HomeMy WebLinkAbout09/21/1993, CL-1 - UPDATE ON CURRENT HRC ACTIVITIES MEr' " AGENDA _
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990 Palm Street/Post Office Box 8100 • San Luis Obispo, CA 93403-8100
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September 21, 1993
COUNCIL LIAISON REPORT
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TO: Council Colleagues
FROM: Council Members Rappa and Settle
Council Liaison Subcommittee to the HRC
SUBJECT: UPDATE ON CURRENT HRC ACTIVITIES
The HRC is very pleased with community reception to the forum series held last spring.
Established 1993/94 work program areas of interest include:
1) Grants in Aid
2) Community Issues
a) Disabled Needs
b) Summer jobs for at-risk kids
3) Community Outreach Program - yet to be defined.
The Council may wish to ask the HRC to review and comment on the CBDG program. The
Human Needs Assessment identified affordable housing as the #1 need.
PR:ss
c: Randy Baudendistal
Jill Sylvain
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❑ C BEAD FILE ❑ UTIL D;R
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COUNCIL AGENDA REPORT ITEM NUMBER:
FROM: Arnold B. Jonas, Director of Community Development °
PREPARED BY: Ronald Whisenand, Development Review Manager
SUBJECT: SP/PD 51-92/GP 52-93: General Plan amendment, Specific Plan Amendment, and
planned development rezoning, to allow for construction of a 9,000 square foot (+/-) office
building at 4058 Broad Street.
CAO RECOM[ ENDATION:
1) Adopt the Mitigated Negative Declaration of Environmental Impact;
2) Adopt a resolution approving an amendment to the General Plan;
3) Adopt a resolution approving the amendment to the Edna-Islay Specific Plan; and
4) Introduce an ordinance approving the planned development overlay zoning and
preliminary development plan.
DISCUSSION
Project Description
The applicant proposes to develop approximately 2.8 acres of a 5.1 acre site for a 9,000 square-
foot (+/-) insurance claims and administrative office. To accommodate the proposal, the
applicant has requested that the General Plan, Specific Plan, and zoning be amended resulting
in service commercial zoning on the property. The planned development overlay has been
proposed in order to allow for an office within the CS zoning district.
Data Summary
Owners: John Fowler, Mid-State Land Co.
Applicant: State Farm Insurance
Representative: Brian Starr, Studio Design Group
Zoning: Neighborhood Commercial - Specific Plan (CN-SP)
General Plan Land Use Designation: Service Commercial/Light Industrial and Low-Density
Residential
Edna-Islay Specific Plan Land Use Designation: Neighborhood Commercial
Environmental Status: Director approved a draft negative declaration July 07, 1993
Action Deadline: None for a "legislative act"
1111a1NgJJJJJJpXJ11 city of san pais osispo -
COUNCIL AGENDA REPORT
Staff Report - SP/PD 51-93/GP 52-93
September 21, 1993
Page 2
Analysis
The existing General Plan land use designation for the property is Service Commercial/Light
Industrial and Low Density Residential. The applicant proposes to amend the land use element
map to designate the entire property for Service Commercial/Light Industrial use. The Edna-
Islay Specific Plan currently designates the property for neighborhood commercial land use. The
applicant proposes to amend the Specific Plan to Service Commercial consistent with the General
Plan. The property is currently zoned Neighborhood Commercial - Specific Plan (CN-SP)
consistent with the existing Edna-Islay Specific Plan land use designation. The proper zoning
designation that would implement the proposed plan amendments would be Service Commercial
(CS). However, in order to accommodate the proposed large office building, a Planned
Development combining zone is requested (CS-PD-SP) for the western one half of the property.
The remainder of the site, which has no development plans at this time is proposed for Service
Commercial - Specific Plan (CS-SP).
The proposed land use amendments will accomplish three objectives. First, the amendment to
the General Plan will correct the inconsistency that presently exists between the Edna-Islay
Specific Plan and the General Plan. Note, the two documents are required by State law and
Edna-Islay Specific Plan policies to be consistent. The General Plan, Specific Plan and zoning
amendments will accomplish a second objective by satisfying a mitigation measure that was
applied to the Marigold Center project which called for the transfer of the area's "neighborhood
center", to the north side of Tank Farm Road. Finally, the proposed changes will allow the
applicant to develop the property for a large floor area office facility consistent with the City's
CS-PD land use policies.
The project was reviewed by the Planning Commission at their August 11, 1993 meeting. The
two main issues associated with the project related to General Plan Land Use Element policies
and whether the findings could be made for a PD rezoning. The Commission felt that the
location is appropriate for the proposed office. Due to the size of the proposed office, it would
be difficult-to find suitable land in the downtown area that meets the facilities' area and parking
needs. In addition, with the planned development of the Marigold Center near-by and the siting
of similar offices in the vicinity, the planned use could be found compatible with the area.
Finally, the Commission found that the type of office, with it's specific traffic demands, is more
appropriately located outside of the downtown area. The Commission therefore determined that
proposed land use amendments are consistent with General Plan land use policies.
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Hia; COUNCIL AGENDA REPORT
Staff Report - SP/PD 51-93/GP 52-93
September 21, 1993
Page 3
The Commission was less comfortable with the fact that the project required a PD zoning. Due
to the General Plan's professional office policies and Zoning Regulations land use requirements,
the property can not be developed with office uses without a PD combining zone. PD zoning
however, is intended to "incorporate imaginative development and effective use of sites." It
does this by "allowing more variation in project design than normal standards would allow."
Such variation from normal standards should "provide benefits to the project occupants or to the
community as a whole which could not be provided under conventional regulations."
In this case, the Commission was concerned that the project did not require any variation from
normal standards. Some members of the Commission therefore questioned whether this was an
appropriate use of PD zoning.
In order to approve PD rezoning, the Council must be able to make one of the following six
findings:
1. It provides facilities or amenities suited to a particular occupancy group (such as the
elderly or families with children) which would not be feasible under conventional zoning.
2. It transfers allowable development, within a site, from areas of greater environmental
sensitivity or hazard to areas of less sensitivity or hazard.
3. It provides more affordable housing than would be possible with conventional
development.
4. Features of the particular design achieve the intent of conventional standards (privacy,
usable open space, adequate parking, compatibility with neighborhood character, and so
on) as well as or better than the standards themselves.
5. It incorporates features which result in consumption of fewer materials, or less energy
or water than conventional development.
6. The proposed project provides exceptional public benefits such as parking, open space,
landscaping, public art, and other such amenities which would not be feasible under
conventional development standards.
In this case, the Commission was able to make only one of the required findings (finding No.
4). Staff and the Commission felt that the project will provide landscaping and parking in excess
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COUNCIL AGENDA REPORT
Staff Report - SP/PD 51-93/GP 52-93 1
September 21, 1993
Page 4
of the minimum required by City standards which will allow for this large low profile office to
locate on the site without sacrificing sufficient open area surrounding the building and parking
lot. Because of the large site area, many mature trees can be incorporated into the project
design. In addition a larger landscaped buffer will exist between Broad Street and the building.
Since only one special finding needs to be made, the Commission voted 3-2 to approve the
planned development combining district. The Commission also recommended that the applicant
explore other design features that could be presented to the Council in support of additional PD
findings. Staff has not yet received any supplemental project information as of the preparation
of this report. It is expected that the applicant will present additional project details at the
Council hearing.
FISCAL UYIPACTS
None anticipated.
ALTERNATIVES
The City Council may deny the requests, if the Council is unable to find the project consistent
with the General Plan land use policies, Zoning Regulations, or is unable to make the required
PD findings.
The City Council may continue the requests. Direction should be given to staff and the
applicant.
ATTACHMENTS
Draft resolutions and ordinance
Draft resolutions denying the General Plan and/or Specific Plan amendments
Planning Commission minutes - August 11, 1993
Planning Commission staff report and background material
ORDINANCE NO. (1993 SERIES)
AN ORDINANCE 'OF THE CITY OF SAN LUIS OBISPO.
AMENDING THE ZONING REGULATIONS MAP TO
REZONE THE ENTIRE SITE FROM NEIGHBORHOOD-
COA-iMERCIAL-SPECIFIC PLAN (C-N-SP) TO SERVICE-
COMMERCIAL-SPECIFIC PLATA (S-C-SP) ON THE
EASTERN ONE-HALF OF THE SITE AND SERVICE-
COMMERCIAL-PLANNED DEVELOPMENT-SPECIFIC
PLAN (C-S-PD-SP) ON THE WESTERN ONE-HALF OF THE
SITE, FOR A 9000 (+/-) SQUARE FOOT OFFICE
BUILDING AND ANCILLARY SITE IMPROVEMENTS (PD
51-93)
WHEREAS, the City Council has held a hearing to consider the planned
development request PD 51-93; and
WHEREAS, the City Council makes the following findings;
1. The project will provide landscaping and parking in excess of the minimum required by
City standards which will allow for this large low profile office to locate on the site
without sacrificing sufficient open area surrounding the building and parking lot.
2. The type of office project, with its specific traffic demands, is more appropriately located
outside of the downtown area.
3. Due to limited availability of downtown office space that meets the applicant's size and
site planning needs, this is an appropriate site for the proposed development.
BE IT ORDAINED by the Council of the City of San Luis Obispo as follows:
SECTION 1. The Planned Development preliminary map PD 51-93 is hereby approved
subject to the following conditions:
1. General Construction Activity Storm Water Permits are required for all storm water
discharges associated with a construction activity where clearing, grading and excavation
results in land disturbance of five or more acres. Storm water discharges of less than
five acres, but which is parf of a larger common plan of development or sale, also
require a permit. Permits are required until the construction is complete.
Ordinance No. (1993 Series)
Planned Development Rezoning PD 51-93
Page 2
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, .
which the appropriate fee, to the State Water Board.
2. The developer shall install street lighting per City standards along both street frontages
at the time of construction to the satisfaction of the City Engineer.
3. Water services and meters shall be installed per City standards at the time of
construction.
4. Three additional public fire hydrants will be required (two on Broad Street, one on Tank
Farm Road) at the time of construction. Fire hydrants shall not exceed 225 foot intervals
and shall be capable of supplying the required fire flows. The developer shall pay the
City for the cost of materials and the City shall provide the installation of the three fire
hydrants per City policy.
5. Tank Farm Road sewer lift station fees of $2,032.45 are required to be paid prior to
issuance of a building permit. Contribution to the proposed Tank Farm Road trunk
sewer main may be required as determined by the Utilities Engineering.
6. The developer shall provide the City Engineer with a hydraulic analysis prior to issuance
of a building permit which indicates:
a. The proposed development's ability to adequately drain as proposed per plan.
b. The proposed detention facilities meet the Edna-Islay Specific Plan criteria.
