HomeMy WebLinkAbout01/16/1996, 2 - CONSIDERATION OF A TENTATIVE MAP FOR A COMMERCIAL SUBDIVISION OF 3 LOTS INTO 21 LOTS ON 22 ACRES ALONG SOUTH HIGUERA STREET BETWEEN SUBURBAN ROAD AND TANK FARM ROAD IN THE SERVICE-COMMERCIAL (C-S) ZONE. (TR 74-95 / TRACT 2202)�ui�ll city o� san tuts os�spo '"
i COUNCIL AGENDA REPORT
0
FROM: Arnold Jonas, ommuV
e elopment Director
By: Whitney cIIvailate Planner
SUBJECT: Consideration of a tentative map for a commercial subdivision of 3 lots into 21 lots on 22
acres along South Higuera Street between Suburban Road and Tank Farm Road in the
Service - Commercial (C -S) zone. (TR 74 -95 / Tract 2202)
CAO RECOMMENDATION
Adopt a resolution approving a mitigated negative declaration of environmental impact and the tentative map
with modifications, based on findings and subject to conditions noted in the attached draft resolution for
approval.
DISCUSSION
Back and
Annexation of this property to the City was officially recorded in May, 1995. The developer proposes to
subdivide the 22 -acre site into 21 lots ranging in size from 10,000 square feet to 3.84 acres. All lots exceed
minimum size criteria established by the subdivision regulations. A reduced copy of the subdivision plan is
attached as part of the Planning Commission staff report. In the proposed subdivision, a new street would
run through the project, connecting Suburban Road to Tank Farm Road. Lots fronting on South Higuera
Street are designed to accommodate a 100,000( + / -) square foot shopping center. Remaining vacant lots are
intended to accommodate approximately 100,000 square feet of individual service - commercial businesses
and other uses allowed in the C -S zone. The subdivision would be completed in two phases, as shown on
the tentative map.
The Planning Commission reviewed this proposal on December 13, 1995 (staff report and minutes
attached). The Commission recommends that Council approve the subdivision with changes to the lot
configuration along Tank Farm Road, based on findings and subject to conditions as noted in the attached
resolution for approval. (Redlining in the resolution denotes subsequent changes recommended by staff.)
Subdivision Map Act Section 66473.5 requires a finding of general plan conformance as a basis for
approving a tentative map. The Commission determined that finding could be made.
A majority of the Planning Commission (5 to 1) agreed with the proposed layout, improvements, and
phasing proposed by the applicant, with a recommendation that larger lots be provided along Tank Farm
Road. Some of the Commissioners felt the lots surrounding the mini- storage complex are too small, but
agreed to let those remain as proposed if larger lots were provided along Tank Farm Road. The
Commission deferred to the Council on the matter of well water use for the project.
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Those two issues - lot size and use of well water - remain to be answered as part of Council action. Staff
is also asking Council to support a minor amendment to the annexation boundary to include the full width
of Suburban Road.
Lot Size: Is it important for the Oty to have large lots available for development in areas designated for
Services and Manufacturing? If so, should this subdivision be modified to include such lots?
The Planning Commission discussed this question and concluded that it is important to maintain an
inventory of large lots with City services to be marketed to "clean", high -tech firms, and that this site is
an appropriate location for such lots. Currently there is only one vacant lot in the City with C -S zoning,
which is larger than 2 acres and not otherwise committed to an approved development project — and
roughly one - quarter of that site is occupied by San Luis Creek. Large vacant parcels in the
Manufacturing zone are similarly few and constrained by creeks, topography, adjacency to residential
development, and/or committed to an approved development project. Therefore, the Commission
recommends that the 5 lots along Tank Farm Road be reconfigured as two lots, one having a minimum
size of 3 acres. The applicant would prefer to leave lots 5 through 9 configured as proposed.
Well Water. Is the use of well water on lots 2 through 5 appropriate in lieu of retrofitting as a basis for
building permit issuance when 33 acre feet of retrofit credits are available?
The applicant would like to use well water for both domestic and landscaping purposes for all lots fronting
on South Higuera Street, and thereby avoid retrofitting. Use of well water is subject to Council approval.
