HomeMy WebLinkAboutER 173-00City 01 SAn LUIS OBIS; O
Community Development Department - 990 Palm Street - San Luis Obispo, California 93401 - (805)781-7172
Project Address and iissessors Parcel Numbeir(sy portion of
What do you want to do" What is your final glaal? �a��.d a "^_*�^ 41t?olesa{�je}ncp
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Applicant (Who is propo ping th_ projecl?)'.--CS28-t<Qo_Who I.e5-a1Day Phone( 425, 427- 7 553
Applicant's AddresO:!.L._Ldkt<_.13:.Ye.,_.L,�..i3$ll31��'�s-$92-Z_..--------.._.—
McC1e1 :LanHtinter/Ken McKently__ _-..Day Phone{ 626) 397-2700
Representative (if any) -- -
:120 West Bellevue, Pasadena CA 91105
Representative's,
Alex Madonna Day Phoned 05) 543-0300
Property Owner (if other than applicant): _ _ Owner's Address---- -----
P ( . Bo:K 3910, San Luis Obispo, CA 9340(, -_.w
----- - -- -
Please send
to
By signing this application Ice 1Y Mar. I have reviewer{ this competed
applicaiton and the attached material and I consent to'ts filing. 1 agree to allow
Me Communhy Development Department to duplicate and distribute plans W
interested persons as a detemdnes Is necessary for the processing of the
application.
Permission to Access Property
This sedjon Is to be completed by the Property owner arldror occupant Who
cwlmts areas to gte properly. To aeequatey evaKm* manY caroled
proposals community Development! . Deparmlant Safi, comml3sloners and city
Council Members will have to gain access to the ewenor of the real property in
order to adequately review and report on the proposed project, Yea Signature
Delow cenlfies atop you agree to give ei city penniss on W access the pmlect
site from a am, to 5 p.m.. Windily through FdUy, as part of fhe nomtal review
of this pranning application. _
CHECK REVIEW
❑
RezonlnWPD
❑
Use Pearth
a
Variance
❑
ARC Reviovi
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O
Env. ReOm,
y
❑
Subdivislcn
❑
GPAmendnoerl
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❑
Annexation
APnt-ICArION No..
FEe PAID
❑ Other -------.__.,._-- ----- ---
Applicat ai tee pa d by:
❑ the applicant Ct the representative Cl the property OMEC
Received by: ._
Date:
O the property owner,
ay signing this application I certify that the information provided is accurate. I
understand the City might not approve What rm applying for, or might set
condifions of approval. 1 agree to allow the Community Development
Departmant to duplicate and disldbute plans to interested persons as it
delermires is necessary for the processing of the application.
_ ��--
si�_-- i/Date
Interior Inspection Contact Information
occasionally Commcmity Development Departmr:nt Start may need access
to one or more buildings art the Proled ode. n this is the Use. Staff will use
the contact inforrmfian below W arrange an appxNntmi
Day
aa,�.ks���
ti; s ^� NOiv 10 2000
r
rt_LAivIHUNTER
Departmem of Comrnutt' Development
Planning Application
project Address 1239:i L OVR Parcel # _ 067-241-019
Legal Dee cription RHO L> OS( S & FTN L-60 6B 8.69
_ Zoning 1 on --- - - — --
Property Owner TW ESELMA V CAl I LRINEI A ETAL
In Care Of / A MAD01' VA
Owner Address 284 HIGU EF 4 -
_ __
SLO CA 934J1 l 1b---------
Applicant Name COSTCO W -01 F SALE, TODD BARI OK Day Phone (425)427-7553
Address 999 AKE_CR. AIA98027 --
Representative MCC
Representative HUM-ER_KP MCKENT_LY _ —_ Day Phone(626)397 2700
Address 1:0 \N. PE EVI )E, PASADENA CA 91105 _
Send eorresponclence to X apJi ant ieprecentative X_owner other (see file)
Cdt.1 of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
(805) 781-7172
L � Received Eeethe San Luis Obispo Municipal Code.
Appliaa lion made pursuant to/E� apterY�iection
P4a�illirrg Services Summs'
Application # Tiype of Appliratioa 11I13I00 $1,620
U 173-00 Allow an z xor. ' 50K ware�0use store and -
service st lion m J R sits.
1$1,234
ER 173-00 E%a'uale le e rvi QnmeW'kl Impacts
1/13I00
associate with project de>eloprnent_
ARC 173-00 Review dsigns frx warehouse store and
11/13/00 - $1,375
service sl dlon project.
Total fees $4,229
Received BY PAM Rio I
Fee Paid by Applwan: ( 4 229
Assicned planner ��'� , �� -e.iP, �_r I / / 3 / Jc (�1,
rlearings i (p .}'_• '/�: hi.. .., U._i...� P!�J-/r-- {,A r�✓, <.��
PROJECT DESCRIPTION
Costco Wholesale
ARC, U and ER 173-00
12395 Los Osos Valley Road
SITE LOCA1ION AND PHYSICAL SETTING
Rev. July 26, 2001
The 14.87 acre project site (the "Costco Parcel') is set back from the west side of Los Oscos
Valley Road (For purposes of this description, directions are stated in a project orientation in
which Los )sos Valley Road runs project west -east.) The Costco Parcel is approximately
midway between Madonna Road and Highway 101, in the portion of San Luis Obispo County that:
is peridinq annexation to the City of San Luis Obispo. (Refer to Exhibit MP-01 for location of the
project site. The Costco Parcel is currently vacant. It is generally flat, dropping gradually from
southwest t,, northeast. Most of this site is covered with low dense grasses and shrubs, and is
devoid of trees The Costco Parcel is to be created from a portion of APN 067-241-019. The
project is one parcel of a planned multi -parcel center. The parcel immediately to the south of the
Costco Parcel is !being developed as the Home Depot store and is a flage lot with a drive aisle
extending t Los Osos Valley Road (the "Home Depot Parcel'). Three smaller parcels will be
located on (he Los Osos Valley Road frontage, two flanking the Home Depot Parcel driveway and
one in front 3f the Costco Parcel.
The project on the Home Depot Parcel, including its drive aisle, has been approved by the County
of Sari Luis, Obispo and is an existing project for purposes of this application. The frontage
parcels ma / be the subject of the subsequent applications but are not part of this application
except with respect to the drive aisles crossing them to provide access to this Costco Parcel.
This applicatior is limited to the development of the Costco Parcel and the access roads leading
to it from L( s Osos Valley Road
Land, uses n the project vicinity are a min: of open space, commercial and single and multi -family
housing. iadjacerit land uses include the pending DuVaul housing developments to the west,
open space to the south, and the Home Depot development to the east. The site is within the
City of Sa'i Luis Obispo Urban Reserve Line, is designated for General Retail uses under the
City's General Plan, and is pre -zoned General Retail under its pending annexation to the: City
pursuant. to LAFCO File 8-R-O0. Annexation No. 62 to the city of San Luis Obispo (Froom
Ranch/Du`laul Ranch South)
PROJECT DETAILS
The project: application submitted by C:Ostco Wholesale Corporation/Alex Madonnna is for a
subdivisio, of its parcel and use permits to allow for the construction of an approximately 137,688
square foot commercial bulk retail/wholesale Costco facility including a tire center.
Costco Wholesale is a membership warehouse club, dedicated to bringing its members the best
possible i,rices on quality brand -name merchandise. Operating over 300 locations worldwide,
Costco provides a relatively limited number of stock keeping units in a large number of products
categories plus the convenience of specialty departments and exclusive member services.
Products categories at the warehouse include appliances, books, cds and dvds, clothing,
computer and peripherals, electronics and cameras, floral delivery and holiday, fresh baked
goods, g'aceries and meats and produce, delicatessen and gourmet foods and collectibles,
hardware outdoor supplies,
living, health lies,, off -sae onlybeauty,
a alcoholic beverages, optical, pharmacy,
and acy � photo, sporting
essories, office
machines and supp
goods, tins, toys and travel.
The project additionally shall include a three -island gasoline facility that may be expanded to a
fourth island Each island is designed with two double -sided gasoline dispensers, for a total of
twelve fuelir•g positions, with possible expansion to four islands and sixteen fueling positions.
The pumps ,re fully automated and self-serving for Costco members only. The gasoline facility is
intended to be: located in the south cornea of the Costco Parcel (the proposed project).
Access to 9 2 Costco Parcel is from four points on Los Osos Valley Road by way of easements
across frontage parcels. (Refer to the site plan in Exhibit MP-01). The main center driveway,
sixty feet (63') in width, will be perpendicular to Los Osos Valley Road, extending from the
common boundary between the Home Depot Parcel and the Costco Parcel to Los Osos Valley
Road. A se:ondary entrance to the Costco Parcel, also perpendicular to Los Osos Valley Road
and twenty 'eet (20') in width, is intended to be located along the west boundary of the frontage
parceh in front of Cosctc Parcel.. extending from the Costco Parcel to Los Osos Valley Road and
will be aright -in, right -out only intersection. Additional right -in, right -out, thirty feet (30') wide
access points from Los Osos Valley Road will be located where the "flag pole" portion of the
Home Depot Parcel meets Los Osos Valley Road, and along the east boundary of the eastern
most frontage parcel of the Center. A common drive aisle running parallel to Los Osos Valley
Road along the east boundaries of the Costco Parcel and the Home Depot Parcel will connect the
four drive aisles that provide access from Los Osos Valley Road, all of which shall be subject to
reciprocal access easements. Vehicles coming to the Costco Parcel west -bound on Los Osos
Valley Road will use the main center driveway. Vehicles coming to the Costco Parcel east -bound
on Los Osos Valley Road may use any of the four driveways but primarily will use the northern-
most driveway and the main center driveway. Vehicles departing from the Costco Parcel to Los
Osos Valle, Road west -bound will use the main center driveway, and vehicles departing to Los
Osos Valiev Road east -bound may use any of the four driveways.
As shown i i the site plan, the Costco building is sited along in the southwest corner of the Costco
Parcel, anc it faces into the site and towards Los Osos Valley Road. The main entrance is in the
northeast: corner of the building. The tire center will be located along the north side of the
building, arcl will provide articulation to this building elevation as viewed from Los Osos Valley
Road. They shipping/receiving area is, located on the southeast corner of the building. The
shipping/receiving areal is designed to accommodate four trucks at a time. The machinery for
compacting and bailing the cardboard refuse is located towards the southwest corner of the
building, behind the shipping/receiving area. Parking is provided primarily on the north and east
sides of the building, closest to the main entrance and includes approximately 867 stalls, for a
ratio of more than 6,29 stalls per 1,000 square feet of building area.
The primary pedestrian access to the Costco warehouse building will be from the sidewalk on Los
Osos Valley Road at the bus turnout immediately south of the main center driveway, then along
the ,rain access drive to the Home Depot frontage, then due west to the Costco building entrance
to the main entrance (see exhibit SP-01.1). Given the nature of the gasoline facility operations,
there will tie no reason for anyone other than an occasional Costco employee to access it on foot,
so no designated pedestrian access is provided to the gasoline facility. Also, no pedestrian
crosswalks, or routes will be marked within the parking fields. This is based on Costco's
experienc« in operating over 300 comparable facilities and is consistent with the practices of
major grocery stores and other similar operators. To the extent that crosswalks are intended to
congregatce pedestrians into specific crossing points, they do not function in such facilities
because 'qe numbers of customers (pushing shopping carts) sometimes would exceed the
capacity cf specified crosswalks, the designation of limited crossing points might reduce the
alertness rf drivers elsewhere in the parking lot, and, perhaps most importantly, customers would
ignore the crosswalks andfollow the shortest distance between their cars and the warehouse
main entrance in any event. For these reasons, the parking lots are designed so that the parking
aisles point towards the warehouse entrance, and the aisles are over -wide in order to easily
accommodate two-way vehicle traffic: and pedestrians with shopping carts. Trees within the
parking area will be broadleaf shade trees with initial minimum heights to 10 to 12 feet so that
foliage dons not interfere with sight lines.
