a negative declaration of environmental impact. NOW, THEREFORE, BE IT RESOLVED that application No. U1386 be approved subject to the following conditions: 1. The site shall be maintained in a neat and orderly manner. All plants shall be maintained and replaced as needed. 2. Applicant shall submit a revised planting and irrigation plan for approval by the Community Development Department staff. Low-water demand groundcover shall be substituted for the lawn area. 3. Applicant shall number (tag ) all existing trees on site and shall provide a corresponding list indicating proposed status of each tree for approval by the city arborist. Trees not approved for removal are to be safety pruned to city arborist's satisfaction. Applicant shall provide 24-inch box trees on site as two-for-one replacements of any existing trees which are removed or which die as a result of project construction to the approval of the city arborist. The city arborist may require a tree protection agreement and bond. The foregoing resolution was adopted by the Planning Commission of the City of San Luis Obispo, upon the motion of Commr. Gerety, seconded by Comm-r. Hainline, and upon the following roll call vote: AYES: Gerety, Hainline, Crotser, Duerk, Kourakis NOES: Roalman ABSENT: Schmidt Michael Multari, Secretary Planning Commission DATED: July 27, 1988 �IfiIIIII�II�I�I,�I���`I� IIIIIIII COMMUNITY city Of San UIS OBISpO DEVELOPMENT STAFF REPORT FOR Architectural Review Commission (ARC) MEETING DATE 8/15/88 BY Glen MattesoC ,A nssociate Planner ITEM NO. 8 PROJECT ADDRESS 60 Zaca Lane FILE NO. ARC 88-87 SLBJECT: New building for plumbing contractor on Zaca Lane, south of 84 Lumber. SUMMARY RECOMMENDATION Continue action with direction concerning tree removal, water-conserving landscaping, and revisions to building design. BACKGROUND Situation The applicant requests final approval. Data Summary Applicant/owner: Knecht's Plumbing and Heating Representative: J. D. Brannon Zoning: C-S-S Land Use Element map: service-commercial/light-industrial Environmental status: Planning Commission approved a negative declaration with mitigation concerning water use and tree removal. Action deadline: December 26, 1988 Site Description The site is a nearly flat, vacant, one-acre parcel, with several large eucalyptus trees. It is surrounded by lumber yards (west and north), a fraternal lodge (east), and commercial buildings (south), across Zaca Lane. Proiect Description Plans show a single-story, 11,880-square-foot, metal-component building, and 40 parking spaces. All existing trees would be removed. (See enclosed plans.) Evaluation Overall, the site plan is acceptable. Basic concerns of the "special considerations" zone have been addressed through Planning Commission approval of a use permit (attached resolution). However, staff notes the following concerns: 1. Tree removal Removing the eucalyptus trees at the rear of the site is not necessary and has not been approved by the city arborist. Staff recommends that all healthy trees be retained and replacement trees be provided for any that must be removed for safety. „7.B0 J ' ARC 88-87 Page 2 2. Building appearance Staff thinks a revised building design could provide a more interesting appearance from the street and a more comfortable working atmosphere without reliance on mechanical heating and cooling. 3. Water use Plans show a large lawn area, which is not appropriate for this type of project in our current water situation. Staff recommends that the lawn be replaced by more water-frugal groundcover. ALTERNATIVES Concerning the environmental determination, the commission may approve a negative declaration based on the intitial study (attached), or continue action until any additional necessary information is available. Concerning the architectural application, the commission may: Grant schematic approval, indicating that the design approach is acceptable but details must be revised before final commission action. Grant final approval, with or without items to be approved by staff. Continue action. Upon finding that the project does not conform with architectural guidelines, the commission may deny the application. OTHER DEPARTMENT COMMENTS Fir 1. Access, hydrant location, and fire flow are adequate. Automatic fire sprinklers will be required due to the size of the building. Public Works 2. There is a recognized water resource deficiency which is being addressed by the City Council. At the present, construction projects are being processed in the normal manner. However, it appears that restrictions may be imposed at any time. This would possibly delay or preclude the completion of projects in various states of development. 3. Plan must note the size of the proposed driveway ramp. A curb, gutter, and sidewalk permit will be required prior to any modification of the existing frontage. 4. Plan indicates two off-site drain pipes [keynote 11 on site plan]. Are they existing? Note on plans what they drain and to where. Z/ AV ARC 88-87 Page 3 S. Plant London plane or liquidamber street trees to city specifications. 6. City arborist has not approved any tree removal. Number all existing trees on site. Provide a corresponding list with trees numbered and proposed status, for approval by the city arborist. Trees not approved for removal are to be safety pruned to city arborist's satisfaction. Police 7. Standard design, landscaping, lighting, and hardware features should be incorporated for safety and security (list available from Crime Prevention Officer). RECOrNIENDATION Continue action with direction concerning tree removal, water-conserving landscaping, and revisions to building design. Attached: Vicinity map Site plan Initial environmental study Planning Commission resolution approving use permit Enclosed: Plans Available at meeting: Color/material board gm2/arc88-87 o4l`1?7