7. The three Eucalyptus trees and one Pepper tree northerly of the Broad Street entrance
and the eight trees southerly of the said entrance must be retained. The two large
Eucalyptus trees (labeled A & B on the project site plan) in the proposed parking lot
must be retained and the parking lot redesigned to accommodate them (large planter area
and porous paving within the drip line).
8. Street trees are required along Broad Street per City standards at the time of
construction. The number of trees is determined by one tree per 35 linear feet of street
frontage. Species: live oak (Quercus agrieolia). Trees shall be located so as to not
conflict with the proposed street widening/transitioning noted below.
!—fes
Ordinance No. (1993 Series)
Planned Development Rezoning PD 51-93
Page 3
9. The Developer shall dedicate 10 feet along the Broad Street frontage for future widening
of Broad Street. In addition, the developer shall pay to the City, an amount not to
exceed $5,000 for the pro rata share of the future widening of Broad Street. No other
traffic mitigation requirements or fees (other than noted by these conditions) are required.
10. The proposed driveway location along Broad Street is too close to the street intersection.
The Broad Street driveway entrance must remain in its present location or be relocated
farther south. Driveway location shall be sited so as to preserve existing trees on-site.
11. The development shall be designed with a common driveway off of Tank Farm Road to
serve this and the undeveloped portion of the applicant's property to the east. A
Common Access Driveway easement agreement shall be prepared to the satisfaction of
the Community Development Director.
12. The applicant shall provide sufficient area for a future bus turn-out and shelter on-site
to the satisfaction of the City Engineer. The property owner shall dedicate a 12 foot
wide easement (beyond the 10 foot right-of-way dedication stated above) for the turn out
and shelter if required.
13. The building shall be designed with bicycle racks to the satisfaction of the Architectural
Review Commission.
14. Four bicycle lockers shall be provided for employees. These should be placed on the
east side of the building on a concrete pad. Reserving a locked room within the building
for bicycle storage is an acceptable alternative to bike lockers. In addition, the applicant
will provide plumbing stub-outs and appropriate dedication of space within the building
for future shower facilities.
15. The project shall be designed with an outdoor employee lunch area to reduce automobile
trips to and from the site. This area shall be landscaped and protected from prevailing
winds.
16. The applicant shall comply with the Interim Archaeological Survey Procedures prepared
by the City's Cultural Heritage Committee prior to and during the construction phase of
the project. These guidelines require:
- Completion of a surface survey by a qualified archaeologist approved by the
Community Development Director prior to commencing construction activities on the
site.
1-7
Ordinance No. (1993 Series)
Planned Development Rezoning PD 51-93
Page 4
- Halting of construction activities if archaeological resources are discovered during
construction.
- Implementation of a preservation plan prepared by a qualified archaeologist and
approved by the Community Development Director if significant archaeological resources
are discovered.
SECTION 2. A synopsis of this ordinance, approved by the City Attorney,
together with the names of councilmembers voting for and against, shall be published once in
full, at least (5) days prior to its final passage, in the Telegram-Tribune, a newspaper published
and circulated in this city. This ordinance shall go into effect at the expiration of thirty (30)
days after its final passage.
/-8
Ordinance No. (1993 Series)
Planned Development Rezoning PD 51-93
Page 5
INTRODUCED AND PASSED TO PRINT by the Council of the City of San
Luis Obispo at its meeting held on the day of 1993, on motion of_
seconded by , and on the following roll call vote:
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
APPROVED:
ityt" tto>ney
RESOLUTION NO. (1993 Series)
A RESOLUTION OF THE SAN LUIS OBISPO CITY COUNCIL
AMENDING THE GENERAL PLAN LAND USE ELEMENT MAP,
CHANGING THE DESIGNATION OF PORTIONS OF PROPERTY
AT 4058 BROAD STREET FROM LOW DENSITY RESIDENTIAL
TO SERVICE-COMMERCIAL/LIGHT-INDUSTRIAL
WHEREAS, the Planning Commission and the City Council have held public hearings
on the proposed amendment in accordance with the California Government Code; and
WHEREAS, the potential environmental impacts of the amendment have been evaluated
in accordance with the California Environmental Quality Act and the City's Environmental
Guidelines;
NOW, THEREFORE, the Council resolves as follows:
SECTION 1. Findin . The amendment maintains general plan internal consistency and
promotes the public health, safety and welfare.
SECTION 2. Environmental Determination. An initial environmental study concludes
that, with mitigation, the- project will not have any significant adverse impacts on the
environment (ER 51-93). The Council hereby approves a mitigated negative declaration.
SECTION 3. Adoption. The General Plan Land Use Element map is hereby amended
as shown on the attached Exhibit A. The Community Development Director shall cause the
change to be reflected in the documents published by the City.
Resolution No. (1993 Series)
General Plan Amendment - GP 52-93
Page 2
On motion of , seconded by
and on the following roll call vote:
Ayes:
Noes:
Absent:
the foregoing resolution was passed and adopted this day of 1993.
Mayor
ATTEST:
City Clerk
APPROVED:
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GENERAL PLAN AMENDMENT GP *52-93
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RESOLUTION NO. (1993 Series)
A RESOLUTION OF THE SAN LUIS OBISPO CITY COUNCIL
AMENDING THE EDNA-ISLAY SPECIFIC PLAN LAND USE MAP
CHANGING THE DESIGNATION OF PROPERTY AT 4058 BROAD STREET
FROM NEIGHBORHOOD COMMERCIAL TO
SERVICE-COMMERCIAL/LIGHT-INDUSTRIAL
WHEREAS, the Planning Commission and the City Council have held public hearings
on the proposed amendment in accordance with the California Government Code; and
WHEREAS, the potential environmental impacts of the amendment have been evaluated
in accordance with the California Environmental Quality Act and the City's Environmental
Guidelines;
NOW, THEREFORE, the Council resolves as follows:
SECTION 1. Findin . The amendment maintains specific plan and general plan internal
consistency and promotes the public health, safety and welfare.
SECTION 2. . Environmental Determination. An initial environmental study concludes
that, with mitigation, the project will not have any significant adverse impacts on the
environment (ER 51-93). The Council hereby approves a mitigated negative declaration.
SECTION 3. Adoption. The Edna-Islay Specific Plan land use map is hereby amended
as shown on the attached Exhibit A. The Community Development Director shall cause the
change to be reflected in the documents published by the City.
Resolution No. (1993 Series)
Specific Plan Amendment - SP 51-93
Page 2
On motion of , seconded by
and on the following roll call vote:
Ayes:
Noes:
Absent:
the foregoing resolution was passed and adopted this day of 1993.
Mayor
ATTEST:
City Clerk
APPROVED:
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EDNA- ISLAY SPECIFIC
PLAN AMENDMENT � SP 51-92
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RESOLUTION NO. (1993 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING GENERAL PLAN AMENDMENT APPLICATION NO. GP 52-93
LOCATED AT 4058 BROAD STREET
BE IT RESOLVED by the Council of the City of San Luis Obispo as follows:
SECTION 1. Findings. That this Council, after consideration of General Plan
amendment application No. GP 52-93 and the Planning Commission's recommendations, staff
recommendations, public testimony, and reports thereof, makes the following findings:
(Council specifies findings to be used)
SECTION 2. Denial. The request for approval of the General Plan amendment is
hereby denied.
On motion of , seconded by
and on the following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day of 1993.
Mayor
ATTEST:
City Clerk
APPROVED:
C r%J✓-( li. C'L' It •=L��
City'Attorriey�
RESOLUTION NO. (1993 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING SPECIFIC PLAN AMENDMENT APPLICATION NO. SP 51-93
LOCATED AT 4058 BROAD STREET
BE IT RESOLVED by the Council of the City of San Luis Obispo as follows:
SECTION 1. Findings. That this Council, after consideration of the application to amend
the Edna-Islay Specific Plan (SP 51-93) and the Planning Commission's recommendations, staff
recommendations, public testimony, and reports thereof, makes the following findings:
(Council specifies findings to be used)
SECTION 2. Denial. The request for approval of the Edna-Islay Specific Plan
amendment is hereby denied.
On motion of , seconded by
and on the following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day of 1993.
Mayor
ATTEST:
City Clerk
APPROVED:
Cit lAttorney
Draft P.C. Minutes
August 11, 1993
Page 1
Item 3. Actions Relating to Property at 4058 Broad Street: Requests to amend the
General Plan Land Use Element map, the Edna-Islay Specific Plan, and
rezone a 5-acre parcel for the construction of a 9,000 square-foot office
building; C-N-SP zone, State Farm Insurance, applicant.
A. General Plan Amendment GP 52-93. A request to amend the
General Plan Land Use Element map designation for the eastern
portion of the site from Low-Density Residential to Service-
Commercial/Light-Industrial.
B. Edna-Islay Specific Plan Amendment SP 51-93. A request to amend
the Edna-Islay Specific Plan land use designations of Neighborhood-
Commercial that applies to the entire site to Service Commercial.
C. Planned Development Rezoning PD 51-93. A request to rezone the
entire site from Neighborhood Commercial - Specific Plan, to Service
Commercial- Specific Plan (CS-SP) on the eastern one half of the site
and Service Commercial - Planned Development - Specific Plan (CS-
PD-PD) on the western one half of the site, and approve a
preliminary development plan for a 9,000 square-foot office building
and ancillary site improvements.
Ron Whisenand presented the staff report and explained that the Commission should
consider whether or not the proposal was a proper use of PD rezoning, decide if one or
more of the PD findings could be made, and evaluate the conditions of approval. He said
staff felt PD finding 6 could be made because an increase in landscaping and the
preservation of large eucalyptus trees would be a public benefit. He said the applicant
believed finding 5 could also be made because innovative lighting, timers, and other
designs would make the project energy efficient, and staff felt there was some justification
for the applicant's opinion. Regarding the conditions of approval, the applicant was
asking that condition G be amended to include the more general language used in the
Architectural Review Commission's motion. He said staff felt the specific language in
condition G addressed the concerns of the City Arborist and should not be changed. He
said CalTrans had now determined that the improvements to Broad Street in condition I
do not need to be done at this time, and he recommended the condition be modified to
state 'The developer shall dedicate 10 feet along the Broad Street frontage for the future
widening of Broad Street and the developer shall pay to the City an amount not to exceed
$5,000 for their pro-rata share of the future widening of Broad Street. No other traffic
mitigation requirements or fees other than noted by these conditions are recommended."
He said staff believed condition J should remain as is. He explained that the applicant
had requested that condition K be eliminated for safety reasons. State Farm indicated
that a shared access would not provide a safe access to and from the site for clients were
Draft P.C. Minutes
August 11, 1993
Page 2.
who recently involved in accidents. He said staff and the City engineer felt a joint access
was needed to limit access points off of Tank Farm Road. Regarding condition L, he
explained the transit manager suggested land be set aside for a possible bus turn-out in
the future, but Caltrans was not recommending the shelter to be constructed. He said
staff believed condition N regarding bicycle lockers or racks, and condition P regarding
motorcycle parking, could be modified or eliminated with a delegation to the ARC to
determine those requirements during the site plan approval process. He recommended
the Commission determine that there were no significant environmental impacts and
recommend that the General Plan and Edna-Specific Plan Amendments be approved, and
the Planned Development Rezoning be approved with modifications suggested by staff.