The project will be drahned as shown in the concept grading/drainage plan. Surface water
currently flowing from the Irish Hills open space onto the property will be contained and
channelized at the south property line, from which it will flow either to a detention pond behind the
Costco Parcel or in a channel behind the Home Depot Parcel to the detention pond in front of the
Froom Ranci. Water falling onto the Property will be directed through storm sewers to a central
drainage easement under the main access drive between the parcels and from there into a storm
drain along os Osos Valley Road. With the diversion of the off -site surface water to a detention
pond, the amount of water flowing from the project into the Los Osos Valley Road storm drain will
not be greater than that which currently flows into that storm drain system from the project site.
Costco will tacuum sweep the parking lots two to three times a week to remove heavy metal
materials and sediments. The small quantities of gasoline and oil which may leak from vehicles
will rarely flow as far as the drainage inlets, but Costco will install fossil filters or an approved
equal product at these inlets to capture: containments that otherwise might flow into the storm
drain systeri.
As shown m Exhibit SP01 1, the Conceptual Landscape Plan, the perimeter of the site will be
landscaped at the south and west, interspersed with shade trees at parking islands. Throughout
the parking lot broadleaf shade trees, accent trees and shrubs are found at the ends of each
parking section,
The parking lot will be lighted with standard downward pointing lights, each containing two 1,000
watt halide cubs affixed to a 35-foot light pole. The lighting fixtures are of a shoe -box style with
the bulbs recessed in the shoe box 1:0 minimize dispersion and glare. See preliminary site
electrical plan.
The building exterior will be of vertical metal panels and concrete masonry block, scored in places
to break ul: the building fagade, Canopies with standing seam metal roofing flank the entrance
on either s de, covering the food service and shopping cart storage areas. The main entrance to
the building is depicted on the sheet DD 3.1-01. The building colors range from light to dark
beige tones. The primary color of the building is beige with accents. The Costco signs on the
southeast and northeast elevations will be externally -illuminated letters in red with accent stripes
and WHOLESALE in blue. The mass of the building is broken up by varying the height of the
parapet, aed changes in the planes of the fapade to create relief and shadowing, and landscaping
to soften it lines.
The gasoline service area will be covered with a canopy that will extend 88 feet across. Around
the perimeter of the canopy will be a metal fascia panel painted to match the warehouse. The
canopy is upported by block columns. Lights will be recessed in the canopy.
OPERATIONS DESCRIPTION
The Costco facility in San Luis Obispo is expected to employ approximately 300 persons, totaling
between 75 and 125 employees per shift. The Costco warehouse will be open Monday through
Friday froi 110:00 a.m. to 6:00 p.m. The gasoline facility hours of operation typically extend from
6:00 a m. Kr 10:00 p.m. weekdays and from 7:00 a.m. to 6:00 p.m. weekends.
Costco anticipates an average of about 18 trucks delivering goods on a typical weekday The
trucks range in size from 26 feet long for single -axle trailers to 54 feet long for double axle trailers.
Receiving time is from 4:00 a.m. to 12:00 p.m., averaging 2 to 3 trucks per hour and most of the
deliveries will be completed before the 10:00 a.m. opening time. Deliveries to the warehouse are
made primarily in Costco trucks from its freight consolidation facility in Tracy, California. Trucks
will be rorted from Highway 101 along Los Osos Valley Road to the main entrance to the center,
then proceed along the east an south perimeters of the Costco Parcel to back into the loading
docks r hey will depart along the center drive aisle to Los Osos Valley Road and back to
Highway 01.
Fuel truck deliveries are anticipated to occur daily during the hours of operation, usually between
6:00 a.m. and 10:00 p.m. The fuel trucks will traverse the same route as the warehouse delivery
trucks to the Costco Parcel and then continue along the central drive to the gasoline facility- The
largest fuel trucks are approximately 70 feet long and carry 9,500 gallons. While delivering the
fuel, the truck will be parked over the underground tanks located on the south side of the gasoline
facility. The trunk will not block access to any of the twelve fueling positions, but its presence
may discourage customers from accessing the southern -most bay. For this reason, Costco will
make every effolt':o schedule deliveries a non -peak periods and usually before 10:00 a.m.
The tire center typically will receive shipments of tires two times per week in single or double -
trailer truck, of up to 60 feet in length, and pick up of old tires usually will occur once per week in
28 foot long trucks. The typical routinel for tire center trucks will be from Highway 101 via Los
Obos Vallee Road to the central entrance to the Costco Parcel, then along the east border of the;
Costco Parcel to turn in at the point of the tire center; and they will return the same way or along
the secondary access road on the west perimeter of the center. Deliveries to and pickups from
the tire center will be scheduled for pre -opening hours, typically about 6:00 a.m.
In an average week, a total of approximately 100 trucks will call upon the Costco warehouse, tire
center and .lasoline facility
In order to open and operate the gasoline facility, Costco will have to meet requirements of local,
state and federal regulators and agencies, including the San Luis Obispo County Fire Protection
District, the San Luis Obispo County Environmental Health -Hazardous Materials Division
(Hazardous, Materials/Underground Tank. Permit), the San Luis Obispo Certified Unified Program
Agency the; San Luis Obispo Air Quality Management District, the California Accident Release
Prevention Program (Risk Management Plan), the State Water Resources Control Board, the
California icnvironmental Protection Agency, and the United States Environmental Protection
Agency. Cne of these requirements, for example, may be a Spill Prevention Countermeasure
and Coral Plan to prevent runoff of petroleum product spills.
C:/My Docum nts,Cosoto Adman Pmiect Descriptions
�iiir!IIII►II II IIIIII������D,II�IIiIII;illllll�� CI of Soft DAIS OBISPO
IMIENNIMM990 Palm Stre t, San Luis Obispo, CA 93401 ,3249
March 24, 200
Julie L. Rodev all] . County Clerk. -Recorder
1144 Montere. Street, Suite A
San Luis Obis lo, CA 93408
SDBJEC I: Notice of ]Preparation for Environmental Impact Report;
Costco Project, City of San Luis Obispo
Dear Ms. Rod z A ald.
The City has completed I:i Dralt Environmental Impact Report (EIR) for the above -referenced
project that i available for public review and comment. 'The required 45-day public review
period for the IECR will extend from March 24" to May 7th, 2003. A public hearing on the Draft
EIR is sche haled before the Planning Commission during the public review period on
Wednesday, . .pril 23 at ",'00 p.rnto discuss potential project impacts outlined in the E➢2,.
Section 21092.3 of the `state Public Resources Code, and Section 15087.(d) of the California
Code of Reg,ilations, require that the Notice of.Availability of the Draft EIR be posted for 30
days in the c "Fite of the County Clerk of the county in which the project is located. The code
also indicate, '[hat the notice be posted ^within 24 hours of receipt by the County Clerk. A copy of
the Notice of Availability is attached for posting.
I can berent led at 781.=1522 if you have any questions.
Sincerely,
Philip Dunsi iorc
Associate Plinner
4qThe City )f m L.uls oti po is committed to include the disabled in all of its services, programs and activities.
Telecom rune atons. Dev ror the Deaf (805) 781-741&
city_of san tuis oBispo
990 Palm Street, San Luis Obispo, CA 93401 3249
NOTIf,."E OF AVAILABILITY OF A
DRAFTENVIRONMENTAL IMPACT REPORT
For the Costco Warehouse Store Project
(State Clearinghouse # 2002051036 & City Files: 173-00)
The Draft Ens ironmental Impact Report (FIR) for the Costco warehouse store and service station
project is ay.iilablc for public review and comment. The applicant, Costco Wholesale, has
submitted planning appliications to the City to develop the site located at 1540 Frootn Ranch
Way, adjacent to Home Dcpo,�. The project includes two main components, which are:
Costco v<holesale store - a. 140,000 square foot membership warehouse store with
attached t re center and food court: and
Costco Scrvice Station - a three island, twelve pump, membership only, sell' -service
fuclul'g; st,ition.
Both compoi --nts. of the project share the site at 1540 Froom Ranch Way. 'the EIR provides
detailed informa';ion about the project and evaluates its potential adverse impacts on the
environment The F'IR discusses environmental effects of the project in the following issue areas:
aesthetics (v ;ual resources), air quality, biological resources, cultural resources, geology,
hazardous In .terials, drainage/erosion and sedimentation, land use and planning policies, noise,
traffic and cucul,ation, noise and utilities and public services. The report is distributed to other
goverinnental agencies for their comments and is used by City decision makers in their review
and consider ition of the project. Reference copies of the FIR are available at the City -County
Library at Pt lm anti Os,)s Streets, at the Community Development Department in City Hall, at
990 Palm Sticet, and at ilhe Cal Poly Library (Government Documents). Additional copies of the
Draft LIR am available from the Community Development Department for a charge of $30.00
for a hard copy or $10.00 for a CD -Roan version. The document will also be available for review
on the City's wehsite at yrww_slocit .oi;g:.
The requrrec 45-day public review period for the EIR will extend from Monday. March 24",
2003 to Wednesday May "7"', 2003. Anyone interested in commenting on the report should
submit a v ritten statement to the City of San Luis Obispo, Community Development
Department, 990 Palm Street, San Luis Obispo, CA 93401-3249, Attention: Phil Dunsmore,
Associate Planner by S OO p i-t- oil May 7`h, 2003. A public hearing on the Draft FIR is
scheduled brfore the Planning Commission during the public review period on Wednesday, April
23, 2003 at :00 p.m. to discuss potential project impacts outlined in the EIR.
NThe Cily i San Luis Ob' spo �s committed to include the disabled in all et Its services, programs and activities_
Telecornm inicatlons Device for the Deaf (805) 781-7410.
�►����� �i��► �Iillillh111111'° �IIIIIIII c�� _of san Us oBispo
990 Pidm Street, San Luis Obispo, CA 93401 3249
March 6. 200
Hamish Marshall
Vice Presider, of Development
Franciscan De ✓elopments.
1880 Santa Barbara Street, Suite F
San I.,uis (Dbispo.. CA 93401
SUBJECT: Costco Development Plan comments
Dear Ha.mish
I have revie%,-d your letter dated Februarli 24, 2003 regarding the proposed Costco development
located adjac, or to developing residential properties. I would like to offer a brief response to
each of the cc ucerrls, and at the same time offer you additional information on the status of this
project The Draft EIR is nearing cornpletion and is likely to be released for public review in
April. The pi blic comment period will run for 45 days, and within that time period the Planning
Commission will hold a public hearing to discuss the EIR and gather additional comments. The
project will eeed to be reviewed by the Architectural Review Commission and ultimately the
City Council It does appear that the issues expressed in your letter may have already been
addressed in he Draft FIR, Your letter will be considered as part of the Draft EIR comments,
however it is ulso important that you review and comment oil the Draft EIR after its release. The
following; is :response to each commenC
1. Placement of the Wilding: The letter suggests that employee and customer parking
would be less intrusive than the back side of the Costco building. Staffhas reviewed the
relati, nship between this portion of the proposed commercial development and the
residr. ritial area.. The current site plan describes a 10-foot grade change between the two
prop( ties at the t.'-ostc(-, building site with Costco being at a 132-foot elevation and the
avera;,,e residential pad at 142. A series of retaining walls and landscape planters is built
into r)e setback area between residential properties and Costco. A driveway will allow
emer ency vehicle traffic to access the rear of the building through this area. The EIR
proposed mitigation :measures recommend prohibiting through vehicle and truck delivery
t:raffi on this driveway. The resulting property between Costco and the residential
property is an area that contains a limited access driveway, landscape planters and no
a.ctiv� uses. The Costco building would be approximately 21 feet above the average pad
height of the residential properties with it setback distance of 68 feet from the building
wall to the nearest residential rear property line. Placing customer and employee parking
at thr ; side of the building would also mean orienting active uses (i.e. building entry, food
scrvi- c% tin: cent,:-r, loading dock) towards the residential area. Current plans propose
orier.ing all active uses away from the residential area. Changing the proposed
OThe City r Serr Luis Oblst;o is committed ro include the disabled in all of its services, programs and activities.