Based on current policies (noted below) in the Land Use Element and the Urban Water Management Plan,
analysis of the wells on site, and availability of retrofit credits, staff recommends that development on
the project site earn a water allocation through retrofit credits. Well water could be used, subject to
County Environmental Health Department permits, to minimize monthly water bills. Nonpotable well
water could be used for landscape irrigation to reduce the necessary amount of retrofitting. Well water
will require treatment to reduce nitrate levels if it is to be used for other than nonpotable purposes. The
applicant understands that site development will be subject to water and wastewater impact fees.
1. 13.4 Development and Services - Actual development in an annexed area may be approved only when
adequate City services can be provided for that development .... in accordance with the City's water
management polices. Water for development in an annexed area may be made available by any one or
any combination of the following:
A. City water supply, including reclaimed water;
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B. Reducing usage of City water in existing development so that there will be no net increase in long-
term water usage;
C. Private well water, but only as an interim source', pending availability of an approved addition
to City water sources, and when it is demonstrated that the use of the wells will not diminish the
City's municipal groundwater supply.
► This policy was adopted in August 1994. Utility Department staff interpret this policy to mean
private wells may not be used in lieu of obtaining a water allocation when allocations can be
obtained through retrofitting. In November 1994, it was determined that 33 acre feet of water
could be made available to development in annexation areas through retrofit credits. Given
availability of the 33 acre feet, use of well water in lieu of retrofitting is not recommended.
2.9.1 B Fxemptions for Offsets - The City may exempt a project from needing an allocation or offset,
or it may reduce the amount of the required allocation or offset, to the extent that the project is supplied
by a private well which will not significantly affect the yields of City wells. Such a well may be operated
by the owner of the property containing the well only for the owner's use.... Such wells may be used only
when:
1. The City Council approves the well proposal as part of a specific land development project
approval, and the proposed well system meets all City standards:
2. A qualified, independent, hydrological investigation demonstrates that the well(s) reliably can
provide sufficient quality and quantity of water for the proposed land development project and will
not impact the yields from City wells.
► Analysis of on -site wells performed in 1992 indicates that nitrate levels exceed State Primary
Drinldng Water Regulations. County Environmental Heath Department staff verified that use of
well water for public purposes would require treatment to lower nitrate levels. Staff does not support
the use of private wells in lieu of retrofitting when the water quality is such that future users may wish
to opt for City water rather than provide on -site treatment necessary to meet minimum drinking water
standards.
► At the time this property was annexed, the Utilities Director determined that interim use of private
well water would not significantly affect the City's municipal groundwater supply.
It is not clear how a shift from interim private well water to City water would occur after a use is already
established.
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COUNCIL AGENDA REPORT
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2.11 Water Service Within the City - The City will be the only purveyor of water within the City.
Consistent with this policy, wells must serve only the lots on which they are located, and multiple
lots within the project may not be served by a single private water supply system.
Annexation Boundary:
As approved, the annexation includes only that portion of Suburban Road dedicated for purposes of road
widening. After further consideration, the Public Works Department and County Engineering staff
concluded that the boundaries of the annexation should be amended to include the full width of Suburban
Road along the annexation frontage. Otherwise this stretch of Suburban Road will be subject to two
different jurisdictions. The City would have jurisdiction over the 10 -foot strip offered for dedication to
accommodate road widening, and the County would have jurisdiction over the remaining width. This
could result in confusion during emergency response and duplicative permitting for maintenance work.
If supported by the City Council, LAFCo2 staff have indicated their willingness to process an amendment
to the annexation boundary.
FISCAL EWPACTS
Fiscal impacts of site development were evaluated in conjunction with the annexation. Public costs
resulting from the project include electricity for street lighting and traffic signals, maintenance of water,
sewer, and storm drain systems, street maintenance (including sidewalks, street trees, and signals), public
transit operations and facilities, and police and fire service. Presumably future site development will yield
additional revenue to the City from sales tax and utility users fees, and from traffic, water, and sewer
impact fees. Conditions of subdivision approval are recommended to require that the developer install
street improvements, signalization, street lighting, and utility service lines.
CONCURRENCES
Staff in the Fire, Public Works, and Utility Departments have reviewed all recommended conditions of
approval and are in concurrence.