Commr. Whittlesey arrived at the meeting.
Commr. Cross said allowing offices outside of downtown in areas where there are an
established group of offices was discussed on page 3 of the staff report, and he asked
what offices were in this area.
Ron Whisenand said some offices were added to the Marigold project and other offices
existed on county property farther down Broad Street.
Commr. Cross expressed concern about the intent of a PD rezoning. He asked why it
was not an application for office zoning.
Ron Whisenand explained staff believed a finding could be made, but it was up to the
Commission and the City Council to determine if that finding was appropriate and if the
site was appropriate for a PD rezoning.
Commr. Sigurdson said the majority of the energy proposals would be required, and she
felt to be a finding for a PD, the proposals would have to exceed what was required.
Ron Whisenand suggested the project engineer be asked if the proposals were above
and beyond requirements for energy savings.
Chairman Karleskint opened the public hearing.
Dorian Fortney, Castillo Company, 2345 East University, Phoenix, Arizona, one of the
applicants, said the parking lot had been relocated to redesign the landscape plan to save
8 (the most significant trees) of 12 trees, as recommended by the ARC. He pointed out
that condition G states that all of the trees would be saved, and he requested the number
of trees be negotiated with the ARC. He expressed concern with the shared access. He
/—/g
Draft P.C. Minutes
August 11, 1993
Page 3
said the far edge of an intersection is the safest place for a bus stop, and a bus stop
currently exists across the street.
Commr. Sigurdson asked if deciduous trees would be used next to the building to save
energy.
Mr. Fortney said it could be considered, but that the landscaping area next to the building
was not large.
Dan Lloyd, Engineering Development Associates, explained that bus turn-outs in many
communities are put on the far side of intersections to avoid conflicts with right hand
turns. He said most people would be driving to the site to have their automobiles looked
at.
In answer to a question by Commr. Whittlesey, Ron Whisenand said the 12-foot easement
for a bus turn-out would be in addition to the street dedication for a possible widening of
Broad Street to six lanes. He said there are no current plans to widen Broad Street in the
near future.
In answer to a question by Commr. Cross, Mr. Lloyd explained a swallow depression on
the site would retain water as required by the specific plan.
Jerry Wideman, a local State Farm Superintendent, said he would answer Commissioners'
questions. He explained State Farm currently employs 17 people locally, and the office
was projected to grow gradually over the next 5 to 10 years. He said there were only 11
parking spaces at the current site, and a conference room was needed. He said he had
proposed 12 different proposals. The office was described as an area service center
serving San Luis Obispo County.
Commr. Whittlesey expressed concern about valid findings for a PD zoning.
In answer to a question by Commr. Whittlesey, Ron Whisenand explained that for this
type of office to be located at this site without a PD zoning, a General Plan Amendment
to change the policies of the General Plan calling for offices in the downtown area would
be needed. He said staff was not recommending that approach.
Whitney Mcllvaine explained the PD approach originated to allow large offices to locate
in areas outside of downtown when offices needed larger buildings than were available
downtown. She said in the near future, staff would be proposing a business park zoning
in the Airport area near this proposed project.
/-1 O
Draft P.C. Minutes
August 11, 1993
Page 4
Commr. Cross asked why staff had not suggested a change in zoning to Commercial-
Retail or Office.
Ron Whisenand explained that the General Plan identifies two areas, Madonna and
downtown, as appropriate for CR zoning and the office policies identify downtown for
office zones.
Dorian Fortney said construction was scheduled was to begin in November of 1993 and
finished by July, 1994.
In answer to a question by Commr. Sigurdson, Mr. Wideman explained fire inspections
and non-drivable vehicles are inspected off-site, and 2 days a week damaged drivable
vehicles would be inspected on-site.
Brian Starr, 641 Higuera, believed the project was consistent with Professional Office
Policy No. 2 on page 3 of the staff report because Broad Street was not a residential
street, the.location was in a transition area, and there were currently offices on county
land nearby. He believed PD Finding 4 was appropriate because an area zoned CN is
usually developed to its maximum potential with less landscaping than was being
proposed by the applicant. He said there would be less signage than would exist with
a commercial center.
Ron Whisenand said staff had not yet seen the revised site plan. He passed out plans
showing elevations on the site. He explained the City arborist felt 8 trees must be
preserved and the ARC recommended additional trees, should be preserved if possible.
He said staff believed condition G should remain as written.
Dorian Fcrtney said the site had more parking than was required.
Whitney Mcllvaine showed the Commission a picture of the project.
Chairman Karleskint closed the public hearing.
Commr. Whittlesey suggested an added condition R requiring adequate space for on-site
recycling. 'The project shall include facilities for interior and exterior recycling. The
developer shall consult with local recyclers regarding the size and location of areas
dedicated to on-site storage of recyclable materials." She also requested an added
condition S stating 'The project shall provide a plan for recycling discarded concrete,
sheetrock, wood, and metals from the construction site to the approval of City's Solid
Waste Coordinator or the Community Development Director.
Draft P.C. Minutes
August 11, 1993
Page 5
Commr. Williams said the downtown area did not have a site large enough for this
project. She felt the location was appropriate for traffic considerations. She believed that
if secure bicycle storage was provided, bicycle lockers did not need to be required. She
felt Caltrans' determination that the bus turn-out was not needed, was valid.
Ron Whisenand suggested adding Commr. Williams' statements as additional findings.
One stating that because of the trips generated by this facility due to its function, it would
be more appropriately located out of the downtown area, and the other stating that a site
did not exist downtown to accommodate a project of this size.
Cindy Clemens explained that in addition to concurring with one of the required PD
findings, the Commission could add additional findings to clarify its reasons for approving
the project.
Ron Whisenand clarified with Commr. Williams that Finding A would read 'The project will
provide landscaping and parking in excess...„ with finding B referencing the type of facility
and its traffic generation being inappropriate in the downtown area, and a finding C citing
the inappropriateness of sites downtown for this use.
Commr. Sigurdson said she would feel more comfortable with making PD finding 4 if the
applicant had proposed innovative techniques such as using steel instead of wood or
using recycled materials for some of the construction. She felt what the applicant was
proposing as energy savings were things that would be required anyway. She said she
wondered why showers were not being required. She said she did not think it was
appropriate to condition all those items, but wished the applicant had made a proposal
to go beyond what was required.
Commr. Cross suggested the motion include a requirement for recycled material and
showers.
Commr. Williams felt it would be better to recommend those issues to the ARC.
Commr. Whittlesey said she agreed with Commr. Sigurdson and she could not support
a PD finding based on energy from the applicant's proposal.
Cindy Clemens suggested that the applicant had heard the Commission's concerns, and
when the item went before the City Council, the applicant could break down the list
indicating which items were above and beyond basic requirements.
Commr. Cross said he felt the site was appropriate for this development, but that he
couldn't make any of the PD findings. He said the landscaping and additional parking
/--22
Draft P.C. Minutes
August 11, 1993
Page 6
would probably have been required for any development on this site. He said he would
like to see another type of zoning. He expressed concern that the intent of the PD zoning
was not be used properly.
Commr. Whittlesey said that she could not make PD findings 5 or 6, but felt that the
wording of PD finding 4 stating that the design achieves the intent of conventional
standards as well as or better than the standards themselves could apply. She said the
proposals did not go a great deal beyond conventional standards, but did achieve those
standards.
Commr. Cross said he would be more comfortable with a CR zoning.
Ron Whisenand explained a CR zoning would be inconsistent with the General Plan
because the site is not in the downtown core or in the Madonna Plaza area.
Whitney Mcllvaine asked the Commission to give direction to staff on whether or not the
site was appropriate for this use without considering the PD zoning.
The Commissioners indicated that they all believed the site was appropriate, but were
concerned about making a PD finding.
Cindy Clemens suggested one motion for the General Plan Amendment and a separate
motion for the rezoning.
Commr. Williams moved to concur that there would be no significant environmental
impacts provided. the mitigation measures outlined in the attached environmental
document were implemented for the State Farm Insurance project.
Commr. Sigurdson seconded the motion.
VOTING: AYES - Commr. Williams, Sigurdson, Cross, Whittlesey, and
Karleskint.
NOES - None.
ABSENT - Commrs. Hoffman and Senn.
The motion passed.
Ron Whisenand read to the Commission changes suggested at the meeting to the
conditions.
Draft P.C. Minutes
August 11, 1993
Page 7
Commr. Williams moved to recommend to the City Council that the General Plan and
Edna Islay Specific Plan Amendments be approved and that the rezoning and preliminary
development plan be approved subject to the findings and conditions amended as
follows: finding A to read 'The project will provide landscaping and parking in excess of
the minimum required by City standards...; an additional finding B to state The type of
office project and the traffic associated with the project is appropriate at this location
outside of the downtown area;" an additional finding C to state The availability of sites for
this type of project are non-existent in the downtown area;" the elimination of condition
P; condition I modified to state 'The developer shall dedicate 10 feet along the Broad
Street frontage for the future widening of Broad Street and the developer shall pay to the
City an amount not to exceed $5,000 for their pro-rata share of the future widening of
Broad Street. No other traffic mitigation requirements or fees other than noted by these
conditions are recommended;" condition L modified to state 'The project shall make
provisions for appropriate bus shelters and a bus turnout to the satisfaction of the City
Engineer. This condition may require the dedication of a 12-foot wide easement beyond
the 10-foot right of way dedication stated above;" condition M modified to state 'The
building shall be designed with bicycle racks to the satisfaction of the Architectural Review
Commission; the addition of a condition R stating that "The project shall include facilities
for interior and exterior recycling. The developer shall consult with local recyclers
regarding the size and location of areas dedicated to on-site storage of recyclable
materials;" the addition of a condition S stating 'The project shall provide a plan for
recycling discarded concrete, sheetrock, wood, and metals from the construction site to
the approval of City's Solid Waste Coordinator or the Community Development Director;"
and with the conditions renumbered consecutively.
Commr. Karleskint seconded the motion.
Cindy Clemens suggested that because the General Plan Amendment had to be
approved by four Commissioners, and the rezoning had to be approved by a quorum
majority which was 3 Commissioners, the motion be divided into two separate motions.
Commr. Williams clarified her motion was for the rezoning and preliminary development
plan.
Commr. Sigurdson said she would encourage the applicant to get involved with the
County ride share coordinator. She requested that stubbing out for showers be required.
Ron Whisenand suggested that since the design of the building is known, the
Commission might want to require showers rather than stubbing out.