Feecomm. inioations Device torthe [)eat (805) 781-7410.
(Costcoi Fran-iscan Deve pnents)
Page 2
placement of the building is likely to result in additional noise and visual impacts to the
residential area.
2. Noise: The letter suggests that the loading dock and truck queuing is planned for the rear
of the building resulting, in noise impacts to the residential neighborhood. The loading
dock: i actually proposed on the east side of the building opposite the residential area.
Propo,,ed mitigation within the Draft EIR prohibits truck traffic and vehicular circulation
at the � Irivevvay adjacent to the residential area.
3. Lighting: A detailed h,e_hting plan for the site has not yet been reviewed. All lighting
will bt required to be consistent with latest standards for commercial development in San
Luis (ibispo (i.e. fully shielded fixtures that do not allow off site glare). A mitigation
measu -e will be proposed that will require lighting to be reduced after business hours.
4. Landscape: A detailed landscape plan for the site has not yet been reviewed Current
plans -iropose landscape planters with perimeter screening trees and shrubs between the
cornm arcial and resideul:ial areas. Interior landscape planters are also shover[ with a
substi,atial quantity of landscape trees. Refined development plans will be presented to
Hie At chite.ctural Review Commission following release of the EIR.
5. :Mechanical Equipment: A detailed mechanical roof equipment plan has not yet been
devel, sped or reviewed. The EIR will address aesthetic and noise impacts that may result
from oof mounted equipment. The applicant will need to supply architectural plans that
imple nerit mitigation measures as suggested by the FIR.
1 would suggest a meeting to discuss the concerns in detail following completion of the Draft
EIR. As disc ussed in the De Vaul Ranch EIR that was drafted in 1996, a large-scale commercial
development has continuously been a part of the land use pattern at this location. it is assumed
that this has been, and is currently, disclosed to new and prospective property owners of affected
residences 1 am available to discuss the concerns or review current development plans for the
Costco site ai your convenience.
Sincerely.
Philip Dures1 lore
Associate, Planner
Community Development
Of SAI l Us OBISPO
990 P-ilm 4raet, Sari Luis Obispo, CA 93.401-3249
NOTICE OF AVAILABILITY OF A
DRAFT ENVIRONMENTAL IMPACT REPORT
For the ('ostco Warehouse Store Project
(,State (Aearinghouse # 2002051036 & City Files: 173-00)
The Draft Environmental Impact Report (EIR) for the Costco warehouse store and service station
project is available for public review and comment. The applicant, Costco Wholesale, has
submitted planning applications to the City to develop the site located at 1540 Froom Ranch
Way, adjacent to Home Depot. The project includes two main components, which are:
Costco wholesale store - a 140,000 square foot membership warehouse; store with
attached tie center and food court; and
Costco Service Station — a three island, twelve pump, membership only, self-service
fueling sta°,ion,
Both comport, nts of the project share the site at 1540 Froom Ranch Way. The EIR provides
detailed irdoi nation about the projeciL and evaluates its potential adverse impacts on the
environment. I'he EIR discusses environmental effects of the project in the following issue areas:
aesthetics (visual resources), air quality, biological resources, cultural resources, geology,
hazardoi.ts materials, drainage/erosion and sedimentation, land use and platming policies, noise,
traffic and cirulatilon, noise and utilities and public services. in accordance with CEQA section
15087 (c), the proposed development siteis not considered a toxic site. The report is distributed
to other Bove nmental agencies for their comments and is used by City decision makers in their
review and o nsideration of 'the project. Reference copies of the EIR are available at the City -
County Library u Palm and Osos Streets, at the Community Development Department in City
Hall, at 990 i1alrn Street, and Al the Cal Poly Library (Government Documents). Additional
copies A the Drab EIR are available from the Community Development Department for a charge
of $30.00 of i hard copy or $10.00 for a CD -Rom version. The document will also be
available for cvicw on the City's websi'Le at www.slocity.org.
The required 45day public review period for the EIR will extend from Monday, March 20,
2003 to Wednesday Maki 7'h, 2,003. Anyone interested in commenting on the report should
submit a w itteu statement to the City of San Luis Obispo, Community Development
Department, )90 PalmStreet, San Luis Obispo, CA 93401-3249, Attention: Phil Dunsmore,
Associate PI .nner by 5:00 p.tn., on May 7d', 2003. A public; hearing on the Draft EIR is
scheduled helore the. Planning Commission during the public review period on Wednesday, April
23, 2003 at .00 p.m at the City Hall Council Chambers, 990 Palm Street., San Luis Obispo, to
discuss poter ial project impacts outlined in the EIR.
�'Nl h t,, c i> a Ohisl o 5 eomrcidled It) it clude the disabled In allot Its services, prograirIs aid acts -Ices.
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S-TAr'L"- OF CALIFORNIA
:f
Oti'ice of Planning and Research
-- Stan. Clearinghouse
l n,ic Udr is
i Irr snor
ACKNOWLEDGEMENT OF RECEIPT
DATE: ),prd :2, 200i
TO: 3h i l .Durlsmore
51'N of San Luis Obispo
)90 Palrn Street
pan Luis Obispo. CA 93401
RE: -'ostco/Froom Ranch Development EIR
S,CHti: 2002051036
8j'�Fo� aU�F'
Tall inney
Inlel9m Director
f 1 F'f 4 2003
C'OMMUNI'Y DEVELOPMENT
This is to acknowledge that the State Clearinghouse has received your environmental document
for state review . The review period assigned by the State Clearinghouse is:
R.eviev Start Date: March 25, 2003
R.eviev End Date: Ma,y 8, 2003
We have distriiuted your document to the following agencies and departments:
('aliloi nia Highway Patrol
Caltrans, District
Department of Conservation
Depart ment of Fish and Game, Region 3
Depar7 rent of Parks and Recreation
De)ari merit of Water Resources
Native American I leritage Commission
Office of Historic Preservation
Regroial Water Quality Control Board, Region 3
12esarl ccc koen'-,
Stag; Lards Commission
The State Cle,iringhouse will provide a �elosing letter with any state agency comments to your
attention on tl e date following the close of the review period.
Thank you troy your participation in the State Clearinghouse review process.
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SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
APRIL 23, 2003
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Lu,s Obispo Planning Commission was called to order at 7.00 p.m. on
Wednesday, 4prih 23, 2003, in the Council Chamber of City Hall, 990 Palm Street, San
Luis Obispo.
ROLL CALL
Present: Cornmissioners Jim Aiken, Allan Cooper, James Caruso, Alice Loh,
Michael Boswell Carlyn Christianson, and Chairperson Orval Osbcme.
Staff: Associate Planner Philip Dunsmore, Deputy Community Development
Director Ronald Whisenand, Community Development Director John
Mandeville, Deputy Public Works Director Tim Bochum, Attorney Roy
Hanley, and Recording Secretary Irene E. Pierce.
ACCEPTANCE OF THE AGENDA:
The agenda eras accepted as presennted.
APROVAL OF THE MINUTES:
The Minutes of (February 12, and March 12, 2003 were accepted as amended.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
MaryBeth Sohroeder, 2085 Wilding Lane, commented that she opposes having more
bars in an _uis Obispo.
Lee Price, San Luis Obispo City Clerk, advised the Commission that Wednesday, June
18th, will be the third annual Advisory Body member and staff training, which will be
held from 5: )0 to 9:00 p.m. al.. the City -County Library.
There were no further comments made from the public.
PUBLIC HEARINGS:
1. 12395 Los Osos Valley Road. ER 173-00; Review of an Environmental Impact
Report I`or a 140,000 square foot warehouse store and service station; C-R zone;
Costco'Nholesale, applicant.
Associate :'fanner Philip Dunsmore presented the staff report requesting public
testimony and input on any additional analysis or data needed to adequately evaluate
environmental issue areas. He noted this public meeting represents an opportunity to
Planning Cornm ssion Minutos
April 23, 2003
Page 2
identify sensitive issues and address any issues that may not be covered in the
Environmental Impact Report (EIR).
Planner Dunsrnore noted that there is no development proposal for parcels 1 and 3 at
the present time.
Mary Reents EIR Consultant, noted that their Visual Resources Consultant prepared an
appendix in the EIR, which addresses some design perimeters for those parcels on the
front. She noted there is no known configuration of proposed stores in the future. She
thought them! would bC: additional environmental review when those (proposals were
received by the City.
Commr. Cooper commented on the proposed tile mosaic mural facing the gas station
and noted that mare options should remain open for public art.
Ms. Reents responded that: there is no proposal for public art at this time.
Commr. Cooper noted that parcels 1 and 3 are unimproved, and landscaping and
maintenance of the parrcels were not: addressed in the EIR.
Ms. Reents eplied that a mitigation measure could be added to address that.
Commr. Aiken felt the orientation of the site is hard to follow given its relationship to
north, and s.rggested some consistency where the EIR references direction.
Comma. Bo:;well requested information on where the runoff from the gas station site
would go and how it would) be dealt with.
Ms. Reents replied that it was discussed extensively when the EIR was being prepared
and explainod the runoff is going back into that retention basin.
Commr. Bo:,well asked if the basin is at a higher elevation.
Deputy Director Whisenand explained that detention basins are generally designed so
water flows into them.
Todd Bartock, applicant, noted there is an oil separator at the site, which he thought
goes into th a sewer system rather than directly into a drainage system.
Robert Uvi(R, Public Works Department, explained that generally, the requirements for
storm water runoff from this type of commercial site would go through an oil/water
separator to treat the majority of the runoff, but they cannot be sized to treat very large
storms. He mentioned he does not have enough information in the EIR to verify that it
goes to the detention basin in the back, but felt this is not the case since it is uphill from
the site.
Ms. Reents mentioned there is a mitigation measure for a storm water pollution
prevention plan, which would address the specifics.
Planning Corrmasion Minutes
April 23, 2003
Page 3
In response io a question regarding lighting at the backside of the building, Deputy
Director Whisenand noted chat lighting illumination is a concern and the ARC deals with
it routinely.
Commr. Caruso asked if there is a wetland delineation.
Ms. Reents replied no, and explained the reason there isn't one is because the actual
route of Callc ,Joaquin's realignment has not -yet been determined.
Commr. Loh onnrnented that overalll, the EIR discusses the many important issues, but
noted she wc.uld like to see on -site pedestrian circulation also addressed.
Ms. Reents, replied there; is a pedestrian plan on the site plan.
Commr. Loh suggested emphasizing the pedestrian circulation flow.
Ms. Reents rraplied they could do this.
