HomeMy WebLinkAbout09/15/1992, C-4 - PD 1517: CHANGE THE ZONING OF PROPERTY LOCATED AT THE NORTHEASTERN CORNER OF PRADO ROAD AND ELKS LANE (40 PRADO ROAD) FROM C/OS-10 TO O-PD AND APPROVE A PRELIMINARY DEVELOPMENT PLAN. 111II^l�'I�I�IIIIIIIII����III vJ f aMEETING DATE:
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COUNCIL AGENDA REPORT TEM NUMBER .�{
FROM: Arnold Jonas, Community Development Director;�.C�0
Prepared By: Pam Ricci, Associate Planner PK /
SUBJECT: PD 1517: Change the zoning of property located at the northeastern corner
of Prado Road and Elks Lane (40 Prado Road) from C/OS-10 to O-PD and
approve a preliminary development plan.
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BACKGROUND: j
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DISCUSSION
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On September 1, 1992, the City Council introduced Ordinance No. 1223 to print, approving
a zoning change from Conservation/Open Space with 10-acre minimum (C/OS-10) to
Office-Planned Development(O-PD). The Planned Development zoning included adoption
of a preliminary development plan with a number of conditions.
SIGNIFICANT IMPACT
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The City Council has concurred with the Negative Declaration by the Community
Development Director. No significant fiscal or environmental impacts are anticipated.
CONSEQUENCES OF NOT TAKING THE RECOMMENDED ACTION
If the council does not give final passage to the ordinance, the property would remain as is,
until an alternative zoning was approved for the site that allowed development.
RECOMMENDATION
Grant final passage to Ordinance No. 1223, rezoning property at 40 Prado Road from
C/OS-10 to O-PD.
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Attached: Ordinance No. 1223
Vicinity Map
ORDINANCE NO. 1223 (1992 Series)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO
TO AMEND THE OFFICIAL ZONE MAP
FROM C/OS-10 TO O-PD
AND ADOPT A PRELIMINARY DEVELOPMENT PLAN
FOR PROPERTY LOCATED AT 40 PRADO ROAD (PD 1517)
WHEREAS, the Planning Commission and the City Council have
held hearings to consider appropriate zoning for the subject site
in accordance with Section 65800 et. seq. of the California
Government Code; and
BE IT ORDAINED by the Council of the City of San Luis Obispo
as follows:
SECTION 1. Zoning Map Designation. That the site be rezoned
"O-PD" as shown on the map attached marked Exhibit "C" and included
herein by reference.
SECTION 2. Environmental Determination. The City Council
has determined that the project's Negative Declaration adequately
addresses the potential significant environmental impacts of the
proposed rezoning, and incorporates the mitigation measures shown
on the attached Exhibit "A" into the project.
SECTION 3 . Adoption. The preliminary development plan,
adopted consistent with the O-PD rezoning of the site, is approved,
subject to the following findings and conditions:
Findings.
1. The proposed rezoning and preliminary development plan
will not be detrimental to the health, safety and welfare
of persons living or working in the area or at the site.
2 . The proposed rezoning and preliminary development plan
are consistent with the general plan.
0-1223
Ordinance No. 1223 (1992 Series)
Page 2
3 . The proposed project is appropriate at the proposed
location and will be compatible with surrounding land
uses.
4. The proposed project provides exceptional public benefits
by providing child care facilities and related retail
commercial uses that would not be feasible under
conventional office zoning.
5. A Mitigated Negative Declaration was certified by the
Community Development Director on July 24 , 1992 , which
describes significant environmental impacts associated
with project development. The Negative Declaration
concludes that the project will not have a significant
adverse impact on the environment subject to the
mitigation measures shown in the attached Exhibit A being
incorporated into the project, and the City Council
hereby approves the Negative Decalaration.
Conditions.
1. The applicant shall file a precise development plan for
city approval within six months of preliminary plan
approval for the Phase 1 of the project, Building C. The
Preliminary Development Plan approval shall expire if a
precise development plan is not filed and approved. At
the time of precise plan submittal for Phase 1, a
detailed phasing plan for subsequent project phases shall
be submitted indicating deadlines for submitting precise
plans for Phase 2 (Building A) , Phase 3 (Building B) and
Phase 4 (Building D) .
2 . Project shall be built, maintained and operated in strict
conformance with approved precise development plans.