ALTERNATIVES
1. Deny the tentative map, based on findings as noted in the draft resolution for denial. Section
66474 of the Subdivision Map Act requires that at least one of the outlined finding be made.
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RM SCOUNCIL AGENDA REPORT
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2. Continue action with direction to the applicant and /or staff to provide additional necessary
information.
Attachments:
Draft resolutions for approval and denial
Planning Commission staff report (with attachments)
Conceptual development plans submitted with annexation
Mitigation agreement
The initial environmental study is available in the Community Development Department.
RESOLUTION NO. (1996 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS
OBISPO GRANTING APPROVAL OF A TRACT MAP (TR 74 -95, TRACT 2202)
LOCATED AT 154 SUBURBAN ROAD
BE IT RESOLVED by the Council of the City of San Luis Obispo, as follows:
SECTION 1. Findings. The Council, after consideration of the tentative map of TR 74 -95 (Tract
2202), and staff recommendations and reports thereon, makes the following findings:
1. As conditioned, the design of the tentative map and proposed improvements are consistent with
the General Plan.
2. The site is physically suited for the type and density of development allowed in the C -S zone.
3. The design of the tentative map and the proposed improvements are not likely to cause serious
health problems, substantial environmental damage or substantially and unavoidably injure fish
or wildlife or their habitat.
4. The design of the tentative map or the type of improvement will not conflict with easements for
access through, or use of property within, the proposed subdivision.
5. The lots are large enough to allow proper building orientation and maximum feasible control of
. solar exposure by the lot owner, regardless of lot orientation.
SECTION 2. Environmental Determination. The Community Development Director has
determined that the proposed subdivision will not have a significant effect on the environment and has
granted a mitigated negative declaration. The City Council hereby approves the negative declaration and
concurs with the recommended mitigation measures, which are incorporated into the conditions of
approval noted below.
SECTION 3. Conditions. The approval of the tentative map for Tract 2202 (TR 74 -95) shall be
subject to the following conditions, to be accomplished prior to final map approval unless otherwise
specified:
Environmental Mitigation Conditions:
1. The subdivider shall grant an updated avigation easement to the County of San Luis Obispo via
an avigation easement document prepared by the County prior to recordation of the final map for
phase 1.
2. All development within the parcels created by Tract 2202 (and any subsequent subdivisions) shall
be reviewed for compliance with the San Luis Obispo County Airport Land Use Plan (ALUP).
.�LC
Draft resolution for approval
TR 74-95, Tract 2202
Page 2
Recommendations of the Airport Land Use Commission shall be forwarded to the approving
hearing body for a determination of General Plan conformance.
3. The use of materials - especially in the roof - shall be nonreflective to reduce glare. The use of
mirrored or reflective glass shall be prohibited.
4. If specialty retail stores are deemed desirable to serve nearby residential neighborhoods, a cap on
the amount of square footage allocated to specialty retail uses should be established as part of a
Special Consideration (S) or Mixed -Use (MU) overlay zoning to avoid conflict with City policies
which favor concentrating specialty retail stores in the downtown and in the shopping centers on
Madonna Road.
5. At the time of sale or lease, the applicant should disclose to prospective buyers and tenants the
consequences of existing and potential intensive agricultural operations on nearby parcels including
but not limited to dust, noise, odors, agricultural chemicals, and the County's Right to Farm
Ordinance. A copy of such disclosure should be submitted to the Community Development
Director for review, approval, and recordation prior to any further subdivision or site
development.
6. A revised soils engineering report, which addresses the extent of fill material and necessary soil
preparation in filled areas and in the pond area, is required prior to issuance of any grading or
construction permit, whichever comes first. The report shall also address retaining wall design
where cuts from the exisiting grade are proposed to create lots.
7. Site improvements shall conform with recommendations in the approved soils engineering report
to offset the effects of expansive soils.
8. A preliminary grading plan must be submitted with the final map application. Provisions shall
be incorporated that eliminate cross -lot drainage, to the satisfaction of the City Engineer and
Building Official.
9. The developer shall construct drainage facilities which convey drainage to adequate points of
disposal to the satisfaction of the City Engineer.
10. A portion of the property lies within an A -Zone per the current County's FEMA Flood Hazard
map. The developer shall provide the City Engineer with a detailed hydraulic. analysis which
identifies any area within the site subject to inundation during a 100-yr storm.