Commr. Loh suggested the consultant investigate electric car stations. She questioned
under the Traffic Mitigation Measure 1, why there is a 12-month wait after the opening
before the City will monitor traffic operations to see whether there have been any
accidents anJ what the traffic: volume is or if there are vehicular delays. She expressed
confusion under .Air Quality and questioned if serpentine rock is asbestos.
Deputy Director Whisenand explained a new law went into effect regarding ultra-maphic
rock. Serpc ntine is an ultra-maphic rock, which is asbestos -carrying and there is a
special mitigation program that is required anytime grading is done within the City of
San Luis OL spo.
Commr. Lon expressed strong feelings about concrete block wall versus heavy
landscaping for noise along Garcia Drive or palm trees on the other side of LOVR and
noted the consultant is suggesting the; walls.
Ms. Reents replied the noise ordinance requires them to provide a barrier for noise and
the only solution available is a concrete wall or block wall. She mentioned staff is also
concerned with walls and explained they could come up with a greater vegetation
barrier alon j this area although it would not meet the Noise Element requirements, but
would come close to it
PUBLIC COMMENTS;
Chairperson Osborne noted that several letters had been received from the public.
Deputy Dirc-ctor Whisenand noted that the public review period remains open through
May 7, 2003.
Brian Hagv,00d, 11860 Los Osos "Valley Road, noted his back window looks out at the
back driveway of the proposed Costco project. He asked if Prefumo Road could be
Planning Coma ssion Minutes
April 23, 200:1
Page 4
connected to the existing Los Osos "Valley frontage road, which he felt would be helpful
with the traffic,. He expressed concern with the landscaping next to the Date Palms and
felt a block wall would do little good. He suggested a soft structure like a berm with a lot
of vegetation on it. He expressed concern with any efforts to minimize the delivery truck
noise and hoped that delivery times would be limited so it is not in the middle of the
night. He expressed disappointment: with the Halloween color scheme that Home Depot
has and suggested not using the same with Costco, suggesting breaking up the
structure to educe its mass. He asked if anything could be done to reduce the; dirt
caused by construction.
Michael Kilo, 250 San Luis Drive, mentioned he is the co-owner of Western Inns and is
the longtirne lessee of the Rose Garden. He discussed the traffic mitigation of
relocating C. rile Joaquin and noted the size of the loop is still being determined, and felt
the mitigatio t options are not necessarily equal. He explained that site has been owned
by one farm y for a long time and stated that the City of San Luis Obispo does not
normally require bulldozing an existing business as a mitigation strategy for a coming
project. He mentioned one of the three options of the existing six alternatives does that,
and another one takes a portion of their property, and a third one takes another portion
of their property but does not dramatically affect their business. He stated they support
option G (a) >o they could continue their business.
Michael Sullivan, 1127Seaward Street, commented on the traffic concerns involving
Los OSOS Valley Road and Highway 101, and noted there has been, various design
scenarios offered, but felt it is a significant issue that has not been solved for the; Costco
project. He noted the original traffic report that was submitted with the Costco
application suggested that a Project Study Report needed to be prepared and
completed hetore they could get a good idea of what is needed for the interchange,
how it is going to be funded., and how the funding is going to be shared. He felt this
draft EIR sh _iuld not be considered complete or sufficient.
Doris Hallowits„ 1226 Vista. Del Lago, expressed that she would like to see a
development situation where the infrastructure is handled before the crisis and not
afterwards , ind suggested) that a time table be set up to do something about the 101/Los
Osos 'Valle, Road Interchange before this deluge of new buildings, new developments,
and new traffic are already in the works.
There were no further comments made from the public.
COMMISSION COMMEf�TS:
Commr. AiKen asked what the peak hour time is for traffic during the week and on
weekends.
Deputy Public 'Works Director Tim Bochum explained the general peak time for San
Luis Obispo is one 60-minute segment between the hours of 4:00 p.m. and 13:00 p.m.
He noted for commercial entities such as Costco, the weekend peak factor could be as
high as during a weekday.
Planning Comm ssicn Minutes
April 23, 2003
Page 5
Commr. Aiken observed while he was on Calle Joaquin east between 5:00 and 5:15, he
had no trouble getting out onto LOVR
Deputy Director Bochum restated thie comments that were made about the Cal Trans
letter. He noted that Cal Trans is very specific as to what they are recommending as
mitigation for those conditions, which is potentially extending the ramp lengths for both
the southbou nd and northbound lanes where possible. He mentioned they are meeting
with property owners, but do not have all the answers at this time. He explained the
additional lanes will allow people to move through this area quicker and with less
congestion, which he noted is being reflected in the traffic assessment. He offered
information about the lack of money for the interchange and noted there has always
been a lack of funding for that project. He stated they are working with SLOCOG and
the State; to identify the long-term funding parameters that could go into funding this.
He mentioned one proposed revision to their Transportation Impact Fee Program is a
modified funding structure. He commented that Costco and all the projects associated
with this EIR would be responsible for paying the revised fee.
Commr. Christianson commented that she would like to see the rainfall and drainage
issues specific to this area at the base of the Irish Hills be addressed in the final version
of the EIR. She questioned what the impacts would be on the truck deliveries during
morning rush hour. She expressed a concern with the other side of Los Osos Valley
Road between the interchange and Higuera Street, and felt it should be dealt with
immediately She noted a typo in Section 5, page 59 that the terms are being mixed up
with proposed, approved, and total, which she felt is confusing. The discussion of
Benzene. she felt, was not a satisfactory analysis and stated she does not know what
Benzene is or what its bad about it and would like this addressed more fully; She
suggested t!'iat Section 5, under Visual Resource Mitigation Measure 2, a discussion on
how high 1h, r berm is going to get and what it is going to look like, where it is going with
particular regard to visual impacts of those two front parcels being built up. She felt the
community .vants visual access to the Irish Hills, in a sense of the agriculture history of
this gateway, to be maintained and noted the two main criteria that must be adhered to
is the visua character and the visual access, which means a full discussion of the two
front parceh .
Commr. Aiken noted on page 2 under mitigation measure 10, Item C that suggests tree
planting along the southerly exposure of the building would save energy and questioned
how effective could it be. He stated he supports the use of trees for visual bireak, but
not as an energy saving method. He suggested that instead of stipulating sodium, that a
natural color lighting, such as metal -halide or halogen lighting be used; Item G talks
about use of sodium parking lot lighting and streetlights.
Ms. Reents interjected that the Air Pollution Control District normally requires mitigation
on sodium ghting.
Commr. Aiken suggested) using energy control systems to dim or reduce lighting when
solar energy is adequate through the use of sky lighting. He noted there is not a. list of
abbreviations for acronyms and felt it would be helpful to understand them. He
suggested under item 4, that "cows" be changed to "cattle". He suggested having
Planning Comn ission Minutes
April 23, 2003
Page 6
diagrams in the EIR under Traffic impact 8 for the layouts of various options for lanes.
He suggested under Existing Construction, that the hours and operations procedures
currently utilized at DeVaul Ranch homes should be utilized at Costco. He commented
on page 14, Air Quality Mitigation Measure 10-B that states shade tree planting along
southern exposures of buildings to reduce summer cooling needs. He felt this could not
be very effective considering the footprint of the building. He commented that the
location of t're food court is on the cold side of the building and suggested the ARC
examine relocating the food court to the south side of the building. He strongly
suggested that Costco pick up on the colors that Rancho Grande Motors has on their
building for ,;, more desirable pallet. He suggested a cross-section that would show the
elevation and height of the Costco building with respect to the adjacent residential
building so lhey could view what tine impact might be. He noted a possible typo on
page 313 under grading and felt that the remaining should be 30,000 cubic yards and
not 15, 000. He noted on page 15 under Lighting that the EIR states "refer to Figure 13"
and thought it should be Figure 14. He felt the 400 lighting wattage is a huge amount of
power and suggested going to 175-watt bulbs. He expressed confusion under
Landscapin�t in paragraph 15 and felt the references to the figures 393-13 A & B are
incorrect (nat figures 10 & 11). He noted section D-D, which shows a lower retaining at
6-feet high and the upper retaining at is 0.4 feet and feels it is a typographical error.
Commr. Boswell commented on the mitigations for air quality and felt it is a good idea to
look at what was in the Eagle Hardware EIR and what Home Depot is now doing, to see
if there mil:iht be an opportunity for some coordination of employee trip reduction
programs. He wondered if the 100-year storm is really going to be mitigated. He
suggested 41 additional discussion of runoff from the site from normal use of the gas
station and also in the event of a spill during a rainy season. He suggested a
generalized map of the wetlands at the LOVR and Highway 101 area.
Ms. Reerrt;: noted that a generalized map was prepared for the 1985 EIR for the
Madonna project, which could be included.
Commr. I commented on controlling the dust and suggested notifying the
adjacent property owners of how they could file a complaint with regard to dust. He
questioned if the gas station is going to be MTE free.
Planner Du ^ismore replied that he is not sure.
Commr. Boswell) suggested having MTE-free gas, which could be mitigation for potential
ground water impacts. He suggested having a key viewing area from the adjacent
residential area analyzed in the visual Impact section of the EIR.
Commr. C(_)oper suggested other alternatives be addressed besides the mural on page
218 such as a trellis or architectural feature. He stated he would like to add to page 216
a xeriscap,:r. He suggested on page 156 that the EIR address the visual impacts of the
retaining wall. He noted on Pedestrian Access, pages 321 & 323, that the pedestrian
access to I._OVR is not shown in Figures 39 and felt it should consistently be shown. He
commented on page 43 under LiU 1.7.5 that states "all new buildings and structures
should be subordinate to and in harmony with surrounding landscape"; the Costco
Planning Coma ssion Minutes
April 23, 200
Page 7
Building is proposed with, screening vegetation and he felt the EIR should state
"consistent with mitigation". He requested adding to the text under LLJ 2.1.4
Neighborhood Connection: "all areas should have a street and sidewalk pattern for most
neighborhool and community cohesiveness linked from the DeVaul residential
development to the project site" which is provided at the southwest edge of parcel 1,
(Home Depct and to L.OVR). He commented about alternative 3-A relocation, and
noted the EIR was in favor of putting the big box at the back of the site and small
projects parcels 1 & 3 in the front, due primarily to vandalism. He felt that vandalism is
not an issue because the Police could drive back; there. He felt a more compelling
argument is the negative view shed impacts of placing the big box stores in front and
putting the small projects tin the back, and felt this should be included .as an argument
for that alter iative. He felt the fact that the City's zoning ordinance requires unapproved
portions of I As be landscaped or maintained in an orderly state should be inclluded in
the EIR.
Commr. Caruso commented on the Visual Section and felt there is still a Class I visual
impact despite all the mitigation. He suggested the statement about commuters not
caring abour the views should to be taken out.
Commr. Loh asked if the ARC will be reviewing the EIR and if they will be involved with
the visual screeniing from the DeVaul Ranch.
Deputy Director Whisenand explained the ARC would be provided copies of visual
impact sections, but will not be involved with the certification of the EIR, and they will be
looking at the landscaping and addressing the mitigation measures that are established
in this EIR.
Commr. Lo i commented on Drainage Erosion Sedimentary Mitigation Measure 1 and
noted they were using 2-year 10-year, and 100-year storms and felt the 2-year to 100-
hundred is , r tremendous difference. She questioned which one they are actually using
to calculate storm water runoff.
Ms. Reents replied the City and the County are; involved in preparing a Waterway
Management Plan for San Luis Obispo Creek and noted the same consultants also
prepared the drainage, erosion and sedimentation portion of this EIR. She explained
that they tried to consistently look at the drainage factors between this project and what
was being proposed for the Waterway Management Plan. She mentioned generally
the design --iarameters for the Zone 9 Waterway Management Plan area is for a 100-
year flood.