Draft P.C. Minutes
August 11, 1993
Page 8
Commr. Cross said that if stubbing is done, but adequate room is not set aside to
construct a shower, it could not be built.
Commr. Whittlesey suggested a sentence be added to condition N stating "In addition,
the applicant will provide stub-outs with appropriate dedication of space for future shower
facilities."
Commr. Sigurdson said she agreed with Commr. Cross that requirements for showers
will come in the near future, and the Commission will need to take the stand of requiring
showers soon.
Commrs. Williams and Karleskint agreed to the additional statement requiring stub-outs
in condition N.
VOTING: AYES - Commrs. Williams, Karleskint, and Whittlesey.
NOES - Commrs. Cross and Sigurdson.
ABSENT - Commrs. Hoffman and Senn.
The motion passed.
Cindy Clemens explained the next motion was to determine if the project conforms to the
General Plan and the Amendments can be approved for the General Plan and the Specific
Plan.
Commr. Williams moved to recommend to the City Council that the General Plan and the
Edna Islay Specific Plan Amendments be approved.
Commr. Whittlesey seconded the motion.
VOTING: AYES - Commrs. Williams, Whittlesey, Sigurdson, and Karleskint.
NOES - Commr. Cross.
ABSENT - Commrs. Hoffman and Senn.
The motion passed.
CITY OF SAN LUIS OBISPO
PLANNING COMMISSION STAFF REPORT ITEM a 3
BY: Ronald Whisenand, MEETING DATE: August 11 , 1993
Development Review Manager
FILE NUMBER: GP 52-93 & SP/PD 51-93
PROJECT ADDRESS: 4058 Broad Street (Southeast corner of Tank Farm Road and
Broad Street)
SUBJECT: Request to (1) amend the General Plan Land Use Element map designation for
the eastern portion of the site from Low Density Residential to Service-Commercial/light--
Industrial; (2) amend the Edna-Islay Specific Plan land use designation of Neighborhood
Commercial that applies to the entire site to Service Commercial; and (3) rezone the entire
site from Neighborhood Commercial - Specific Plan, to Service Commercial - Specific Plan
(CS-SP) on the eastern one half of the site and Service Commercial - Planned Development -
Specific Plan (CS-PD-PD) on the western one half of the site, and approve a preliminary
development plan for a 9,000 ( +/-) square-foot office building and ancillary site
improvements.
RECOMMENDATION
A. Consider the initial study and concur that there will be no significant environmental
impacts provided the mitigation measures outlined in the attached environmental
document are implemented.
B. Recommend to the City Council that:
1 . The General Plan and Edna-Islay Specific Plan amendments be approved;
2. The rezoning and preliminary development plan be approved, with findings and
conditions detailed below.
BACKGROUND
A. Situation
State Farm Insurance Company would like to construct a 9,000 ( +/-) square-foot "service
center." The proposed office will function primarily as a local administrative claims
processing office and will provide a limited area for inspecting damaged automobiles. In
order to allow this office to occur on this property, the applicant is requesting a series of
land use amendments that will result in Service Commercial (CS) zoning. The process
includes:
* Environmental review. This review has been completed. A negative declaration, with
mitigation, was granted by the Community Development Director of July 07, 1993.
1-26
* General Plan Amendment. The existing General Plan land use designation for the property
is Service Commercial/Light Industrial and Low Density Residential. The applicant
proposes to amend the land use element map to designate the entire property for Service
Commercial/Light Industrial use.
Specific Plan Amendment. The Edna-Islay Specific Plan designates the property for
neighborhood commercial land use. The applicant proposes to amend the Specific Plan
to Service Commercial.
* Planned Development Rezoning. The property is currently zoned Neighborhood
Commercial - Specific Plan (CN-SP). The applicant proposes to amend the zoning to
Service Commercial - Planned Development - Specific Plan (CS-PD-SP) for the western
one half of the property and Service Commercial - Specific Plan (CS-SP) for the remainder
of the property.
* Architectural Review. Architectural review is required of the design of the planned office
facility. Schematic approval by the ARC was granted on June 21 , 1993. Final ARC
review is expected once the City Council takes action on the requested land use
amendments.
B. Data Summary
Owners: John Fowler, Mid-State Land Co.
Applicant: State Farm Insurance
Representative: Brian Starr, Studio Design Group
Zoning: Neighborhood Commercial - Specific Plan (CN-SP)
General Plan Land Use Designation: Service Commercial/Light Industrial and Low-Density
Residential
Edna-Islay Specific Plan Land Use Designation: Neighborhood Commercial
Environmental Status: Director approved a draft negative declaration July 07, 1993
Action Deadline: None for a "legislative act"
C. Site Description
The site is relatively flat, and is currently occupied by several buildings used as a plant
nursery and sales operation. Significant vegetation exists on-site including approximately
20 mature trees (mostly Eucalyptus). Apartments are located adjacent to the east side of
the site, and various commercial and residential structures are located to the south. A boat
shop and the site of'a proposed shopping center are located to the north of the site, across
Tank Farm Road, and a mostly undeveloped parcel is located to the west, across Broad
Street. The south and west boundaries of the site are contiguous with the City limits.
Page 2
/-27
D. Project Description
The applicant proposes to develop approximately 2.8 acres of a 5.1 acre site for a 9,000
square-foot ( +/-) office. To accommodate the proposal, the applicant has requested that
the General Plan, Specific Plan, and zoning be amended resulting in service commercial
zoning on the property. The planned development overlay has been proposed in order to
allow for an office within the CS zoning district. In approving a PD zone, the City also
approves the basic features of a proposed development (such as the number, type, and
general location of buildings and other site development features).
ANALYSIS
The proposed land use amendments will accomplish three objectives. First, the amendment
to the General Plan will correct the inconsistency that presently exists between the Edna-
Islay Specific Plan and the General Plan. Second, the General Plan, Specific Plan and zoning
amendments will satisfy a mitigation measure that was applied to the Marigold Center
project which called for the transfer of the area's "neighborhood center", to the north side
of Tank Farm Road. Finally, the proposed changes will allow the applicant to develop the
property for a large floor area office facility consistent with the City's CS-PD land use
policies.
A. Land Use Policy Issues
The attached initial study evaluates the project's conformance with the General Plan,
Specific Plan, Zoning Regulations, and its citywide and neighborhood impacts. The three
main land use issues that relate to this project include planned use for the project site,
conformance with the Land Use Element's (LUE) professional office policies, and compliance
with the special -PD findings contained in Section 17.62.040 of the Municipal Code.
As discussed above, this site was originally planned as the neighborhood center for this
developing area. However, with the recent approval of the Marigold project, there is no need
for a second neighborhood center in this area. The rezoning of this site to service
commercial will be compatible with the planned uses of property along Broad Street. This
proposed modification in the area's land use pattern will be consistent with land use goals
of the General Plan LUE and the Edna-Islay Specific Plan, as well as conform to mitigation
measures adopted as part of the Marigold project.
The thrust of the current LUE professional office policies is the preference is to keep offices
in the downtown and its periphery. Professional Office Policy No. 2 allows for expansion
of office areas outside the periphery of the Central Business District when (1 ) the area will
have direct access from other than residential streets, and will not require or encourage
circulation of commercial traffic through residential areas, (2) provide transition between
residential and existing commercial or industrial uses, and (3) are based on an established
group of offices. Policy No. 2 goes further to allow large professional office buildings which
Page 3
1-2S
can include multiple tenants but with no single tenant space less than 2,500 square feet in
the service commercial areas subject to the approval of a PD zoning application.
Staff believes that the proposed project complies with the office policies of the LUE. The
project will involve a large office of 9,000 ( +/-) square feet to be located in an area that
transitions into residential properties to the east. In addition, access will be from Broad
Street and Tank Farm Road. There will be no need to take access from residential street
within the area.
B. Planned Development Findings
To approve a planned development rezoning,the Planning Commission and City Council must
be able to make at least one of the following findings about the project:
1 . It provides facilities or amenities suited to a particular occupancy group (such as the
elderly or families with children) which would not be feasible under conventional zoning.
Comment: The project does not provide these special facilities or amenities.
2. It transfers allowable development, within a site, from areas of greater environmental
sensitivity or hazard to areas of less sensitivity or hazard.
Comment: The site does not contain any areas of environmental significance.
3. It provides more affordable housing than would be possible with conventional
development.
Comment: The project is a commercial development without a housing component.
4. Features of the particular design achieve the intent of conventional standards (privacy,
usable open space, adequate parking, compatibility with neighborhood character, and so
on) as well as or better than the standards themselves.
Comment: The proposed design will provide landscaping well in excess of the minimum
required by City Standards. These landscape areas will function in improving the projects
appearance.
5. It incorporates features which result in consumption of fewer materials, or less energy
or water than conventional development.
Comment: It does not appear that the building design will incorporate features that will
consume fewer materials or use less energy or water than conventional office
development.
Page 4
/-2 j
6. The proposed project provides exceptional public benefits such as parking, open space,
landscaping, public art, and other such amenities which would not be feasible under
conventional development standards.
Comment: As noted above, the project will provide a well landscaped site resulting in
an attractive office project. However, these features would be possible in a normal office
zone provided a similarly sized parcel could be found with "0" zoning.
It should be mentioned that the project does not have many of the features that are typically
associated with projects utilizing the planned development concept such as alternative
development standards (i.e. setbacks, height, parking, etc.). The development does not
require any exceptions to development standards. The only deviation in this case is that the
office use will not be located in the downtown area. As mentioned above however, the
Zoning Regulations require only one special finding to be made in order to rezone the
property with a -PD overlay. As noted above in finding number 4, staff believes that the site
planning features of this project go beyond the minimum zoning standards and therefore
support the required finding in this case.
C. Transportation Impacts
Transportation impacts have been evaluated by City staff, County Public Works staff, and
Caltrans. The results of their review is that the project as designed and mitigated will not
result in significant traffic and circulation impacts. The applicant will be required to mitigate
their fair share of cumulative traffic impacts in the area that was identified by the Broad
Street Annexation Area EIR.
The applicant has been specifically requested by Caltrans to provide additional right-of-way
for Broad Street. This additional right-of-way will be used for acceleration/deceleration lanes,
right turn lanes, and bus lane improvements. The applicant will also be responsible for the
relocation of existing traffic signal improvements at the intersection of Tank Farm Road and
Broad Street. The Public Works Department has indicated that these improvements will
meet the applicant's off-site mitigation obligations. No other mitigation fees will be required.
In addition to the above traffic improvements, the project will require on-site mitigation to
avoid traffic turning conflicts with the Broad Street/Tank Farm Road intersection. The
applicant will be requested to relocate the proposed driveway on Broad Street. These
mitigation measures have been incorporated into the project as recommended conditions of
approval.