7
Draft resolution for approval
TR 74-95, Tract 2202
Page 3
11. Any lot(s) subject to 100-yr storm flooding shall be filled to provide pad elevations at least 1 foot
above the 100 -yr storm elevation, to the satisfaction of the City Engineer. The effect on adjacent
properties, as a result of the fill, must be evaluated by the developer's engineer. Mitigation
measures may be imposed by the City Engineer based on the impacts.
12. The subdivider shall process a FEMA "Letter of Map Revision (LOMR) or a "Letter of Map
Amendment" (LOMA), as appropriate, prior to recordation of the final map for phase one, which
also includes the newly annexed area.
13. 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" (NOI) form, with the appropriate fee,
to the State Water Board. The developer shall submit copies of general construction activity storm
water permits prior to the City's issuance of any grading or building permits.
14a. In order for the Council to consider approval of a project that includes the use of private wells in
lieu of acquiring a water allocation, the developer must submit a report with the findings of a
qualified, independent, hydrological investigation that demonstrates the well(s) can reliably
provide sufficient quality and quantity of water for the proposed project and will not impact the
yields from City wells (Adopted Urban Water Management Plan, Policy 2.9.1B). The findings
in the report will be reviewed by the Utilities Department in a recommendation to Council. The
Utilities Department generally does not support the use of private wells that result in a project not
acquiring a water allocation, when water allocations are available through the retrofitting program.
14b. Plans for well investigation should avoid areas of soil contamination. Well location and use shall
be approved by the County Health Department, the City Utilities Department, City Council, and
any other agency with authority relating to the use of well water.
HAN
15a. Discharge of wastewater from any well water treatment process is also subject to approval by the
City and may require a permit to discharge and on -site pretreatment.
M,
Draft resolution for approval
TR 74 -95, Tract 2202
Page 4
15b. If well water is approved for use on any of the parcels, a determination will be made by the
Utilities Department on what the appropriate wastewater charge will be. Typically, wastewater
charges are based on water consumption. In the absence of a City water meter, City staff will
estimate the usage. This estimate may be based on fixture units, usage by similar properties,
installation of a meter on the well, installation of a meter on the wastewater discharge lateral, or
some other means. Any cost associated with the determination of wastewater flows will be the
responsibility of the developer.
16. Consistent with grading standards in the Uniform Building Code appendix (Chapter 70, Section
7004 b), all graded surfaces shall be wetted, protected or contained in such a manner as to prevent
dust or spill upon any adjoining property or street. The following measures shall constitute the
project's dust management plan and shall remain in effect during all phases of the project's
construction:
a. Regular wetting of roads and graded areas (at least twice daily with complete
coverage of all active areas);
b. Increasing frequency of watering whenever winds exceed 15 mph;
C. Cessation of grading activities during periods of winds over 25 mph;
d. Direct application of water on material being excavated and /or transported onsite
or off site;
e. Watering material stockpiles;
f. Wheel washers .shall be installed where vehicles enter and exit unpaved surfaces
onto the surrounding streets:
g. Daily wash downs, or mechanical street sweeping, of Suburban Road, South
Higuera Street, and Tank Farm Road in the vicinity of the construction site; and
h. Use of non - potable water is required in all construction and dust control work.
17. All PM,o mitigation measures required shall be shown on grading and building plans. The
contractor shall designate a person or persons to monitor the dust control program consistent with
APCD guidelines and shall provide the contact name(s) and telephone number(s) to the
Community Development Department prior to permit issuance.
18. Future site development shall include measures to minimize negative impacts to air quality, such
as:
a. Extensive tree planting in the parking areas to reduce evaporative emissions from
automobiles.
b. A carpool/ridesharelpublic- transit information bulletin board installed in a visually
prominent and easily accessible location.
Draft resolution for approval
TR 74 -95, Tract 2202
Page 5
C. Weatherproof and lockable bicycle storage, and short-term bicycle parking racks.
d. A plan for dust control during construction.
e. Bicycle parking and shower and locker facilities for employee use.
f. Shared -use parking reduction.
g. Designated carpool parking.
h. On -site food facilities to encourage employees to stay on site during the lunch
hour.