Mr. Livlck, Public Works Department, explained the 2-year storm is a very frequently
occurring storm, which can cause localized flooding. The 100-year storm is the storm of
record and it is important: to make sure the buildings are safe during this storm. A 10-
year storm is in between and the City would want to make sure the roads are passable
during this storm, which is why these three storms are generally used. He mentioned
these three storms are used in the City's new Waterway Management Plan as design
criteria.
Planning Cornr ission Minutes
April 23, 2003
Page 8
Commr. Loh asked why the City was using 25-year and 50-year for the study of Mid-
Higuera and the cemetery project, but is being inconsistent in using 2-year, 10-year,
and 100-yea - on this project.
Ms. Reents fesponded they try to design for 100-year storms, but there are certain City
restrictions where they can't meet those design parameters, so the Zone 9 Waterway
Committee has come up with design parameters for various areas in the city. To some
extent, the A^id-Higuera area can only get to 50-year flood level.
Commr. Lohquestioned how the proposed bio-swale would work..
Ms. Reents explained because the drainage is being directed towards the front of the
property riot 1 the paved surfaces, a bio-swale may not work because it needs a certain
amount of water year round to support it. She noted in this particular design, because
of the configuration of the drainage, the bio-swale is going to be a mitigation measure
that could b, r implemented.
Commr. Aiken pointed out inconsistencies with the difference in storm years on a
previous Ell i and this present one.
Tim Bochw i, Deputy Public: Works Director, offered an explanation and noted that
consistent standards should be used throughout the City.
Commr. Lo r agreed there: is a need to set a consistent standard between a 100-year
storm and a 1-year storm because the result of total rainfall drastically differs.
Chairpersor Osborne noted typo on page 2-16 on the PS Impact 3 on the right column
does not state "insignificant' and believes it should. He concurred with Commissioner
Caruso's assessment of the Visuall Impact and felt it is a class 1 and suggested some
discussion about the traffic if Buckley Road becomes the connection on the other side
of Higuera .street.
Deputy Director Bochum mentioned the EIR consultant team has been working on
coming up with some visuals that will be incorporated into the final EIR that reflect the
traffic recommendations.
There were no further comments or recommendations made
3. Commission:
A. Bud�c e1_Geals-Final Review
Community Development Director Mandeville gave a brief overview of the Council's
goals. He mentioned that four goals out of the seven that the Commission submitted
are going t:) be addressed, noting that Housing is the number one goal.
Commr. Aiken asked about Costco buying into the reclaimed water program and
wondered f the lines are already being developed in this area.
Planning Cornr Fission Minutes
April 23, 2003
Page 9
Director Mandeville explained that LOVR is going to be one of the main branches in the
Water Reuse Project's Distribution System and noted they have been extending the
water pipes that way.
Commr. Aiken asked if each new project would be required to connect when water
becomes available.
Director Mar deville replied that he couldn't say that each new project would be required
to connect.
Commr. Lot, noted that (coal 6, the Downtown Concept Plan that calls for blocking
Morro Street between Palm and Monterey Streets to vehicles was voted down and
asked if a specific area was set aside to build a Monterey Street Plaza.
Director Mandeville explained the area this goal is referring to is Monterey Street
between Santa Rosa and Osos Street, which would create a public plaza that could be
closed off to traffic between the County building and the library, which would improve
connections 'between the existing County building and the new County building facility
that is under construction.
B. Bi-AnnLal Review of Bylaws
Deputy Director Whisenand noted an area in the existing bylaws that the Assistant City
Attorney fel ineeded to be changed.
Commr. Aiken suggested substituting "Chairperson" and "Vice -Chairperson" for
"Chairman" and "'Vice -Chairman" to make it consistent throughout the document.
Commr_. Cooker moved to approve the revisions to the Bylaws incorporating
Commissioner _A_iken's.-revisions. Seconded by Commr. Aiken.
Commr. Loh commented on Continuing Resolutions page 3 (payment) that states
Commissioners will be paid for only the first four meetings each month, which she does
not recall if :halt was what was implemented.
Deputy Director Whisenand noted that he would check with the City Clerk's Office and
verify that the payment provisions in this clause match up with Council Policy.
Commr. Lcri commented on the Minutes Section, and requested adding language that
the minutes shall be prepared in a timely manner and accepted and corrected at the
beginning o f the meeting.
Commr. Cnristianson commented that putting arbitrary time frames sets up false
expectatior, on something that might not be able to be kept.
Director Mandeville replied there is an internal standard, but noted he its not prepared to
speak: to it.
Planning Corrrnisslcn Minus...;
Sewemoer 24 2003
Page 7
Commr. Lch encouraged the commission to go forward with this item and not send it
back to staff for changes.
Commr. CCcper suggested modification to language in 1.b, second sentence to read:
"Service stations include any ancillary retail facility, only if the point of sale of that retail
facility is greater than 200 feet from another point of sale serving alcoholic beverages."
The motion maker and seconder accepted the amendment.
A brief recess was called in order for the City Attorney and staff to review the proposed
motion amendment language.
Attorney Trujillo expressed concern that the proposed language may be opening the
door to a l)gal challenge to 5.36 in the fact that it is attempting to define a service
station by pDints of sale, which is very unusual. He suggested that due to timing issues
involved staff recommends that if the Commission does not support the proposed
language, biat a motion be made to Council forwarding it, that the Commission does not
support the proposed language, and if the Commission chooses, may direct staff or ask
the Counci to review the proposed language to see if it could be refined to be more
workable.
Commr. Cc:oper's amendment to the motion was withdrawn from this motion, to be
considered as a separate motion.
AYES: Cornrnrs Loh, Aiken, Cooper and Christianson
NOES: Cornmrs Caruso, Boswell and Osborne
ABSENT None
ABSTAIN: None
Motion carr(as on a 4 3 vote.
Commr_ Cc ooerr moved to have the City Council consider modification to language in
1.b, second sentence to read: "Service stations include any ancillary retail facility only if
the point of sale of that retail facility is greater than 200 feet from another point of sale
on the same parcel serving alcoholic beverages." Seconded by Commr. Loh.
AYES: Commrs. Cooper, Loh, Aiken and Boswell
NOES: Commrs. Caruso, Christianson and Osborne
ABSENT. None
ABSTAIN: None
Motion can es on a 4:3 vote.
3. 1540 Froom Ranch Way. U and ER 173-00: Review of the Final Environmental
Impact Report and proposal to construct a 140,000 sq. ft. (+/-) warehouse store,
membc r-only fueling center, and ancillary site improvements; C-R zone; Costco
Whole: -,ale (Todd) Bartok,), applicant. (Phil Dunsmore)
Planning Com nission Mini ,.,
September 241_003
Page 8
Phil Dunsmore presented the staff report, asking the Commission to adopt a resolution
recommending the City Council certify the Final EIR with findings of overriding
considerations relative to drainage and air quality, and grant conditional approval of the
Use Permit allowing a 1zt0,000 square foot warehouse store and three -island fueling
center, based on findings and subject to conditions, code requirements, and mitigation
measures. He noted the EIR addresses the development of the Costco site, as well as
future deveioprrient of two additional parcels at Los Osos Valley Road, a total of 32
acres of land with commercial development potential.
Planner Dunsmore discussed a minor change to the EIR text, recommended by the EIR
consultant, noting it is not considered a significant impact, therefore, recirculation of the
EIR is not equired. He explained the amendment simply adds a new section titled
"New Lanc Use Trend" and discusses how the realignment of Calle Joaquin will
potentially affect future land uses. He also noted the revision has been included in the
public record to ensure all potential secondary effects are adequately addressed.
Commr. Cooper questioned the issue of Traffic Impact Fees, noting some
inconsistencies in the text such as the responsibility of TIF fees by the front parcel
applicants. He note(] this issue was the main reason the EIR was not certified at the
previcus hearing.
Deputy Put,lic Works Director Tim Bochum, explained that both the Costco and the front
two parcels will be responsible for paying fair -share contributions toward the LOVR
interchange project improvements. He referred to the two mitigation measures, noting
they are structured so that the applicant(s) will either pay a fair -share mitigation fee
determined by the City, or if the city-wide Transportation Improvement Fee Program is
amended by the time of Council approval, they will pay that established TIF fee.
Commr. Boswell questioned Finding 8, which addresses fuel and alcohol sales issues,
and suggested changing the language of that finding.
Attorney Trujillo suggested adding language to that finding as follows: "if adopted by
the City Council as proposed by the Planning Commission ... the fueling station does
not conflicl .. "
Todd Bartok, applicant, submitted a letter he received electronically from the City's
Public Works Department that further clarifies the Traffic Impact Fees, and breaks them
down in an understandable format, and stated that he is satisfied with the TIF dollar
amounts. He requested an interim alignment option so that if they are unable to obtain
proper wetland permits through the Army Corps of Engineers, there Would be an
alternative to the solution, at the sole cost of Costco for its project.
Planner Dunsmore discussed the issue of Public Art and input from the ARC regarding
the potential for putting money into a fund for the entire site (Home Depot, Costco, and
the Madonna parcels) resulting in one very nice piece of art either at this location or at a
more appropriate location.
Commr. Cooper felt the mechanism for such an option is the public art in -lieu fee
Planninc Comi iissiori WIL]
September 24 2003
Page 9
Ian Adam, I usco Engineering, explained that off -site drainage would be collected in a
detention basin, which will have regulated discharge at Los Osos Valley Road.
Drainage will be collected into a proposed storm drain system that leads to LOVR, and
those flows will not be combined with the water quality efforts made from the project
itself (drainage area 1) Fie then explained the drainage from the gasoline service area
will be collected into a specific system that treats all runoff from the gasoline area into a
storm drain insert (versus an oil/water separator) and into a bioswale system (drainage
area 2). Drainage area 3 will be discharged into a second storm drain inset t, which
would then discharge into a proposed swale system that joins up to the regional swale.
He explained the preference for a swale is because they are designed to take flows
from a pinpoint source (oil/water separator) and gradually even out the flows; the bio-
retention concept introduces more ponding which is susceptible mosquito issues and
regulatory issues.
Commr. Cooper asked if the vegetated swale parallel to Los Osos Valley Road is
incorporated into the proposed berm system.
Planner Dunsmore responded that the berm system is for the retail pad in front of the
proposed Costco, and is not part of this project.
In response to questions from Commr. Boswell, Mr. Adam clarified that the storm drain
insert is a jortox sieve system, and the sieve can be sized to remove pollutants of
certain sizes. They are equipped with an oil/water entrapment device at the top, and
perform rnrich better than oil/water separators. He noted there is a formula and
calculation for water quality treatment (a legal regulatory definition), and the storm drain
inserts will he sized specifically for the area.
Commr. Loh questioned the pedestrian linkage to DeVaul Ranch. She asked if this was
intentionally, omitted from the plans.
Jeff Wilsor', architect, responded that there have been detailed discussions with the
ARC regarding the existing sidewalk from LOVR going down the south side of Parcel 1
along Froom Ranch Way. The ARC asked if there could be a continuous linkage from
LOVR back to the center of the site. To address the ARC, Mr. Wilson rioted he wants to
work with the adjoining property owner to come up with a location that allows a
connection between the residential area to create a series of spines that will connect all
the parcels together and imake it easy for pedestrians to circulate throughout the site.
PUBLIC COMMENT
MaryBeth 3hroeder, 2085 Wilding Lane, opposed the Costco development; and the
concurrent sale of alcohol and fuel.