The Air Pollution Control District has reviewed the proposed development and offered several
mitigation measures. Traffic reduction recommendations include bike lockers, "clean fuel"
pool vehicles, and a development of a "transportation management association." Staff has
reviewed the potential traffic impacts associated with a project of this size and has
recommended several mitigation measures that will encourage decreased vehicle travel. The
Page 5
1-.3a
Public Works Department recommends that bicycle racks (short term) and bicycle lockers
(long term) be provided for customers and employees. In addition, a outdoor employee lunch
area is to be provided in order to help reduce employee automobile trips. Staff believes that
these mitigation measures should be adequate to reduce cumulative air quality impacts to
a level of insignificance.
FINDINGS
A. The project will provide landscaping in excess of the minimum required by City standards
which will allow for this large low profile office to locate on the site without sacrificing
sufficient open area surrounding the building and parking lot.
CONDITIONS
A. General Construction Activity Storm Water Permits are required for all storm water
discharges associated with a construction activity where clearing, grading and
excavation results 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 require 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" (NO1) form,
which the appropriate fee, to the State Water Board.
B. The developer shall install street lighting per City standards along both street
frontages at the time of construction to the satisfaction of the City Engineer.
C. Water services and meters shall be installed per City standards at the time of
construction.
D'. Three additional public fire hydrants will be required (two on Broad Street, one on
Tank Farm Road) at the time of construction. Fire hydrants shall not exceed 225 foot
intervals and shall be capable of supplying the required fire flows. The developer shall
pay the City for the cost of materials and the City shall provide the installation of the
three fire hydrants per City policy.
E. Tank Farm Road sewer lift station fees of $2,032.45 are required to be paid prior to
issuance of a building permit. Contribution to the proposed Tank Farm Road trunk
sewer main may be required as determined by the Utilities Engineering.
F. The developer shall provide the City Engineer with a hydraulic analysis prior to
issuance of a building permit which indicates:
a. The proposed development's ability to adequately drain as proposed per plan.
Page 6
b. The proposed detention facilities meet the Edna-Islay Specific Plan criteria.
G. The three Eucalyptus trees and one Pepper tree northerly of the Broad Street entrance
and the eight trees southerly of the said entrance must be retained. The two large
Eucalyptus trees (labeled A & B on the project site plan) in the proposed parking lot
must be retained and the parking lot redesigned to accommodate them (large planter
area and porous paving within the drip line).
H. Street trees are required along Broad Street per City standards at the time of
construction. The number of trees is determined by one tree per 35 linear feet of
street frontage. Species: live oak (Quercus agrigolia). Trees shall be located so as to
not conflict with the proposed street widening/transitioning noted below.
I. Broad Street northerly of Tank Farm Road will be widened to provide for an ultimate
6 travel lanes. Caltrans is requiring the developer to dedicate 10 feet along the
properties Broad Street frontage for right-of-way purposes, re-stripe the street and
relocate the existing frontage improvements, including traffic signals and public
utilities to provide a transitionfrom six lanes to four lanes southerly of Tank Farm
Road. Due to this requirement, no other traffic mitigation requirements or fees are
recommended.
J. The proposed driveway location along Broad Street is too close to the street
intersection. The Broad Street driveway entrance must remain in its present location
or be relocated farther south. Driveway location shall be sited so as to preserve
existing trees on-site.
K. The development shall be designed with a common driveway off of Tank Farm Road
to serve this.and the undeveloped portion of the applicant's property to the east. A
Common Access Driveway easement agreement shall be prepared to the satisfaction
of the Community Development Director.
L. The property owner shall dedicate a 12 foot wide easement (beyond the 10 foot right-
of-way dedication stated above) for a future bus turn-out and shelter (to be located
between the Broad Street entrance and Tank Farm Road), prior to issuance of a
building permit to the satisfaction of the City Engineer.
M. The building shall be designed with bicycle racks to be located near the front of the
building. A single rack (inverted "U" design) shall be installed immediately to the left
and right of the main entrance and should be oriented to avoid conflicts with
pedestrian movements.
N. Four bicycle lockers should be provided for employees. These should be placed on the
east side of the building on a concrete pad. Reserving a locked room within the
building for bicycle storage is an alternative to bike lockers.
Page 7
0. The project shall be designed with an outdoor employee lunch area to reduce
automobile trips to and from the site. This area shall be landscaped and protected
from prevailing winds.
P. The motorcycle stall shall be relocated to the north side of the building to serve
customer needs.
Q. The applicant shall comply with the Interim Archaeological Survey Procedures
prepared by the City's Cultural Heritage Committee prior to and during the
construction phase of the project. These guidelines require:
- Completion of a surface survey by a qualified archaeologist approved by the
Community Development Director prior to commencing construction activities on the
site.
- Halting of construction activities if archaeological resources are discovered during
construction.
- Implementation of a preservation plan prepared by a qualified archaeologist and
approved by the Community Development Director if significant archaeological
resources are discovered.
ALTERNATIVES
The Planning Commission may recommend denial of the Specific Plan, General Plan, and or
planned development rezoning if it finds that the proposal is inconsistent with the land use
element or other City policies and in the case of the planned development rezoning, if it can
not make any of required -PD findings.
ATTACHMENTS
A. Vicinity map
B. General Plan/Specific Plan/Zoning Maps
C. Applicant's description of development
D. Environmental Analysis
E. Background Comments
Page 8
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ATTACHMENT 1 Change from Service-Commercial/Industrial
and Low Density Residential to Service Commercial
General Plan Amendment, Rezoning, SDG
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Amendment for 4058 Broad Street •'
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ATTACHMENT Change from Neighborhood Commercial to service Commercial
General Plan Amendment, Rezoning, SDG
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Amendment for 4058 Broad Street San WS:CW51:0.CA FAk�i805)5417 1
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General Plan Amendment, Rezoning, SDG
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Amendment for 4058 Broad Street
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ATTACHMENT 5 Conceptual Site Plan
General Plan Amendment, Rezoning, SDCj
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641 Hiquefa St. Suae 200
Amendment for 4058 Broad Street
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ATTACHMENT 4 Assessor's Parcel Map
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General Plan Amendment, Rezoning, SDG
and Edna-Islay Specific Plan architecture + planning + public policy
Amendment for 4058 Broad Street "
San Luis Obispo. CA 93401 (605),541-3640-�: FAX: (805) 547m9260:'
Application for General Plan Amendment, Rezoning, and
Edna-Islay Specific Plan Amendment for 4058 Broad Street
Requested Changes
Rezone Request
Change the present zone from C-N-SP to C-S-PD
Specific Plan Amendment Request
Change the Edna-Islay Specific Plan from Neighborhood Commercial to
Service Commercial use.
General Plan Amendment Request
The current General Plan shows both Service Commercial and Low Density
Residential underlying the subject parcel. Although the Edna-Islay Specific
Plan (adopted in 1982) changed the designated use of the entire parcel to
Neighborhood Commercial, the General Plan has never been revised and as
such is inconsistent with the Edna-Islay Specific Plan. Regardless of the
confusion regarding the General Plan status of this property, the requested
General Plan designation is Service Commercial for the entire parcel.
Existing Conditions
The subject property is approximately 5.0 acres, located on the southeast corner
of Broad Street and Tank Farm Road. The site is presently used as a retail
nursery and storage yard.
Nearby uses include the following:
To the north: Across Tank Farm Road, A marine supply/small boat sales
store and vacant property.
To the east: Single and multi-family residential housing.
To the south: A mixture of older single family buildings and
commercial/light industrial structures.
To the west: Across Broad Street, (Highway 227), A single family
residence on a large industrial zoned site.
Other uses in the area include a recently constructed office building for the
California State Highway Patrol, to the south across Broad Street.
A13 CO GE
Application for Genet. Ian Amendment
March 30, 1993
Page 2
Proposed State Farm Service Center Use
Presently, the State Farm Service Center is a leased facility located at 1194
Pacific Street. The proposed company owned service center site will occupy
2.86 acres. No proposal is being made at this time for the remaining area of the
site. The service center functions primarily as a local administrative claims
processing office for State Farm Insurance and provides a limited area for
inspecting damaged automobiles in an enclosed space. No repair or
disassembly is done and all vehicles requiring inspection leave the facility upon
completion of the inspection. No damaged vehicles are stored on site.
Office hours are generally 8:00 a.m. to 5:00 p.m. Monday through Friday. In
addition to normal office hours, the damage inspection service may be extended
to 8:00 p.m. on one day a week and to Saturday mornings. Inspections are by
scheduled appointment only. On an average day, the rate of inspections are
about two per hour or between 10 and 16 per day. Most days see considerably
less customer traffic, and additional visitor traffic is extremely rare.
The use anticipated in this request is somewhat unique in that the building will
function as an administrative office, best situated in a Professional Office Zone;
and a damage inspection service center, probably best suited to a Commercial
Service Zone. As a "hybrid" use, we believe the needs of the community and of
State Farm Insurance will best be served by location of the Service Center at the
proposed location.
Rationale
General Plan Land Use Element Goals and Policies
The L.U.E. Professional Office Policy (C.3.b.2), states:
"..limited expansion of office areas outside the periphery of the
Central Business District may be provided for only when such areas
(1) have direct access from other than residential streets, and will not
require or encourage circulation of commercial traffic through
residential areas, (2) provide transition between residential and
existing commercial or industrial uses, and (3) are based on
established group offices."
The proposed location of the State Farm Service Center meets the
requirements of all three criteria noted above:
(1) The site is located at a prominent commercial intersection of two
arterial streets; Broad Street and Tank Farm Road. It should also be
noted that the traffic impact and the actual trip generation of the
proposed service center facility will be considerably less than the traffic
impacts imposed by development of a neighborhood convenience
center on the same site.
A13 CO GE
Application for Genei Ian Amendment
March 30, 1993
Page 3
(2) The site would provide a transition between the commercial and
industrial uses along Broad Street and the Edna-Islay residential
neighborhood.
(3) The site is across the street from Industrial zoned land in the county.
The county L.U.E. allows office uses to locate in the industrial zone. In
fact, county policies favor office uses or "less industrialized' uses along
the Broad Street/227 corridor. The cost of land and the recent location
of California State Highway Patrol Offices to this area indicate the
current trend toward office type uses.
Section (C.3.b.2) of the General Plan L.U.E. Policies continues with the
following statement:
"Commercial or professional office uses locating in such areas, (areas
outside the periphery of the Downtown Business District), should be
limited to those with no close functional relationship to medical and
legal-governmental-financial centers elsewhere in the city."
The State Farm Service Center will serve the general public and has no close
functional relationship to medical and legal-governmental-financial centers
elsewhere in the city.