19. Soil contamination on the project site must be removed under the direction of the Fire Chief and
in compliance with Air Pollution Control District standards.
20. Direct driveway access from South Higuera Street shall be limited to one location with a minimum
spacing of 150 feet from Las Praderas Street. The common driveway shall be designed as a street -
type entrance, located so as to minimize tree removals and shall also provide adequate sight
distance, to the satisfaction of the City Engineer. The driveway entrance shall not be signalized.
Vehicular access to Lot 1 shall be provided via the proposed common access and driveway
easement.
21. The subdivider shall enter into an agreement prior to recordation of the final map for phase one
that guarantees certain improvements and /or devices will be installed as required by the City
Engineer within 60 days of notification that left turns to and from the project via the South
Higuera Street driveway are causing unacceptable traffic conditions. It may be necessary to
preclude left turns into and out of the site.
22. There shall be no driveway access from Tank Farm Road.
23. Driveway access from Suburban Road shall be subject to approval of the City Engineer.
24. Tank Farm Rd., S. Higuera St., and Suburban Rd. improvements (curbs, gutters, and sidewalks,
street pavement, drainage, signing, vehicle and bike lane striping, transitions between new
improvements and existing, barricades, etc.) shall be constructed to the satisfaction of the City
Engineer, in accordance with City standards and specifications. However, some modifications
will be necessary to accommodate new ADA standards and changes from the County project.
Existing; streets that become adversely affected by excavations or other damage caused by the
construction of the subdivision will require an asphalt blanket prior to acceptance of the project_
a2 -16
Draft resolution for approval
'IR 74 -95, Tract 2202
Page 6
25. The internal street and Long Street will be dedicated and improved as a public street (60' R/W,
44' curb /curb, with sidewalk on both sides meeting ADA standards).
26. Vehicular access rights along South Higuera St. with the exception of the driveway access as
specified in condition 20, Tank Farm Rd., and the westerly 200 ft. along Suburban Rd. shall be
dedicated to the City.
27. The developer shall dedicate a 10' wide (minimum) public utility easement and 10' wide street
tree easement along all street frontages, to the satisfaction of the City Engineer. Additional public
pedestrian easements, outside of the basic right of way, shall be dedicated along all street
frontages to accommodate the trees along South Higuera St. and to meet ADA requirements, to
the satisfaction of the City Engineer.
28. The developer shall dedicate 12' wide bus stop easements on South Higuera St. and Tank Farm
Rd. and shall construct bus turn -outs and concrete pads. At the South Higuera St. turn-out, a
transit shelter, "P" pole sign and trash receptacle shall be installed, to the satisfaction of the City
Engineer. The locations shall minimize tree removals, to the extent possible.
29. The developer shall install street lighting per City standards, along all street frontages, to the
satisfaction of the City Engineer.
30. A traffic signal shall be constructed at the intersection of South Iiigueia St. and Suburban Rd. to
the satisfaction of the City Engineer. In addition, traffic signal modifications at the SE comer of
South Higuera St. and Tank Farm Rd. shall be installed by this subdivider, including
interconnections between Los Osos Valley Rd. and Tank Farm Rd. Pedestrian refuge islands shall
be installed at the intersections of Tank Farm Rd. and Suburban Rd., at Higuera St, to the
satisfaction of the City Engineer. Emergency pre - emption devises (Opticom) shall be installed
on both signals.
31. The City recently adopted traffic impact fees (TIF). Certain traffic mitigation measures required
herein will be credited against said fees on a pro -rata basis, as determined by the City Engineer,
as provided for in the ordinance establishing the fees.
Traffic impact fees shall be paid as a condition of the issuance of building permits. Traffic - related
improvements, including the traffic signal at Suburban Road, signal interconnection, right turn
lane from Higuera St. to Tank Farm Rd., bus turnouts and shelter qualify for credit against the
TIF. The subdivider shall submit a certified statement of costs after completion of the project to
establish the credits.
Unless otherwise requested by the subdivider, the City Engineer will determine. credits for the
respective lots on the final map, on a pro -rated area basis.
.2%%
Draft resolution for approval
TR 74 -95, Tract 2202
Page 7
32. Median striping and other related traffic control devises (signs/symbols etc.) shall be installed in
conjunction with the installation of street improvements along all street frontages, to the
satisfaction of the City Engineer.