3 . Banks, real estate offices, financial institutions,
medical clinics and doctor offices, and lawyers offices
will not be allowed to be established at this site;
however, incidental and non-customer serving functions of
banks and savings and loans, and credit unions and
finance companies shall be allowed.
4 . A maximum of 50% of the gross floor area of the office
areas in proposed buildings may be occupied by tenants
other than government offices and private, non-profit
social services offices.
5. Other private offices allowed at the site may occupy a
minimum of 2, 500 square feet of building floor area.
Ordinance No. 1223 (1992 Series)
Page 3
6. Up to 15% of the floor area of new buildings may be
devoted to commercial uses which are related to offices,
such as, but not limited to, food service, copying and
printing and office supply sales. The Community
Development Director shall approve a range of allowed
retail uses with consideration of each building's precise
plan based on direction provided by the Planning
Commission and city Council.
7 . 2, 000 square feet of the floor area in Building C shall
be reserved for a day care center. A playground area
shall be developed in conjunction with the day care
center and details for its development shall be a part of
the precise plan for Building C.
8. A maximum building height of 50 feet shall be allowed,
including roof-mounted equipment.
SECTION 4 . Implementation. A summary of this ordinance,
together with the ayes and noes, shall be published, at least five
(5) days prior to its final passage, in the Telegram Tribune, a
newspaper published and circulated in said city, and the same shall
go into effect at the expiration of thirty (30) days after its
passage.
INTRODUCED AND PASSED TO PRINT by the Council of the City of
San Luis Obispo, at its meeting held on the ist day of
September , 1992 , on motion of Councilmember Roalman ,
seconded by Councilmember Pinard and on the following roll call
vote:
AYES: Councilmembers Roalman, Pinard, and Reiss
NOES: Councilmember Rappa, and Mayor Dunin
ABSENT: None
Ordinance No. 1223(1992 Series)
Page 4
or
mayor Ron Dunin
ATTEST: f
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City Cl rk Pam Vok)
APPROVED:
ity A inistrative Officer
5;t4Atrn
Community De el ment Director
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REZONING MAI
EXHIBIT C
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EXHIBIT A
Prado Center Environmental Review 22
ENVIRONMENTAL REVIEWER 14-91
SUMMARY OF MITIGATION MEASURES
& MONITORING PROGRAM
In conformance with AB 3180, the following mitigation measures will be monitored as
indicated below:
1. Banks, real estate offices, financial institutions, medical clinics and doctor offices,
and lawyers offices will not be allowed to be established at this site.
Monitorine:
This restriction on allowed offices at the site shall become a condition of
Preliminary Development Plan approval, and entered in the City's Land Use
Inventory to alert staff of the restriction in its review of business licenses for new
uses established at the site.
2. A text amendment to Section C.S.b. of the adopted LUE, which specifically
identifies the site as a part of the Social Services government pole, shall be
approved. Precise language of the text amendment shall be as approved by the
Planning Commission and City Council.
Monitoring:
The Planning Commission and City Council will need to review and consider the
proposed modification to the LUE text for appropriateness and consistency with
general plan goals.
3. The applicant shall either install a traffic signal, or alternative traffic control
measures acceptable to the City Engineer, at the Elks Lane and South Higuera
Street intersection with the development of project Phase 3. Prior to approval of
the precise plan for Phase 3, the applicant shall submit a report which studies
the feasibility of signal installation and evaluates alternative traffic control
measures available.
Monitoring:
The requirement would be incorporated into planned development approval. The
required report would need to be submitted with the application for architectural
review of Phase 3.
Prado Center Environmental Review 23
4. The plan shall be revised to show a realignment of Elks Lane that is designed for
a 25 MPH design speed, including its connection and transition with the existing
street, and include a separated and defined pedestrian drop-off point, to the
satisfaction of the City Engineer.
Monitoring
The City Engineer, by reviewing project plans during precise plan review,
architectural review and building permit plan check, would confirm whether the
street alignment was consistent with City design standards.
5. The southernmost driveway entrance to parking facilities closest to the Elks Lane
and Prado Road intersection shall be designed to allow for adequate sight
distances and minimize conflicts in turning movements. Possible alternatives
include: moving the entrance further to the north; or adding a median in Elks
Lane near the intersection to prevent left turns out of the parking lot.
Monitoring;,
The precise plan for the project and architectural plans for Phase 1 shall reflect a
driveway solution acceptable to the Community Development Department and
Public Works Department staffs.