Finally, Section (C.3.b.2) states:
"Large professional office buildings .....with no single tenant space
less than 2.500 square feet may be established in service
commerciaMight industrial areas subject to the approval of a Planned
Development (PD) zoning application and compliance set forth in the
zoning regulations"
This final provision of Section (C.3.b.2) establishes the means whereby an
office project larger than 2,500 square feet and meeting all the criteria above,
may locate in a commercial/light industrial area. The proposed State Farm
Service Center meets all the criteria of a large office locating outside the
Central Business District periphery. The purpose of this application is to allow
a use that is appropriate for this site to be consistent with the General Plan
map.
The L.U.E. Service Commercial/Light Industrial Policy (C.3.e.7) states:
"The city should emphasize the adequacy of landscaping, signing
and building design of service commercial uses which are situated
along entryways into San Luis Obispo......(particularly) along
Highway 227, Tank Farm Road or South Higuera Street."
The proposed plan for the State Farm Service Center is well conceived and
addresses the aesthetic concerns noted about this particular area in the
General Plan. The building is placed on a diagonal orientation facing the
intersection and includes a large setback that is fully landscaped. The
Al 3 CO GE
city of San LUIS OBISpo
INITIAL STUDY OF ENVIRONMENTAL IMPACT
SITE LOCATION 4098 Rrnari qt--nat APPLICATIONNO. F'? 51 -07
PROJECT DESCRIPTION RA7nnc ci arra narr-al frnm n-N-(;D TO C-4-Pr) k n-Q., rnnctru^tion
of q ., QQQ c=tiara-fnn+t nff i r•a hit i 1 ri i ng Wi rian i ng of Rrnar9 Rtraat at rnz arty
frnntaga T1am01 ition of atriirt frac nn -,it-P., nurrnntl�z nSari ac ratai 1 nurcory.
APPLICANT Ctata Farm Tnanranne rmmnany
STAFF RECOMMENDATION:
y NEGATIVE DECLARATION Y MITIGATION INCLUDED
EXPANDED INITIAL STUDY REQUIRED ENVIRONMENTAL IMPACT FIEP09T REQUIRED
m
PREPARED BY rr4Cnii- h . acanrriata D1a arL` j L1 DATE Tnnc 2 � 19q�
COMMUNITY DEVELOPMENT DIRECTOR'S ACTION: �` DATE
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SUMMARY OF INITIAL STUDY FINDINGS
I.DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
11. POTENTIAL IMPACT REVIEW POSSIBLE ADVERSE EFFECTS
A. COMMUNITY PLANS AND GOALS ................................................... NONE*
B. POPULATION DISTRIBUTION AND GROWTH ................ ....... .......... ... . .. ... NONE
C. LAND USE ................. .:.................................... ... ..... . ...... . NONE
D. TRANSPORTATION AND CIRCULATION ....... .......... ...... . ...... .......... .. ... . . YES*
E. PUBLIC SERVICES .......... ......... ................. ............................ NONE
F. UTILITIES. ....... ............ . .. .... .. ....................................... . ... YES*
G. NOISE LEVELS ........................................... ........................ NONE
H. GEOLOGIC&SEISMIC HAZARDS&TOPOGRAPHIC MODIFICATIONS ........ .. .......... ?TONF.
1. AIR QUALITY AND WIND CONDITIONS. .................... . . ............... ..... . .. . NONF
J. SURFACE WATER FLOW AND QUALITY . .. ..... ................ .... . ....... ......... . YF.R*
K. PLANT LIFE ................ ........................... . .......................... r.Tr1r7F*
L. ANIMAL LIFE.. .. . . .... .. . . .. ...... . . . . . . ....... . . .. .. .. ........... . . . ... .. . .. .... NONF.
M. ARCHAEOLOGICALIHISTORICAL .. . .... . .... ... .. .......... .... .......... .... .. .... VFX*
N. AESTHETIC .. . . . . . . . .. . . . .. . .. . . .. .. . . . .......... .. . ... . . . ........ ... .. ... ... . .. . nnNp..
O. ENERGYIRESOURCE USE ... . . . .. . .. . ................. . .. .... . ... . ...... . . ... .. . . .. rTnrTF
P. OTHER . . . .. . . . . . .. ..... . . . .. . .. . . . . . ..... .. ..... ... ...... ... ..... ....... . ... . . . . rrf7r.It
111. STAFF RECOMMENDATION �
'SEE ATTACHED REPORT /_ y/
Application for Genf Plan Amendment
March 30, 1993
Page 4
generous setback area is in keeping with the concept of an attractive gateway
to the city. Whether the property is rezoned Service Commercial or if remains
Neighborhood Commercial, most potential developers will require higher
utilization of the site area and will not be able to provide the extent of
landscape area proposed by State Farm Insurance.
Edna-Islay Specific Plan Goals and Policies
During the early 80's when the Edna-Islay Specific Plan was being
formulated, both the county and the city viewed property along Broad Street,
between Capitolio Way and Tank Farm Road as best suited for rural
industrial and light manufacturing uses. The Edna-Islay Specific Plan
foresaw the need for Neighborhood Commercial uses in or adjacent to the
specific plan area and the subject site was set aside for this purpose. With the
recent state approval of the Southern California Gas Company annexation
however, all properties fronting Broad Street are now designated for
Commercial Service uses. The Southern California Gas Company
annexation area is readily accessible to Edna-Islay residents and includes an
existing Williams Brothers (Vons) supermarket. Presently, a proposal known
as the Marigold Center has been made to relocate the Vons supermarket to
the site across Tank Farm Road immediately to the north of the subject
property. Additionally, a second grocery and convenience center is being
considered by owners of property adjacent to the existing Williams Brothers
(Vons) supermarket.
Summary
In addition to the site specific considerations of this application, the supermarket
and convenience store proposals submitted, and about to be submitted, for the
Southern California Gas Company Annexation area create the opportunity for the
city to consider specific land uses and the balance of services for this area. In
considering the various development proposals, it appears that many of the uses
proposed in the Marigold Center are essentially the same uses that would be
allowed on the subject parcel (i.e. Neighborhood Commercial uses). As such,
the demand for grocery and convenience type uses set aside on the subject
parcel, may be met by development of the Marigold Center. Conversely, the
office use herein proposed by State Farm would be allowed with only a PD
approval on the existing Marigold Center site. The net effect of the two
applications together may be seen as a swap (across the street) of uses that
were already intended by the General Plan.
The Marigold Center proposal and applications notwithstanding, we believe the
proposed project stands on its own merits within the context of the existing L.U.E.
and that it meets all criteria as outlined above for the subject site.
A13 CO GE
� - ys
ER 51-93
Page 2
I. DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
The project involves rezoning the westerly portion (approximately 2 . 8
acres) of the 5 . 1-acre site from Neighborhood Commercial - Specific
Plan, to Service Commercial - Planned Development (C-N-SP to C-S-PD) .
The remaining 2 . 3 acres would be rezoned to Service Commercial without
the PD overlay zone. Corresponding amendments to the Land Use Element
and Edna Islay Specific Plan are also proposed. A 9, 000-square-foot
office building for the State Farm Insurance Company is also proposed on
the westerly portion of the site. Existing structures on the site would
be demolished.
The site is relatively flat, and is currently occupied by several
buildings used as a plant nursery and sales operation. Significant
vegetation consists of approximately 20 mature trees, mostly Eucalyptus .
Apartments are located adjacent to the east side of the site, and
various commercial and residential structures are located to the south.
A boat shop and the site of a proposed shopping center are located to
the north of the site, across Tank Farm Road, and a mostly undeveloped
parcel is located to the west, across Broad Street. The south and west
boundaries of the site are contiguous with the City limits.
II. POTENTIAL IMPACT REVIEW
A. Community Plans and Goals
The project involves changing the land use designation for the site.
The change is consistent with the policies in the City's General Plan.
The Edna/Islay Specific Plan will also be amended.
The determination- of consistency is based in part on recent Council
approval of a shopping center at the northeast corner of the Broad/Tank
Farm intersection. That center will supplant one which was anticipated
to be built on the project site, to meet the convenience shopping needs
of residents in the Edna/Islay neighborhood.
Potentially Significant Effects - Short Term
None.
Potentially Significant Effects - Lona Term and/or Cumulative
Prone.
Recommended Mitigation Measures
None required.
D. Transportation and Circulation
The EIR for the adjacent Broad Street Annexation Area (BSAEIR) and the
draft EIR for the General Plan Circulation Element, and several other
recent traffic studies, have identified significant cumulative traffic
impacts which will result from continued development in and near the
/- y 7
ER 51-93
Page 3
southern sector of the City. Various mitigation measures have been
identified which will partially mitigate those impacts, including
various signalization and road widening projects and trip reduction
plans.
In addition to off-site traffic mitigation measures, the City Engineer
and CalTrans recommend that. Broad Street be widened approximately ten
feet across the project site's frontage. The widening would accommodate
a right turn lane for northbound traffic, and match the alignment
proposed in front of the Marigold Center located at the northeast corner
of the Broad/Tank Farm intersection.
The previous studies recommend that the City establish fees to fund the
mitigation measures. A citywide traffic impact fee ordinance is
currently pending, but may not be implemented by the time the State Farm
project is completed. A mitigation fee may be calculated based on the
specific impacts of this project, instead, and credit may be allowed for
completion by the developer of Broad Street improvements adjoining the
site. The County Engineer has asked that the City consider allocating
mitigation fees for the improvement of Tank Farm Road west of the
project site.
The driveway location shown on the preliminary plans has the potential
for creating hazardous conflicts between southbound vehicles making left
turns into the site, and northbound vehicles entering the Broad Street
left turn lane. The driveway should be relocated to eliminate this
conflict.
Potentially Significant Effects - Short Term
Left turn conflicts at project's Broad Street driveway would create a
potential hazard. _
Potentially Significant Effects - Long Term and/or Cumulative
Project will contribute to significant cumulative increase in traffic.
Recommended Mitigation Measures
Relocate Broad Street entry driveway to eliminate left turn conflicts.
Contribute to offsite traffic improvements fund to offset pro rata share
of cumulative traffic impacts.
Widen Broad Street by approximately ten feet across project frontage.
F. Utilities
The City' s safe annual water supply from all sources is not adequate to
meet the normal annual needs of users already connected to the municipal
water supply system. However, the City has adopted mandatory
conservation regulations which are intended to mitigate the effects of
new development on water use. Among other provisions, new water users
are required to offset their projected use of water by retrofitting
existing facilities within the City with water conservation devices.
ER 51-93
Page 4
The projected annual usefor the State Farm project would be
approximately . 6 acre feet. This would result in a re;quiremanto
retrofit existing facilities to produce an estimated savings of 1. 2 acre
feet - equivalent to retrofitting approximately 20 one-bathroom
residential units.
The City's wastewater treatment plant has adequate capacity to treat
wastewater produced by the proposed project. Pumping stations and
holding tanks which serve this section of the City are operating close
to capacity, but will be able to handle the expected increase from the
project in the short term. Significant modifications to the collection
and pumping system will eventually be needed, however, as the Broad
Street Annexation Area develops. Mitigation measures for the long term
impacts were included in the BSAEIR, and similar measures should be
adopted for the State Farm Project. Refer to BSAEIR Section 2 .3 and
Chapter 8 .