33. To accommodate emergency vehicle access, including fire engines, an emergency vehicle turn
around shall be installed in the cul-de -sac of the internal road as part of phase 1 to the satisfaction
of the Fire Chief.
34. A time line for completion of the internal road link between Suburban Road and Tank Farm Road
shall be guaranteed to the satisfaction of the Fire Chief.
35. The existing Monterey Cypress trees to remain shall be pruned by a certified aborist as a "Class
1" pruning as defined by the International Society of Arboriculturists and to the satisfaction of the
City Arborist. Trees allowed to be removed to accommodate the construction of the
improvements shall be removed to the satisfaction of the City Arborist and City Engineer.
Measures shall be taken during construction of site improvements to protect trees to remain to the
satisfaction of the City Arborist.
36. Street trees and parkway landscaping along Tank Farm Rd. and any required replacement trees
along the South Higuera St. frontage (due to necessary/approved tree removals), shall be planted
as a subdivision condition. Credit will be given for existing trees, as determined by the City
Arborist. All other street trees shall be planted in conjunction with building permits.
37. Future construction projects shall include a solid waste recycling plan for recycling discarded
materials, such as concrete, sheetrock, wood, and metals, from the construction site. The plan
must be submitted for approval by the City's Solid Waste Coordinator or the Community
Development Director, prior to building permit issuance.
38. Future site development shall incorporate:
a. Skylights or other mechanisms to maximize natural daylighting.
b. Operable windows to maximize natural ventilation.
C. Energy - efficient lighting systems for both interior and exterior use.
d. Facilities for interior and exterior on -site recycling.
2--/
Draft resolution for approval
TR 74 -95, Tract 2202
Page 8
39. Under direction of the Fire Department, soil contamination must be removed prior to development
of the affected lots and in no case later than the initial expiration of the tentative map for the
subdivision. The clean up level shall be 100 ppm (parts per million) unless otherwise specified
by the Regional Water Quality Control Board.
40. No buildings, septic systems, roads, utilities, or other structures shall be constructed above the
approximate area of contamination.
41. Public water mains shall be extended in Suburban Rd. and Tank Farm Rd. from South Higuera
St. to the easterly limits of this project. A public water main shall also be constructed within the
internal street and shall be looped from Suburban Rd. to Tank Farm Rd., to the satisfaction of the
City Engineer and Utilities Engineer.
42. The City will participate in any public water main upsizing, "above" the size required to provide
the required fire flows for this development (minimum of 8" diameter).
43. All sewer mains will be public and shall be constructed within public streets.
44. Sewer lift station (Howard Johnson lift station) charges are required to be paid prior to recordation
of the final map, as determined by the City Engineer and Utilities Engineer. Sewer Impact Fees
will be required to be paid prior to the issuance of building permits for the development of
individual properties, in accordance with City policy. Water Impact Fees may also be charged
prior to issuance of building permits regardless of whether or not the property is served by a
private well.
45. The developer shall underground all existing overhead wires along all street frontage(s) and within
this subdivision, to the satisfaction of the City Engineer and utility companies.
46. Phase 1 of this tract may require offsite utility extensions within Phase 2, and any other
improvements deemed necessary to provide for reliability and safety caused by phasing. An
agreement must be executed by the Subdivider, prior to final map approval for Phase 1, which
provides for such utility and /or street improvements to be installed at the time certain pre-
established criteria (set by the City Engineer and /or Utilities Engineer) are met. The agreement
shall be recorded in the office of the County Recorder and shall run with the land.
47. New public and private fire hydrants and public distribution mains will be required (e.g. in
Suburban Road, Tank Farm Road, and in the internal street, in access easements, and where
development exceeds 300 feet from a street) and shall be capable of supplying the required fire
a2 -13
Draft resolution for approval
TR 74 -95, Tract 2202
Page 9
flows. Fire hydrants shall be spaced per Fire Department Development Guidelines (maximum
intervals of 225 feet).
Other Conditions:
48. All boundary monuments, lot corners, centerline intersections, etc-shall be tied to the City's
control network. At least two control points shall be used and a tabulation of the coordinates shall
be submitted to the City Engineer with the final map. A 3 -1/2" computer disk, containing the
appropriate data for use in autocad for Geographic Information System purposes shall also be
submitted to the City Engineer.