6. The applicant will be required to pay a pro-rata share to the City of the cost of
proposed area-wide traffic improvements as detailed in the traffic study prepared
for the project and dated May 1, 1992.
Monitorin e:
Fees would be collected at the time of building permit issuance. A payment
schedule to coordinate with project phasing would be developed.
7. The applicant shall submit a trip reduction program containing a list of actions
to reduce auto use to the Community Development Director for review and
approval. The plan shall include the following components:
a. Designate a Transportation Coordinator to organize ride-sharing and
other trip reduction programs, post and disseminate information to
employees about transportation alternatives, survey employees regarding
preferences, and provide on-going monitoring regarding program success;
b. Provide bicycle parking and lockers and showers in the project to
encourage employees to ride bicycles to work;
Prado Center Environmental Review 24
c. Coordinate with the City regarding development of a bus turnout,
passenger shelter and transit sign to serve the project;
d. Adopt a goal to increase Average Vehicle Ridership (AVR) to 1.5 within 3
years of first building occupancy;
e. With combined employees of 100 or more, sponsor a van pool service.
Monitorin¢:
City Community Development Department, or Public Works Traffic Division, staff
would monitor the trip reduction program annually until the County APCD sets
up an independent monitoring program.
8. Consistent with the recommendations included in the Seismic Safety Element, a
detailed soils and geology report needs to be submitted at the time of building
permit which considers special grading and construction techniques necessary to
address the potential for liquefaction.
Monitoring_
Community Development Department staff would review the report and its
recommendations in evaluating the project plans as part of building permit plan
check.
9. Consistent with Municipal Code Section 15.44.270, all graded surfaces shall be
wetted, protected or contained in such a manner as to prevent dust or spill upon
any adjoining property or street. The following measures shall constitute the
project's dust management plan and shall remain in effect during all phases of
that project's construction:
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 offsite;
e. Watering material stockpiles; and
Prado Center Environmental Review 25
f. Periodic washdowns, or mechanical streetsweeping, of Broad Street and
Rockview Place in the vicinity of the construction site.
g. Non-potable water is to be used in all construction and dust control work.
Monitoring:
Grading practices shall be monitored by Community Development Department
staff through field inspections during project construction.
10. The finish floor of project buildings shall be raised to a minimum of 136.5'
elevation to be consistent with the City's Flood Damage Prevention Regulations:
Monitorine:
This shall be reviewed by Community Development Department and Public
Works staffs by reviewing project plans during precise plan review, architectural
review and building permit plan check.
11. A qualified archaeologist will be retained to monitor project grading and
trenching activities. If excavations encounter significant cultural materials,
construction activities which may affect them shall cease until the extent of the
resource is determined and appropriate protective measures are approved by the
Community Development Director. The Community Development Director shall
be notified of the extent and location of discovered materials so that they may be
recorded by a qualified archaeologist.
12. If pre-historic Native American artifacts are encountered, a Native American
monitor should be called in to work with the archaeologist to document and
remove the items. Disposition of artifacts shall comply with state and federal
laws. A note concerning this requirement shall be included on the grading and
construction plans for the project.
Monitoring (Mitigation Measures 11 & 121:
Prior to issuance of a building permit, the applicant shall submit for Community
Development Department review and approval an archaeological work program
detailing the plan for monitoring and the archaeologist retained to monitor
construction.
13. The existing structures on the site shall be reviewed by the Cultural Heritage
Committee and the Architectural Review Commission. The farm house and water
tower buildings shall be photo-documented prior to their demolition.
Prado Center Environmental Review 26
Monitorine:
Community Development Department staff shall monitor by sending demolition
plans to the CHC and ARC. Standards for photo-documentation shall be set by
the CHC.
14. All office buildings and other project facilities shall be located at locations on the
site with magnetic field readings (resultant values) of 1.0 mG or less. A report
needs to be prepared and additional measurements taken to confirm where on the
site that those readings occur. Building footprints may need to be adjusted to
accommodate this standard.
Monitoring;
This shall be reviewed by Community Development Department and Public
Works staffs by reviewing project plans during precise plan review, architectural
review and building permit plan check.
15. If the Community Development Director determines that the above mitigation
measures are ineffective or physically infeasible, he may add, delete or modify the
mitigation to meet the intent of the original measures.
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VICINITY MAP 40 PRADO ROAD I NORTH
PIG 1516, PD 1517