Potentially Significant Effects - Short Term
NONE
Potentiallv Significant Effects - Lona Term and/or Cumulative
Existing facilities for wastwater storage and pumping in the vicinity
will become inadequate to meet expected demand.
Recommended Mitigation Measures
Applicant shall pay sewer hookup fees as required by City ordinances,
and lift station replacement fees as approved by the City council.
Applicant shall participate. in water use offset (retrofit) program, as
required by ordinance.
J. Surface Water Flow and Ouality
The Edna/Islay Specific Plan EIR (SPEIR) And Broad Street Annexation EIR
identified significant cumulative impacts on downstream flood levels as
a result of developing the project site and other nearby areas. Both
studies recommend construction of regional detention basins, or of
smaller basins to serve individual projects.
The City Engineer indicates that proposed on-site basins will be
adequate to mitigate adverse effects, in accordance with standards
established by the EIR's.
Potentially Significant Effects - Short Term
NONE
Potentially Significant Effects - Long Term and/or Cumulative
Would contribute to potentially significant impacts on downstream
flooding.
ER 51-93
Page 5
Recommended Mitigation Measures
Provide on-site storm water detention basins, to the approval of the
City Engineer.
R. Plant Life
Removal of several large Eucalyptus trees are proposed to accommodate
construction of the proposed building and parking lot. In addition,
widening of Broad Street as required to mitigate traffic impacts
(Section II.D above) will require removal of several additional trees .
Although preservation of the mature trees would be desirable, removal of
these trees is not judged to be a significant impact. The trees do not
provide significant wildlife habitat, and are of relatively common
species. Additionally, numerous trees will be planted with the proposed
landscaping, including native oak and sycamore species.
Potentiallv Significant Effects - Short Term
NONE
Potentially Significant Effects - Long Term and/or Cumulative
NONE
Recommended Mitigation Measures
NONE
M. Archaeological/Historical
The project involves removal of several structures. None of the
structures is known to have architectural, historical, or aesthetic
significance.
The site was included in a preliminary archaeological survey completed
in conjunction with the SPEIR. Although no evidence of archaeologic
resources was discovered on this site, historic and prehistoric sites
were identified elsewhere in the specific plan area.
Potentially Significant Effects - Short Term
Construction activities proposed for the site would destroy or reduce
the value of any archaeological resources which may be present on the
site.
Potentiallv Significant Effects - Lona Term and/or Cumulative
See above.
Recommended Mitigation Measures
Applicant shall comply with the Interim Archaeological Survey Procedures �y�
ER 51-93
Page 6
prepared by the City's Cultural Heritage Committee (attached) prior to
and during the construction phase of the project. These guidelines
require:
- Completion of a surface survey by a qualified archaeologist
approved by the Community Development Director prior to commencing
construction activities on the site.
- Halting of construction activities if archaeological resources
are discovered during construction.
- Implementation of a preservation plan prepared by a qualified
archaeologist and approved by the Community Development Director if
significant archaeological resources are discovered.
III. STAFF RECOMMENDATION
Staff recommends approval of a mitigated negative declaration. The
following mitigation measures should be incorporated into the project
description to avoid potentially significant effects, or reduce effects
to levels which are less than significant:
1. Relocate Broad Street entry driveway to eliminate left turn
conflicts.
2 . Contribute to offsite traffic improvements fund to offset pro rata
share of cumulative traffic impacts.
3 . Widen Broad Street by approximately ten feet across project
frontage.
4 . Applicant shall pay sewer hookup fees as required by City
ordinances, and lift station replacement fees as approved by the
City Council.
5 . Applicant shall participate in water use offset (retrofit) program,
as required by ordinance.
6 . Provide on-site storm water detention basins, to the approval of
the City Engineer.
7 . Applicant shall comply with the Interim Archaeological Survey
Procedures prepared by the City's Cultural Heritage Committee
(attached) prior to and during the construction phase of the
project. These guidelines require:
- Completion of a surface survey by a qualified archaeologist
approved by the Community Development Director prior to commencing
construction activities on the site.
- Halting of construction activities if archaeological resources
are discovered during construction.
- Implementation of a preservation plan prepared by a qualified
archaeologist and approved by the Community Development Director if
significant archaeological resources are discovered .
GTSL: ER5193 .wp
.-.ss
June 25, 1993
MEP4ORANDUM
TO: Greg Smith, Associate Planner
FROM. L4A 3erry Fenny, Supervising civil Engineer
SUBJECT- , /V State Farm Traffic Mitigation Fees - ARC 51-93
J4058 Broad Street
You asked for traffic impact fees that would relate to this project
if the Traffic Impact Fee Ordinance (TIFO) is not enacted. The
following fees are recommended, therefore, based on selected
projects and rates included in the TIF projects:
Total cost of street improvements = $28 , 740, 950
Total cost of transit improvements = $ 1, 222 , 770
Total cost of bicycle improvements = $ 4 , 896 , 000
Rate for commercial developments
Square feet of office building = 9700 sf
Use ratios of respective costs and rate ��"
a. Orcutt Rd. /SPRR Grade separation:
$800, 000/28 , 740, 95032 x 28 . 74/32 , 86 x $4315/ksf = $ 105/ksf
$105/ksf x 9 . 700ksf = $ 1019
b. Various congestion management projects:
$2 , 000, 000/25 , 740, 950 x 28 . 74/32 . 86 x_ $4315/11:sf = $ 262/ksf
$262/ksf x 9 .7 ksf = $ 2541
C. Prado Rd. bridge widening, w/o Higuera St.
$1, 000, 000/28 , 740, 950 x 23 .74/32 .86 x $4315/ksf = $ 131/ksf
$131/ksf x 9 . 7ksf = $ 1265
d. Transit improvements:
$1 , 222 , 770/28 , 740 , 950 x 28 . 74/32 . 56 x $4315/ksf = $ 160/ksf
$160/ksf x 9 . 7ksf = $ 1545
Greg Smith (State Farm Traffic Fees)
June 25, 1993
Page Two
e. Bicvcle facilities:
$4 , 896, 000/28 , 740 . 950 r. 28 . 74/32 . 86 x $4315/ksf = $ 643/ksf
$643/ksf x 9 . 7ksf = $ 6209
Total Fee $ 12, 579
c: MM/MB/HB/file
G: \ . . . \Mist\StatFarm.Tr
Sd R L IS OBISPO 0T ENGINEERING
C011 '=
U U 9 DEPARTMENT
COUNTY GOVERNMENT CENTER • ROOM 207 • SAN LUIS OBISPO, CALIFORNIA 93:08 '.
CLINTON MILNE PHONE (805) 781-5252 FAX (805) 781-1229 \ _T
COUNTY ENGINEER
GLEN L.PRIDDY •`�`. �` i:`'
DEPUTY COUNTY ENGINEER
ENGINEERING SERVICES
NOEL KING
7Q._$
AOMINI COUNrTRATIO ENGINEER
ApMINI$iRATION - •.
FOOD CON7r;O,
'NATEP CONSEP',<':O•.
June 11, 1993 COUNTYSUP.E,O;
$PECIA:DISNII_r$
Greg Smith
City of San Luis Obispo Community Development Department
PO Box 8100
San Luis Obispo CA 93403-8100
Subject: State Farm Insurance Office Project
Dear Greg:
Thank you for the opportunity to review the plans for the subject project. I am returning the
plans you provided for your further use.
The County foresees no project-specific significant impacts on traffic and circulation due to this
proposed 9,700 square foot office development. We do need to point out, however, that a
significant cumulative impact was identified on Tank Farm Road, west of Highway 227, as part
of the Broad Street Annexation traffic study. If you have a mechanism for requiring developer
contributions to mitigate such impacts, we would like to request that you include this road
segment with other improvements to be funded. Please call me at 781-4463 to discuss.
Sincerely,
RICHARD MARSHALL
Transportation Planning Engineer
Enclosure
File: Traffic Studies General
m\catrina\rem\smith.ltr RECEIVED
JUN 1 1 1993
cm OF SAN LUIS OSISPO
cowruN0 DEVELOPMENT
STATE OF CALIFORNIA BUSINESS TRANSPORTATION AND HOUSING AGE�`Y PETE WILSON, Governor
DEPARTMENT OF TRANSPORTATION
P.O. BOX 8114
SAN LUIS OBISPO, CA 93403-8114 q�
ELEPHONE: (805) 549-3111
TDD (805) 549-3259
1JECEIV eL
tgj 1 41993 May 12 , 1993
4N LUIS OB'Sp
X State
DEVELOPMF0
5-SLO-227-11. 06
State Farm Insurance
Application PD 52-93
Mr. Greg Smith
Community Development
City of San Luis Obispo
P. 0. Box 8100
San Luis Obispo, CA 93403-8100
Dear Mr. Smith:
Caltrans District 5 staff has reviewed the above-referenced
document. The following comments were generated as a result of
the review:
a. Route 227 (Broad Street) in that area is a high speed
facility that will eventually become a six lane
facility. As part of the traffic mitigation for this
project, we ask that the same dedication and road
requirements be imposed on this development as those
agreed to for the proposed Marigold Shopping Center.
This will allow Tank Farm Road intersection to be
symmetrical. Initially, we expect this third lane to be
used as an acceleration/ deceleration lane and right
turn lane until the traffic volumes warrant its use as a
through lane.
b. The driveway on Route 227 , as shown on the original
plan, should be signed, striped and constructed to only
allow right turns in and out because of the left turn
channelization located directly across from the property
and the single lane configuration on the west side of
Route 227 . If the driveway was moved 100 - 200 feet to
the south this would allow adequate vehicle storage in
the two way left turn lane for left turn moves into the
complex and provided better site distance for left turns
out. At some time in the future, when the other side of
Route 227 develops, it may be necessary to restrict left
turn movement into the complex or develop dedicated left
turn lanes using some form of raised median.
—S.S
Mr. Greg Smith
May 12 , 1993
Page 2
Thank you for the opportunity to comment. If you have any
questions, please contact me at (805) 549-3683 .
Sincerely,
Wa ne M. Schnell
District 5
Intergovernmental Review Coordinator
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AIR POLLUTION
CONTROL DISTRICT
Post-It'"branCi fax transmittal
7b memo 7671 •of pace$ p
May CO.3, 1993 '2 ,'';� ' F
Co.
Dept.