Brett Cros;, 1217 Mariner's Cove„ had concerns with the Statement of Overriding
Considerations, and did not feel the mitigation measures proposed are "to the greatest
extent possible". He suggested that Costco provide, as mitigation, free delivery within a
25-30 mile radius of the store to cut down on the traffic impacts, since this a regional
Planning Cornriission Minu,..
September 24, 2003
Page 10
draw. He expressed concern with the potential for cut -through traffic occurring, and
questioned why solar panels are not proposed to address energy issues.
Michael Sui ivar, SLC, felt the E.IR remains deficient and does not meet CEQA
requirements. He expressed his confusion that parcels 1 and 3 are included as part of
the EIR siriCO specitic development proposals for those sites have not been determined.
He explained that CEQA requires a tiering sequence be identified for environmental
review, which has not been done for this project. He felt the mitigation proposals in
various instances are too vague or ineffective, and that there are instances of improper
deferral of mitigations.'
COMMISSION COMMEN rS
Commr. Osborne questioned if the interim realignment of Calle Joaquin should have
been addressed in the EIR.
Planner Du ismore responded that the applicant has recently offered this option as a
way to temporarily avoid the imparts associated with the wetlands and the additional
permits that may be required by the Army Corps of Engineers. It is not known if this
scenario would avoid ;additional environmental impacts.
Mary Rentz EIR consultant, noted that secondary impacts were considered for any type
of alternative alignment olf Calle Joaquin. However, it could not be addressed in detail
since plans lave not yet been established, but previous EIR's were tiered off of, such as
the 1989 EIR for the Madonna General Plan Amendment in the County of SL.O. She
explained tl at a thorough vegetative survey was performed as part of that EIR so they
are aware of wetlands, secondary impacts, and areas that can be mitigated. She noted
the specifics of the mitigation measures have not yet been established because the
alignment and alternative alignment must first be staked so exact acreages can be
calculated and exact locations determined.
Commr. Osoorne asked for advice on the advisability of certifying and EIR given that so
many issues remain to be resolved in a detailed way.
Attorney T ujillo responded that the staff report indicates the amendment is not a
significant change to the document and does not result in new significant impacts or
additional mitigation measures. He explained that if any Commissioner disagrees with
those statements and have a factual basis for it, that would be grounds to re -circulate
the EIR.
Commr. Caruso moved the staff recommendation for the Use Permit and EIR with two
chafes a13 follows: _Change to TR MM 2-A which would add language to the new #1
of the_Fina'_ EIR to read: 1.-Realign Calle Joaquin South to Calle Joaquin North ....or
an alternative interim alignment that meets City and State Design Standards, to be
approved t_y the Director of Public Works. Change to VR MM 5: Alternatively the
applicant can pay the appropriate in lieu fee for the purposes of providing a iDublic art
display in the immediate vicinit _ Change TR MM 1 from 12 months to 15 months.
Change Cgndition 8._._ to read: "if adopted by the City Council as rp opOSed by the
Planning Com nission Min,
September24 2003
Page 11
Planning Commission_;_ the fueling station does not conflict with the City's ordinance .
" Seconded ky_Commr. Cooper..
Commr. Boswell had concerns with the Statement. of Overriding Considerations in that
there was no benefit side that the City is required to weigh against the cost side. He felt
the Commission could act on it, but the language should be incorporated in the
recommendation to the Council.
Attorney Tiujillo clarified) that a textbook example of a Statement of Overriding
Considerations 1) summarizes each of the impacts; 2) identifies the specific factors
justifying the project despite the impacts (social, economic or any other factors); and 3)
points out where in the record the evidence is that supports those findings..
Commr. Bcswell noted he could not support the use permit because he did not feel the
finding has been made that "the building in which the use is to be located, is designed
in discrete-raiements that respect the scale of development in the surrounding areas.
Commr. Christianson Celt the economic benefits of a Costco will be substantial, not only
to the City A San Luis Obispo, but especially to families with children. She also felt the
project fits nto the scale of development in the surrounding area since there is a large
store on one sidle and a large residential development on the other side. Since it is at
the far rea of four large lots, she felt that once those lots are built out, Costco would
become nearly invisible, and supported the project.
AYES: Commrs. Aiken, Cooper, Caruso, Christianson, Loh and Osborne
NOES: Commr Boswell
ABSENT: None
ABSTAIN: None
Motion caries on a 6:1 vote.
COMMENT AND DISCUSSION
4. Age ida. forecast
Mike Draw gave an agenda forecast, noting several upcoming regular and special
hearings to review the Housing E=lement Update, including an October 1" Town Hall
Meeting. it was clarified that the Housing Element will be the last item at regular
meetings.
With no fu -ther business before the Commission, the meeting adjourned at 10:50 P.M.
to the special Town Hall Meeting on October 1, 2003, at 7:00 p.m. in the Council
Chamber.
Respectfully Submitted,
Diane Stuart
Management Assistant
RESOLUTION NO.9502 (2003 Series)
A RESOLUTION OF THE SAN LUIS OBISPO CITY COUNCIL
CERTIFYING THE FINAL EIR
FOR PROPERTIES LOCATED AT 1540, 1500, and 1521 FROOM
RANCH WAY (APPLICATION # ER 173-00)
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, San Luis Obispo,
California, on September 24, 2003, for the purpose of considering the Final EIR for the
Costco Project and future development of adjacent parcels on Froom Ranch Way; and
WHEREAS, said public hearing was for the purpose of formulating and
forwarding a recommendation to 'the City Council of the City of San Luis Obispo
regarding the Final EIR, and
WHEREAS, the Planning Commission reviewed and considered the Project Final
EIR and recommended certification of the EIR to the City Council; and
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, San Luis Obispo,
California, on November it, 2003, for the purpose of considering the Final EIR for the
Costco Project and future development of adjacent parcels on Froom Ranch Way; and
WHEREAS, the Ciity Council has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations
by staff and the Planning Commission, presented at said hearing.
BE IT RESOLVED by the City Council and the City of San Luis Obispo as follows:
SECTION 1. Findings. Based upon all the evidence, the Council makes the
following findings:
Findings
The Final EIR was prepared in compliance with the California Environmental
Quality Act (CEQA) and was considered by the City prior to any approvals of
the project.
2. Tire Final EIIR reflects the independent judgment of the City.
3. For each significant effect identified in the EIR under the categories of Visual
Resources, Air Quality, Cultural and Historic Resources, Geologic Hazards,
Hazardous Materials, Drainage, Erosion and Sedimentation, Noise,
Transportation, Public Services and Utilities, the approved mitigation
measures contained in the EIR will avoid or substantially lessen the identified
adverse environmental impacts of the project to a level of insignificance and
have been incorporated into the project.
R 9502
Resolution No. 9502 (200*3 Series)
Page 2
4. The significant effects identified in the Air Quality, and Drainage, Erosion and
Sedimentation sections of the EIR will not be fully mitigated to a degree of
insignificance with the incorporation of all of the identified mitigation measures
included in the EIR. However, the City Council finds that the adverse
environmental effects are acceptable and makes a statement of overriding
considerations for those significant and unavoidable environmental impacts
because:
a Mitigation strategies required for the Costco project component: (alone)
reduce the developments impacts to cumulative drainage to a less than
significant level l Development of additional parcels will be required to
have additional drainage accommodations based on the type of
development proposed in the future. The unavoidable significant drainage
impacts result from inadequate drainage beneath US 101 at the
convergence of Froom Creek and San Luis Obispo Creek. Future road
improvements that wall widen the Los Osos Valley Road overpass at US
101 will include plans to increase the drainage capacity of the culverts
beneath US 101 and will therefore reduce the potential for drainage
impacts at this site in the future and;
b All projects of this size and scale are likely to produce significant
temporary air quality impacts due to construction dust and construction
vehicle emissions. Mitigation strategies help to reduce project emissions
and ultimately put the air basin in closer compliance with established State
and federal standards to the greatest extent possible with a development
project of this scale.
c The proposed project is consistent with the General Plan for this specific
location and the social and economic benefits of this project outweigh the
adverse environmental impacts resulting from air quality and drainage.
The addition of the store within City Limits will be a significant addition to
the City's tax revenue while responding to a regional demand for goods
and services that is currently found outside of the City. A regional center
at this location will further contribute to the revenue base of surrounding
businesses while customers utilize area restaurants and related goods
and services. Furthermore, the new retail use will add more than 200 jobs
to the City while providing a greater variety of commercial goods and
services within the City.
SECTION 2. Certification. The City Council does hereby certify the Final EIR for
the project with the following changes:
1. Delete Air Quality Mitigation Measure 11-J in its entirety (AQ/MM-11••J).
Resolution No 9502 (2003 Series)
Page 3
On motion of Council Member Ewan, seconded by Council Member Schwartz, and
on the following roil call vote:
AYES:
Council Members Ewan and Schwartz and Mayor Romero
NOES:
Vice Mayor Mulholland
ABSENT:
Council Member Settle
The foregoing resolution was passed and adopted this 4th day of November, 2003.
Mayor David F. Romero
ATTEST::
City Clerk
APPROVED AS TO FORM:
Jonath� . Lowell /
City Attorney
Attached:
EXHIBIT A: Mitigation Measures
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RESOLUTION NO.9503 (2003 Series)
A RESOLUTION OF THE SAN LUIS OBISPO CITY COUNCIL
FOR APPROVAL OF A USE PERMIT FOR A 140,000 SQUARE FOOT
WAREHOUSE STORE AND A FUELING CENTER AT
1540 FROOM RANCH WAY
APPLICATION # 173-00
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, San Luis Obispo,
California, on November 4th, 2003, for the purpose of considering Application U 173-00,
a Planning Commission Use Permit to:
1. Allow a 140,000 square foot Warehouse store; and
2. Allow the estabhshment of a three -island fuel station.
WHEREAS, notices of said public hearing were made at the time and in the
manner required by law; and
WHEREAS, the City Council reviewed and considered the Project's Final EIR
which includes the mitigation monitoring program prepared for the project; and
WHEREAS, the City Council has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations
by staff and the Planning Commission, presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of San
Luis Obispo as follows:
SECTION 1. Findings. Erased upon all the evidence, the City Council makes
the following findings:
1. The EIR adequately addresses the proposed project, and can be used in taking a final
action or all aspects of the project, including the use permit.
2. The use of the property for a large scale, regional serving retail store is consistent with
the General Plan, which identifies this vicinity as appropriate for such development.
3. The proposed use is appropriate at the proposed location and will be compatible with
surrounding uses with implementation of the conditions of approval and the mitigation
measures contained in the EIR.
4. The scale of the building is compatible with existing uses in the area and maintains
the appropriate relationships with surrounding buildings and the adjacent residential
area.
5. The proposed use will serve the community, in whole or in significant part„ and the
nature of the use requires a larger size in order to function. The proposed use has
the potential to attract a regional demand, therefore resulting in a potential increase
R 9503
Resolution No. 9503 (2003 Series)
Page 2
of local restaurant, entertainment and even other retail uses. The nature of a. Costco
Warehouse store is that it works as several retail shops under one roof, the
tremendous variety and the warehouse -like style contributes to the necessity of the
excessive size.
6. The (building in which the use its to be located is designed in discrete -elements that
respect the scale of development in the surrounding area.
The new building is designed in compliance with the City's Design Guidelines for
Large -Scale Retail Projects.