49. The subdivider shall submit a final map or maps to the City for review, approval, and recordation.
Lot Configuration and Site Development
50. Proposed lots 5 through 9 shall be reconfigured to form 2 lots total, one of which shall be a
minimum of 3 acres in size.
51. All site development is subject to architectural review and shall be subject to standards similar to
those applied to the northern portion of Higuera Commerce Park (pp. 7 & 8 of the HCP specific
plan and Architectural Guidelines for HCP) .
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SECTION 4. Code RcQuirements. The following are required by San Luis Obispo Municipal
Code, but not all code requirements are listed:
1. All structures on lots shall be equipped with automatic fire sprinkler systems.
2. All applicable water, sewer, and traffic impact fees shall be paid prior to building permit issuance.
3. The subdivider shall install individual sewer, water, and utility services for each parcel. New
utilities shall be underground. A utility easement is required where utilities cross lot lines.
4. New lot comers shall be staked with durable boundary markers by a registered civil engineer or
licensed land surveyor.
5. Lots shall be addressed as assigned by the Community Development Department. Addresses for
all lots shall be posted at the street frontage to the approval of the Community Development
Department.
.2 -ILI
Draft resolution for approval
TR 7495, Tract 2202
Page 10
On motion of seconded by and on the following roll call vote:
AYES:
NOES:
the foregoing resolution was passed and adopted this _ day of , 1996.
Mayor
ATTEST:
City Clerk
APPROVED:
42-/S7,
Draft resolution for denial
TR 74 -95
RESOLUTION NO. (1996 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING APPROVAL OF A TRACT MAP (TR 74 -95, TRACT 2202)
. LOCATED AT 154 SUBURBAN ROAD
BE IT RESOLVED by the Council of the City of San Luis Obispo as follows:
SECTION 1. Fines. The Council, after consideration of the tentative map of TR74 -95 (Tract
2202) and staff recommendations, public testimony, and reports thereof, makes the following findings:
1. The design of the tentative map and proposed improvements are not consistent with the General
Plan.
2. The site is not physically suited for the type and density of development allowed in the C -S zone.
3. The design of the tentative map and the proposed improvements are likely to cause serious health
problems, substantial environmental damage or substantially and unavoidably injure fish or
wildlife or their habitat.
4. The design of the tentative map or the type of improvement will conflict with easements for access
through, or use of property within, the proposed subdivision.
5. The lots are not large enough to allow proper building orientation and maximum feasible control
of solar exposure by the lot owner, regardless of lot orientation.
The Council may specify additional findings.
SECTION 2. DOW. The request for approval of the tentative map of TR74 -95 (Tract 2202) 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 1996.
a -/4
Draft resolution for denial
TR 74-95
ATTEST:
Mayor
City Clerk
APPROVED:
City Attorney
a -/?
CITY OF SAN LUIS OBISPO
PLANNING COMMISSION STAFF REPORT
MW#
BY: Whitney MclivaineNAAssociate Planner MEETING DATE: December 13, 1995
FROM: Ron Whisenand, Development Review Manage
FILE NUMBER: TR 74-95 (Tract 2202)
PROJECT ADDRESS: 154 Suburban Road
SUBJECT: Consideration of a commercial subdivision of 3 lots into 21 lots on 22 acres along South
Higuera Street between Suburban Road and Tank Farm Road.
SUMMARY RECOMMENDATION
Recommend that City Council approve a modified tentative map based on findings and subject to
conditions noted in the attached draft resolution.
BACKGROUND
S_�i•
Owners of property recently annexed to the City (TK Annexation) have submitted a tentative tract
map application. Tentative maps for subdivisions of 5 or more lots require Planning Commission
review and Council approval. The action of the Planning Commission will be in the form of a
recommendation to Council. The project is also subject to environmental review.