Phone ip
F41X#
,
Mr- Greg Smith, Associate Planner Fax# 7
City of San Luis OhLp()
P.O. 8100
San Luis Obispo, CA 9340.3-S100
SUBJECT: Site Plans for State Farm Mutual Insurance Company
4058 Broad Street, San Luis Obispo
Dear Greg;
I have reviewed the site plans for the proposed State Farm Regional Office, located at the southeast
corner Of Tank Farm Road and Broad StrCcL Based on the information contained in the blueprints,
it appears that the Proposed building will be approximately 9,700 sq. ft., with 63 Parking spaces.
Area is indicated on the site plans for future expansion.
Several strategies have already been included in the site plans which will assist in reducing motor
vehicle trips to the site, and to encourage employees to stay on-site during the lunch hour. These
include on-site bicycle parking, and an employee
the incorporal;i.;! of these strategies lunch rOOM/kiLchee facilities. The District supports
q facility,
the vehicle trips
generate or at
by this ty. as Mitigations for emissions resulting from
In order to enhance the effectiveness of the above
quality -mentioned measures, and further reduce air
impacts from this project, the District recommends that the
he evaluated for their feasibility:he mitigation measures
Bike Lockers
Providing covered bicycle packing will provide additional encouragement for employees to commute
by bicycle rather than by automobile. Thus, the proposed bicycle racks should be converted to
bicycle lockers, which provide a more secure area for bicycle storage.
PW Vehicles
The pool vehicles used by State Farm employees should be Powered by clean fuel. Using a "clean
fuel" such as Compressed Natural Gas (CNG), or Propane (LPG) is an effective way to reduce
combustion emissions from motor vehicles. Existing vehicles can be converted to "clean fuel' tIs,igr,:
however, new dedicated CNG and LPG vehicles arealso available. Jnforniation regardin
fueling locations in San Luis Obispo Q)unty, vehicle pricing V existing
and retrofit programs may be obtained
by calling Vic Sterling Of Pacific Gas and Electric Company at 544-3407,
7
.L IJ I_I l i 1 fd l Y H I, H P•{LI Hr i_Li I r i ran , ._.i i-, ;_:i l IJ :,_, I''13-{ _ . •_ :. L r• }_, I•.i,, i_: -- . '. -
G. Smith
State Farm Regional Office
May 3, 1993
Page 2
Dumpwrtation Management Association (TMA)
The applicant should contact the owners of the Crcckside Development (Senn-Williams) and
Marigold Plaza in an effort to form a TMA. A TMA is an organization formed so that employers,
businesses and building owners in a specific geographic arca can work together to collectively
establish policies, programs, and services to address local transportation problems.
I appreciate the opportunity to provide comments on this project. Please contact me at 781-5912
if you have questions regarding these comments, or require additional information.
Respectfully,
DIA . GOULD
Air Quality Planning Section
H-\PIah1DIANA\W PSI\C'E,QA\EIR\DSCA3\9303G.DSG
MEMORANDUM
TO: Greg Smith, Department of Community Development
FROM: Spencer Meyer, Fire Department 92- -
SUBJECT: 4058 Broad Street, ARC, PD, ER,GP 52-93
DATE: April 23, 1993
ACCESS:
Proposed access shall conform to all of the current San Luis Obispo Fire Department
Development Guidelines. Proposed access for the State Farm building is adequate.
FIRE-FLOW:
Public distribution mains appear adequate to serve the proposed land-use.
All buildings shall be provided with an approved, automatic fire-sprinkler system per NFPA-13.
HYDRANT LOCATIONS:
Public fire hydrant densities (based on lot frontage) are inadequate with reference to proposed
land use (two additional fire hydrants will be required on Broad Street and one additional fire
hydrant will be required on Tank Farm Road).
Broad Street and Tank Farm Road are both classified as Major Roadways. Fire hydrants on the
opposing side of the roadways may not be utilize when determining required hydrant densities.
Fire hydrants shall not exceed 225 foot intervals and shall be capable of supplying the required
fire-flow(s).
cc: Jerry Kenny, Engineering Department
Dan Gilmore, Utilities Department
John Madden, Fire Department
l-,S'r1
_CTING AGENDA
DATE - -93 ITEM #
MEMORANDUM
DATE: September 21, 1993
TO: Mayor and Council
VIA: John Dunn, CAO
FROM: Arnold B. Jonas, Community Development Director °
BY: Ronald Whisenand, Development Review ManageK,�
SUBJECT: Public Hearing Item No. 1; State Farm Insurance
General Plan/Specific Plan Amendment/Rezoning
The draft ordinance included in Council's packet for this item inadvertently omitted two
conditions of approval that were applied to this project by the Planning Commission. A
replacement "page 4" is attached showing recommended conditions 17 and 18. These conditions
will ensure that the project provides desired recycling programs.
RW/rw
COUNCIL CDD DIR
C'1'CAO ❑ FIN DIR
IT ACAO ❑ FIRE CHIEF .
— — — — — — — — --- — ATrGs?NEY Q P1."1Dlfi
121'CLERKWIC ❑ POLICE CHF
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❑ C��RErAA�D FILE ❑ UTIL DR
— -- --—-- -- -- — ----� Ge —, 17 PERS DIR
Ordinance No. (1993 Series)
Planned Development Rezoning PD 51-93
Page 4
- Halting of construction activities if archaeological resources are discovered during
construction.
- Implementation of a preservation plan prepared by a qualified archaeologist and
approved by the Community Development Director if significant archaeological resources
are discovered.
17. The project shall include facilities for interior and exterior recycling. The applicant shall
consult with local recyclers regarding the size and location of areas dedicated to on-site
storage.
18. The project shall include a solid waste recycling plan for recycling discarded concrete,
sheetrock, wood, and metals from the construction site to the approval of the City's Solid
Waste Coordinator or Community Development Director.
SECTION 2. A synopsis of this ordinance, approved by the City Attorney,
together with the names of councilmembers voting for and against, shall be published once in
full, at least (5) days prior to its final passage, in the Telegram-Tribune, a newspaper published
and circulated in this city. This ordinance shall go into effect at the expiration of thirty (30)
days after its final passage.
MEETIN AUtNDA
DATE (TEM#
September 14, 1993
FACSIItid g HO. (805) 781-7173
GOUR'CIL ]ND
IR
Mr. Ron�'V�iisenand d�AO R
Community Development.Department
<T"
AO HIEFCITY OF SAuN LUIS OBISPO TdRNEY 990 Palm Sireet ERK�ORIC3 CHFSan Luis Obispo. CA 93403-8100 ❑ rAG1iT TF.F.LiIR❑ C READ FILE IRRE: Proposed State Farm Service Center j' r� IR
San Luis Obispo, CA (SLO)
Dear Ron:
The following information is being provided for your use in distributing to the Council
members prior to the upcoming City Council meeting. Drawings are being revised
accordingly and will be forwarded as soon as available. We will also have a revised,
colored landscape plan, building elevations and overhead transparencies available for
that meeting.
Based on your drafted ordinance to the City Council,we offer the following clarification
and comment:
FINDINGS
1) Landscaped berming has been added as an additional amenity to the already
excessive landscaping provided on site. This will be shown on the revised
grading plan.
2) We concur
3) We concur
4) In addition, we feel that the following features result in a consumption of
fewer materials, or less energy or water than conventional development:
The energy conservation items listed previously will be provided.. Of these,
the vestibules at the main entries are beyond code requirements. In addition,
the propose to use the following materials/devices for this project:
1) Metal Studs in lieu of wood for the primary building construction
2) Recycled paper on all drywall board used
3) Moisture sensors as part of the landscape irrigation system. This is r p o r a ; e
in addition to the rah'i cut-off devices 3 e a 1 Estate
4) Recycled materials in the base course for asphaltic paving in parking s u ' : o n s
areas, the percentage to be based on suitability for cost and stability
5) Rubberised asphalt top course for all parldng areas
6) Coated metal hardscape furnishings in lieu of wood (ie: furniture)
— As suggested by the Planning Commission,recycling facilities willbe provided 02srio tompany,lnt
both xvithiui and outside of the building(see dual trash enclosure on previous t; 5 E.Uni,emAy Ori:9
site plan). An exhibit based on contact with the Solid Waste Coordinator will `^:ei...Az 650U.6e21
be available at the upcoming meeting. Po B31 W37
?5oe.it kZ 85026-1087
. 7E 302 73:5003
012 2753553
"F F.U2 275 5652
.. 09:1.1 93 14.: J.) 'at)II GID- JJJ.�
Ron 1NThisenand
September 14, 1993
Page Two
CONDITIONS OS APPROVAL
We accept all conditions of approval as stated, with the following comments and
exceptions:
7) The twelve trees along the Broad Street frontage were previously noted by the
ARC as "also to be saved, if possible. Some of those trees would be
effected by the proposed road widening... Our plan has been redesigned
to satisfy the ARC's concerns and to save all twelve frontage trees. The site
has also been redesigned to preserve the two large interior eucalyptus trees.
10) The driveway has already been relocated 100 ft. south of the original location,
and positioned between existing groupings of trees. CALTRANS has stated
that this location will allow full turn movements.
11) We are still concerned over the requirement at this time for shared access.
Due to the nature of customer traffic, having been involved in recent
accidents, State Farm is extremely conscious of maintaining safe and
independent access to and from the site. Shared access is in direct conflict
%yiih this goal. We feel that the frontage of more than 200 ft. on the surplus
land is sufficient for an additional access drive. Therefore, since the
proposed zoning allows for your review of such issues prior to any
development, we ask that this condition be dropped until development
plans for the remaining parcel are'submitted (if ever).
12) After discussions with the city transit manager, we still feel, as does
CALTRANNS, that a bus stop on our Broad Street frontage is not advisable.
Our concern is not one of convenience or cost. We see it as both unsafe and
undesirable to have a bus stop on the approach side of an intersection,
particularly adjacent to a right-tum lane. And a second northbound stop is
planned approximately 700 ft. further north in front of the Marigold project,
where most of the transit service-m l be needed. An exhibit will be available
at the upcoming meeting to explain our concern over the transit manager's
logic.
13,14) Bicycle racks are being provided at the protected rear side of the building.
Lockers are not shown as bicycles may be stored in the enclosed inspection
area if required.
The revised floor plan shows a stubout and dedicated area for a lockable,
unisex shower facility in the enclosed room within the inspection area of the
building. When required, this shower location will be near the employee
entrance.
15) A patio is shown incorporated into the employee entrance at the protected
_rear side.of the building, within a significant landscape area.
16) An archeologfcal consultant has been engaged to fulfill all requirements.
Ron Whisenand
September 14, 1993
Page Three
GENERAL COMMENT
As a change to the last site plan, please note that we will be adding a dish antenna for
MUZAK service that will be mounted on the ground in the landscape area east of our
building. A landscape screen will be provided according to code,which will be reviewed
by the ARC.
We ask that you and the Council Consider the above comments in your final approval.
Sincerely,
GA-� LO COMP INC.
Dorian F. Foriney, AlA
cc: Bi11 Sonunerfield
Steve Christopher
Brian Starr