8. A warehouse store with a fueling station does not constitute a service station under
section 15.36.020 and is consequently not subject to the prohibition of concurrent
alcohol and fuel sales because:
a. In 1982, when the predecessor provision to section 5.36.020 was adopted by the
City Council, warehouse stores were not contemplated, as Costco was not yet in
existence and Price; Club in San Diego was only a few years old.
b. In 1988, when the predecessor provision to section 5.36.020 was affirmed by the
City Council, while warehouse stores were known, the inclusion of fueling
stations at warehouse stores was not contemplated (Costco, founded in 1983,
added its first fueling station in 1996).
c. In adopting the predecessor provision to section 5.36.020 in 1982, and in
affirming that provision in 1988, the City Council was concerned with drinking and
driving, increased potential for robberies from gas stations selling alcoholic
beverages, conflicts between cars and pedestrians, and visual blight.
d. The proposed project is similar to a gas station being located adjacent to a
supermarket that sells alcoholic beverages. One significant difference between
the two situations is that the proposed project would occur on a single parcel
while a gas station and an adjacent supermarket are on two separate parcels.
e. The proposed project is very different from a gas station with a retail component
in that:
1 there is a separation of 480' between the fueling station and the entrance
to the retail store where alcohol can be purchased;
fuel and retail items must be paid for separately and at different locations;
one must park one's car to purchase retail items, one cannot shop while
one's car is being fueled;
alcohol is sold unrefrigerated and in large containers or quantities not
convenlient for immediate consumption;
5. fuel and other items can only be purchased by members of the club and
sales to the general public are not allowed.
f. On October 7, 2003, in response to concerns raised by gas station operators that
the prohibition on fuel and alcohol sales is unfair to them in light of the proposed
Costoo application and is not in compliance with state law, the City Council
directed staff to prepare amendments to the City's zoning regulations that
Resolution No. 9503 (2003 Series)
Page 3
comport with state law. The, proposed draft amendments are expected to be
presented to the City Council within the next couple of months.
g. The proposed project will provide retail services not presently available in San
Luis Obispo.
h. The proposed project will provide tax revenues to the City.
i. The proposed project will fulfill the General Plan expectation for this particular
site.
j. This project will assist in the implementation of necessary traffic improvements
along the Los Clsos Valley Road/101 Corridor.
9. City Council finds that interpreting section 5.36.020 to apply to a warehouse store
with a fueling station would lead) to absurd consequences because of Finding No. 8
above.
10. City Council finds that interpreting section 5.36.020 to apply to a warehouse store
with a fueling station will not further the purpose of the ordinance and will not meet
changing conditions such as the development of warehouse stores with fueling
stations.
SECTION 2. Approval. The City Council does hereby approve application U
173-00, subject to the following conditions and code requirements:
1. All mitigation measures contained in the Final EIR shall be included as
conditions of approval, and are incorporated herein by reference.
2. The Development of the Costco site shall be subject to review by the Architectural
Review Commission for consistency with the City's design Guidelines for Large -
Scale Retail Projects including compliance with the City Sign Regulations.
3. Tree species will be selected to insure that the eventual height will intermittently
break the plane of the roofline. Tree clusters shall follow the slope of the Irish Hills
to the south side of the building and be added to the landscaping of the parking
area.
4. Pedestrian access, to the Costco property shall be linked with De Vaul Ranch Drive,
subject to coordination with the City and adjacent property owners.
5. The project applicant shall defend, indemnify and hold harmless the City and/or its
agents, officers and employees from any claim, action or proceeding against the City
and/or its agents„ officers or employees to attack, set aside, void or annul, the
approval by the City of this project, and all actions relating thereto, including but not
limited to environmental review.
Code Requirements;
Note: irhe following code requirements are included for information purposes only.
They serve to give the applicant a general idea of other City requirements that will apply
to the project. This is not intended to be an exhaustive list as other requirements may
Resolution No. 9503 (2003 Series)
Page 4
be identified (luring the plan check process. Additionally these code requirements were
formulated prior to release of the project final EIR. The final EIR supercedes the code
requirements where a conflict occurs.
Public Works;
1. All conditions and requirements of Parcel Map SLO 00-041 per City Council
Resolution #9061 (2000 Series) that were deferred to development shall be
considered as included as conditions of approval for this development as
applicable.
2. Any outstanding conditional approval items from Parcel Map SLO 00-041 that
required performance of said item prior to occupancy shall be noted on th(�
building plans as needing to be completed prior to occupancy.
3. Drainage calculations shall be submitted for review and approval to the
satisfaction of the Public Works Director and Building Official.
4. Any off -site easements for grading, drainage, slope banks, access, utilities, etc.
shall be recorded prior to building permit issuance.
5. Proposed detenition basin grading outside the city limits shall be approved to the
:satisfaction of the County Building and Planning Department prior to the issuance
of arrf city permits that show or require the off -site grading.
6. The building plans shall include a complete grading, drainage, and erosion
control plan.
7. EPA Reouirement: General Construction Activity Storm Water Permits are
required for all storm water discharges associated with a construction activity
where clearing, grading and excavation result in land disturbance of five or more
acres. Storm water discharges of less than five acres, but which is part of a
larger common plan of development or sale, also requires a permit. Permits are
required until the construction is complete. To be covered by a General
Construction Activity Permit, the owner(s) of land where construction activity
occurs must submit: a completed "Notice of Intent" (NOI) form, with the
appropriate fee, to the State Water Board.
& Driveway improvements, pavement, utilities, pedestrian walkway and bikeway
improvements, etc., along the proposed northeasterly property line shall The
constructed to accommodate a possible future public street, as provided for as a
condition of the parcel map, to the satisfaction of the Public Works Director.
9. Traffic impact fees shall be paid prior to the issuance of a building permit. Traffic
impact fees are applicable to both the retail store and the gas station. Gas
station impact fees shall be based on the final approved plans and APCD permit
approvals for the number of nozzles (dispensers).
Resolution No. 9503 (2003 Series)
Page 5
10. 'Truck routes for grading import and/or exports and material deliveries shall be
established for northerly and southerly destinations in accordance with the
circulation element and shall be noted on the building/grading plans.
11. 'The building plans shall be consistent with the recorded map and improvement
plans for street naming, public and private easements, utilities, streets, and
dedications.
Utilities
12. A water allocation is required, due to the additional demand on the City's water
supplies. 'The City currently has water to allocate, and does so on a "first -come,
first -served" basis. Water is allocated at the time building permits are issued and
the Water Impact Fee is paid. Both the Water and the Wastewater Impact Fees
are based on the size of the water meter(s) serving the development.
13..A.ppropriate backfiow prevention will be necessary on any connection to the City
water system if the property includes an active well. All backfiow preventers shall
be approved by the University of Southern California Foundation for Cross -
Connection Control and Hydraulic Research. The project shall be coordinated
with the County Cross -Connection Inspector, Henry Ruiz, who can be reached at
781-5567.
14. Due to the proposed gasoline station at the site, industrial waste/wastewater
pretreatment requirements may apply. The project shall be coordinated with the
City's Industrial Waste Coordinator for specific requirements.
15. A separate connection to the public water main shall be required for automatic
fire sprinklers. The fire service lateral shall include a USC approved backfiow
preventer appropriate for the proposed use. The backfiow preventer shall be
located as close to the public right-of-way as possible, in direct alignment: with
the connection to the public: water main. The backfiow preventer can be located
no further than 25 feet from the right-of-way line without prior written approval of
the Utilities Engineer. If the fire service supports one or more fire hydrants, the
USC approved backfiow preventer shall also include detector capabilities (double
detector check assembly). The FDC may be located behind the backfiow
prevention assembly, in accordance with manufacturer's recommendations. The
location and orientation of the FDC shall be approved by the Fire Department. A
monthly service fee: of $22.40 shall be required if the property does not have a
connection to the City system for domestic use.
16. Ely ordinance, the applicant is required to prepare a recycling plan for approval by
the City to address the recycling of construction waste for projects valued at over
$50,1000 or demolition of structures over 1000 square feet. The recycling plan
shall be submitted to the Building Department with the building plans. The City's
Solid Waste Coordinator can provide some guidance in the preparation of an
appropriate recycling plan.
Resolution No. 9503 (2003 Series)
Page 6
17. The irrigation systems for common areas, parks, detention basins, and other
large landscape areas shall be designed and constructed in accordance with the
standards for reclaimed water use. An appropriately sized reclaimed water main
shall be constructed) from the proposed alignment of the City's reclaimed water
distribution system in Los Osos Valley Road to the end of Froom Ranch Drive, to
serve as a public reclaimed water main. If reclaimed water is not yet available,
the or -site system shall be designed and constructed to reclaimed water
standards, and temporarily connected to the City's potable water system in the
area of the anticipated connection to the public reclaimed water distribution
systern. Appropriate backflow protection shall be installed with this connection to
the satisfaction of the County Cross Connection Inspector, Henry Ruiz, who can
be reached at 781-E5567.
18, One tree required per 35 lineal feet of street frontage or any part thereof. Trees
.are to be 15 gal. size and planted to city specifications. Choose a species from
the Master Street Tree list.
Fire
19. Code Requirement: Access shall be in accordance with Article 9 of the California
Fire (:,ode. Access roads shall have an unobstructed width of not less than 20
feet. Access roads shall be designed and maintained to support the imposed
loads, of a 60,000 pound fire apparatus and shall be provided with a surface so
as to provide all-weather driving capabilities.
20. Conclitiom Prior to combustible construction all-weather access shall be provided.
All-weather access will include the first lift of asphalt.
21. Code Requirement: Water supplies shall be in accordance with Sections 901 and
903 of the California Fire Code. An approved water supply connected to the City
distribution system and capable of providing the required fire flow for fire
protection is required The fire flow shall be determined using Appendix 111-A of
the California Fire Code.
22. Condition Applicant shall provide a fire flow analysis verifying that adequate
water is available for firefighting. Onsite water mains shall have an internal and
external loop design.
23. Code Requirement: Fire hydrants shall be installed in accordance with Section
903.4 of the California Fire Code. The location, number and type of hydrants
connected to the City system shall be determined using Appendix III-13 of the
California Fire Code and the approved City Engineering Standards.
24. Cond'itiom The location and distribution of fire hydrants shall be reviewed and
approved prior to installation.
Resolution No. 9503 (2003 Series)
Page 7
25. Code Requirement: Fire protection systems shall be in accordance with the
California Fire Code and California Building Code as amended by the City.
26. Condition: Structure's shall be provided with an approved and monitored fire
sprinkler system (Service station canopy included). All fire protection equipment;
valves and controls shall be located in a single location for rapid access and
operation. Location of all such equipment shall be approved prior to installation.
27. Code Requirement: Buildings undergoing construction, alteration or demolition
shall be in accordance with Article 87 of the California Fire Code.
28. Condition: Fire extinguishers shall be provided for buildings under construction.
Combustible debris, waste material or rubbish shall not be accumulated within
buildings or burned on the site.
29. Code Requirement: Automotive motor vehicle fuel -dispensing stations shall be in
accordance with Article 52 and UFC Standard 52-1. Such operations shall
include both publicly accessible and private operations. Flammable and
combustible liquids and LP -gas shall also be in accordance with Articles 79 and
8:2
30. Condition: Portions of the proposed project shall comply with one or more of the
CUPA. program elements (i.e. UGT's and Business Plans).
Transportation
31. Bicycle Parking. The applicant shall provide the amount of long- and short-term
bicycle storage as called for by Section 17.16.060 of the City Zoning Regulations.
a. Short-term bicycle storage (racks) shall comply with the design and location
provisions of the adopted Bicycle Transportation Plan (reference Section IV.C,
page 12). Consistent with these provisions, bike racks should be located
cicse to and viewable form the building's main entrance. A location between
the: entry and the proposed tire sales outlet underneath the arbor appears to
be an appropriate location. Alternatively, integrating the bike parking with the
south end of the outdoor food service seating area might also be considered.
(For additional guidance, applicant should refer to draft Community Design
Guidelines recently acted on by the ARC.)
b. Long-term bicycle storage shall be provided by installing fully enclosed lockers
or reserving a dedicated lockable room within the structure for bike storage.
c. The dimensioned location, type and orientation of all bicycle parking facilities
and information that documents compliance with the above provisions shall be
provided on the project plans considered by the ARC.
32. Connection to Adjoining Subdivision: The north end of the drive aisle (possible
future public street) that separates the Costco building site from the nine -acre
Resolution No. 9503 (2003 Series)
Page 8
parcel fronting Los Osos Valley Road shall be designed to provide for pedestrian
and bicycle access from the adjoining residential subdivision and street.
33. 'Pedestrian Connection: Provisions shall be incorporated into the site plants to
provide for extension of a public pedestrian walkway between this project site
and the adjacent residential neighborhood (Tract 2401), along the northwesterly
boundary of the site! (near the westerly corner of the site).
34. Tru6, Circulation: The project plans shall show the intended circulation route for
delivery vehicles. The project's site plan shall be modified to achieve the
following objectives:
A Establish a delivery vehicle circulation plan that avoids routing trucks
along the parking lot aisle adjoining the residential subdivision.
B Consider securing a turn around area to the rear of the Home Depot
building (on the "not a part" parcel) to achieve above objective.
35. Pedestrian Connection to Transit Stop and Improvements: Project plans shall
clearly identify a raised pedestrian walkway that extends from the planned transit
stop on Los Osos Valley Road to the main building entrance. Unless required of
the adjoining Home Depot project, applicant shall install transit stop sign and
shelter, to the approval of the City Transit Manager.
36. The Access Easement: The 30-foot wide easement area shown adjoining the
DeVaul tract should be limited to emergency access, drainage, and utilities.
Pubbc access should be precluded at this point.
37. An accessible path of travel shall be provided from all public rights -of -way to the
proposed store. Provide a complete connection to the accessible pedestrian
paths and from the access easement to be secured from Tract 2401.
38. The building plans shall show the extent of any proposed offsite improvements
required for the connection to Tract 2401. Offsite improvements shall be
coordinated with the approved Tract 2401 improvement plans to the satisfaction
of the Public Works Director.
39. Show the gas station future island expansion on the landscape plans to the
satisfaction of the Community Development Director.
40. The parking lot shall be designed in accordance with the parking and driveway
standards. Complete parking lot plans have not been made available for review
at this time. Striping, maneuverability, grading, drainage, traffic controls,
pavement structural sections, and accessibility will be reviewed when complete
plans have been provided and soils engineer recommendations are available for
review.
Resolution No. 9503 (2003 Series)
Page 9
41. Engineered grading plans will be required per the adopted grading ordinance in
effect at the time of building and/or grading permit application. The grading plans
shall include the quantity of cut and fill required for this development. If cut and
fill quantities are not: balanced, the plans shall clarify the borrow and/or deposit
areas as applicable.
42. An updated soils engineering report shall be provided for this development at the
time of building permit application.
SECTION 3. Effective Date. This resolution shall be effective upon the effective date
of an ordinance: repealing existing Municipal Code section 5.36.020, amending the
Zoning Regulations' definitions of "service station" and "warehouse store„" and
modifying Zoning Regulations section 17.08.040 regarding concurrent sales of motor
fuel and alcoholic beverages.
On motion of Council Member Ewan, seconded by Council Member Schwartz, and
on the following roll call vote:
AYES: Council Members Ewan and Schwartz and Mayor Romero
NOES: Vice Mayor Mulholland
ABSENT: Council Member Settle
The foregoing resolution was passed and adopted this 4th day of November, 2003.
Mayor David F. Romero
ATTEST( i „\
Lee Price, C. M. C.
City Clerk
APPROVED AS TO FORM:
Jon n P. Lowell
City Attorney
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Notice of Determination
To: _ X_ Office o1Fanning and Research
1400 Tenth Street, Roam 121
Sacrament,), CA 95814
_—— County Clerk
County of San Luis Obispo
1144 Monterey Street, Suite A
San I-uis Obispo, CA 93408
FROM: Cily of San Luis Obispo
Community Development Department
990 Palm Street
San Luis Obispo, CA 93401-3249
-----------------------
Applicant: Costco Wholesale/Todd Bartok
Address: 999 Lake Drive
Issaquah, WA 9802 7
Phone Number: (425) 427-7553
Subject:
Filing of Notice of Determination in compliance with Section 21108or 21152 of the Public Resources Code.
Project Title
Costco Wholesale (IER 173-00)
State Clearinghouse Number Lead Agency Area Code/Telephone/Ext.
(If Submitted to Clearingihome) Contact Person
2002051036 Phil Densmore, Associate Planner (805) 781-7522
tTE OF CALIFORNIA - THE RESOURCES AGENCY
TMENT OF FISH AND GAME
IRONMENTAL FILING FEE CASH RECEIPT
'late
Agency oflti'iling:
,,. -7
�IIPAnf Name
licant Address 7 -r
223465
,
�/ i /' 3
Date: . -
Document No.:
--jaddress: 1540 Froom
store including tire sales,
valuated for development
)ved the above described
,bove described project:
Alcant (check appropriate box): Local Public Agency Er
School District ❑ Other Special District
of CEQA.
State Agency
Private Entity,
;
provisions
APPLICABLEECK FEES:
F�7,r
'`
sot CE:QA.
nvironmental Impact Report
;$✓klb.�
$-p .
OJECt.
rl*
.
Negative Declaration
$4,00.00-
$
)ject.
t �Oppiication
Fee Water Diversion (State Water Resources Control Board Only) $850.00
$
rojects Subject to Certified Regulatory Programs
$850.00
$
a' '
t
only Administrative Fee
$25.00
$ .4
lable to the general
I )
roject that is exempt from fees
- TOTAL RECEIVED
$—
=
bispo, CA 93401
ifa
of person receiving payment:.. ., ��-
WT
PM
CrAPPUCAN7, YELLOW-OFCJFASB K•LEAD
AGENCY, . GOLDENROD STATE AGENCY OF FILING
_� - ---------------- Date
Ign:att (Public A enc;y)
Ronald W hisenand, Deputy
ommunity Development D'Nector
Date received for filing at O'R,
(ENDORSED
FILl�D
NOV 0 6 2003
JULIE L RODEWAL0 COUNTY GLERK
By Shelly Steck
DEPUTY CLERK
BERG & PARKER LLP
ATTORNEY; AT LAW
Novembc,- 5, 2003
BY FED] _RAL_F,XPRESS
Philip Dunsmore
Project M anager
Cit,� of San Luis Obispo
Comriumity Development Department
999 Palm Street
San Luis Obispo, CA 93401
RE Costco Notice o;PDeternimation
Dear Phil
Thank yoga for a job well done in processing the Costco EIR and Use Permit to last
evening's successful culmination.
Jonathan ;,Dwell emailed me that [he City needs a replacement for an expired check iin
order to I ave t'he County Clerk post: the NOD and have the CEQA appeal period
comment e to run. My office can issue checks more quickly than some of the other
Costco entities and consultants, and I am anxious to have the appeal period run.
AccordiriLdN. please find my firm's check payable to the County of San Luis Obispo in
the amount of SS75.
Todd has told me to request an itemization from the County that shows how this
amount i,, derived (e,g., the ICounty's posting fee of $X, the Fish and Game fee of $Y,
etc.) I wruld appreciate your efforts in obtaining such a detailed receipt for this check
and returning it to me so that I may help Todd properly account for the items in
Costco's internal cost -control procedures.
Again, thank you for the fine work you have done on this project.
�i`yirull v�yonrs,
(----;�B`
a,td. Irank
cc: Jonathan Lowell, City Attorney
V. Todd Bartol<
Ief rev Wilson
V. Uthony Unan
FOu R. EMRARI_ADE: RO CEN -ER St IT 1IjC0 SAN FRANCISCO CALI FOR NIA 94111-4164 1 ELEPHONE: 415397.6o00 Fdcsinike: 415397-9449
r'Y 1. lYl-t.V Y.11 YJ V; I'L:Y lirliiilr C,Yl1
To: _ X Office Of Planning and riesearch FROM: City u. San Luis Obispo
P.O. Box 3044 Community Development Department
1400 Ten h Street, Room 212 990 Palm Street
Sacramento, CA 95814 San Luis Obispo, CA 93401-3249
--
County of San Luis Obispo a Applicant: Costco Wholesale (Todd Bartok) I
1144 Monterey Street, Suite A u Address: 17300 Redhill Avenue, Suite 230
San Luis Obispo,Irvine, CA 92614 CA, 93408 ili Phone Number: (949) 724-0025
------------------------------
Subject:
Filing of Notice of Determination in compliance with Section 21108 or 21152 of the Public Resources Code.
Project Title
Addendum to Costco/Frcom Ranch EIR (ER 173-00)
State Clearinghouse Number Lead Agency Area Code/Telephone/Ext.
(If Submitted to Clearinghou>c:) Contact Person
2002051036 Pam Ricci, Senior Planner (805) 781-7168
Project Location (includ_) county): 11400 Froom Ranch Way, San Luis Obispo (San Luis Obispo)
Project Description: An Addendum to the Final EIR for the Costco Froorn Ranch EIR certified by the City Council
^"^ •+^^— ar,f rhnnnes to Mitiqation Measure TR/mm-2a regarding the timing of the Calle
STATE OF CALIFORNIA - THE RESOURCES AGENCY „liimatp� completed. The
DEPARTMENT OF FISH AND GAME hat the proposed
ENVIRONMENTAL FILING FEE CASH RECEIPT �]
DFG753.5a,j5-01) 235915 supplemental EIR.
Le Agency: ( 4 i, / C1,r S( ) !� (!y I''`�I it
Co ty /State Agency of Fllin Date:
jr� ig Ic,,l
Pr Ct Title: as; ii 1 / •) _ Document No yF
�Y�I�./(,P�)(� f• j 17_ UO a above described
Project Applicant Name: ( Q.'}Z, VL-j%?(} T- I-„ `, escribed project:
'roject Applicant Address: if ' ,r 1/ ! Y 041, A I! / 1 A., r,�r 3 . n (�.. Phone Num °'
roject Applicant (check appropriate box): Local Public Agency WJ School District
Other Special District
CHECK APPLICABLE FEES State Agency11 Private Entity
n
ons of CEQA.
=QA.
( ) Environmental Impact Report
( ) Negative Declaration $850.00 $ _
$1,250.00 $
Application Fee Water Diversion (State Water Resources Control Board Only)
( ) Projects Subject to Certified Regulatory Programs $850.00$
County Administrative Fee $850.00 $ general public at:
( ) Project that is exempt from fees $25.00 $ _ 12 � — CA 93401
gnature and title of person receiving payment: 1 /
SgWHITE-PROJECT APPLICANT YELLOW: —_` DFG/FA$9
iriaaaiure j�'tlgertey'r.:.• _ w.....,.y,. �...�.,...�
Ronald Whisenand, Deputy Community Developmi
By Pam Ricci, Senior Planner
Date received for filing at OPR:
TOTAL RECEIVED $^
A
7SED)
iin
OF FILING
NOV 1 1f 2004
JULJE L RODEWALD, COUNTY CLERK
by SANDY C URRENS
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