Data Summary
Project Address: 154 Suburban Road
Applicant: Larry Kreutzkampf
Property Owners: M.Timm Development, Inc., Larry and Linda Kreutzkampf
Representative: Jerry Michael, RRM Design Group
Zoning: Service- Commercial (C -S)
General Plan: Services and Manufacturing
Environmental Status: The Director made the initial determination to issue a mitigated negative
declaration on December 8, 1995
Project Action Deadline: March 6, 1996
Site Description
The project site is relatively flat. A temporary fire suppression pond is located near the proposed
intersection of the internal road and Suburban Road. A wind row of Monterey .cypress trees lines the
South Higuera Street frontage. Mini- storage buildings on lot 20 occupy 3.5 acres of the site. The
Architectural Review Commission approved plans for an expansion of the mini - storage complex on
lot 21. The remaining area is vacant.
To the north are agricultural fields, the new Telegram- Tribune office and production building, and
.02-/8
TR 7495
Page 2
an expansion of San Luis Sourdough. Property immediately to the east is vacant. Industrial
development, including a concrete block manufacturer, is across Suburban Road to the south.
Creekside and Silver City mobile home parks and the Meadows housing development are across
South ITiguera Street to the west.
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The developer proposes to subdivide 22 acres into 21 lots ranging in size from 10,000 square feet to
3.84 acres. A reduced copy of the subdivision plan is attached. The 3 existing lots were created by
a lot line adjustment (LLA 51 -95, map attached). In the proposed subdivision, a new street would
run through the project, connecting Suburban Road to Tank Farm Road. Although the subdivision
is designed to accommodate certain types of development, no development plans have been
submitted. The rationale for the subdivision layout is described by the subdivider in a letter attached
to this report, dated October 3, 1995.
Lots fronting on South Higuera Street are designed to accommodate a 100,000( + / -) square foot
shopping center with a grocery store roughly 50,000 square feet in size, another large tenant -
possibly a drug store, and smaller miscellaneous retail uses. Remaining vacant lots are intended to
accommodate approximately 100,000 square feet of individual service - commercial businesses and
other uses allowed in the C -S zone.
The subdivision would be completed in two phases. Phase one encompasses all lots except 6 through
9 and 16 through 19. The internal street would be completed as a cul- de-sac in phase one. Phase
two would complete all remaining lots, the internal street connection to Tank Farm Road, installation
of remaining utilities, and frontage improvements on Tank Farm Road east of the bus turn-out. A
boundary between phase one and two is shown on the tentative map.
EVALUATION
General Plan Consistency
The project's proposed neighborhood shopping center development, proximity to the airport, and
conversion of agricultural land raise land use questions related to general plan consistency.
1. Shopping Centers in the C -S Zone - Is a neighborhood shopping center appropriate, given
surrounding land uses and the site's Services and Manufacturing designation? Staff believes the
proposal has merit. A neighborhood center at this location would serve residents, and employees at
work sites in the vicinity, who are not currently well served by existing centers.
► Land Use Element Policy 3.5.3 General Retail and Neighborhood Commercial Uses states:
New specialty stores, department stores, or neighborhood commercial centers should not be
developed in Service and Manufacturing areas. However, existing uses such as supermarkets
and drugstores may be expanded if.•
Cl?-/9
TR 74-95
Page 3
A. They are compatible with nearby uses.
B. The expanded use will not divert trade from other general-retail or neighborhood-
commercial areas which are better located to serve the expected market area
While the policy language discourages. new neighborhood centers in the C -S zone, it does not
absolutely preclude their creation. The area is zoned C -S; however, during informal neighborhood
meetings conducted in conjunction with the annexation, residents expressed a desire and need for a
neighborhood commercial center in this vicinity. Zoning regulations allow most neighborhood center
uses in the C -S zone with use permit approval.
b. Land Use Element Policy 3.2 Neighborhood Commercial states:
...Neighborhood Commercial center should be available within about one mile of all residences.
These centers should not exceed about eight acres,... Specialty stores may be located in
Neighborhood Commercial centers as long as they will not be a major citywide attraction or
displace more general, convenience uses.
A neighborhood commercial center at this site could serve the residential areas immediately across
South ITiguera Street as well as residents along South Idiguem Street between Prado Road and Elks
Lane. Residents in both these areas are further than a mile from the nearest neighborhood center.
This location would also be convenient for people running errands to and from work sites within a
one -mile radius.
Airport Compatibility - Can shopping canter development be consistent with the Airport Area Land
Use Plan? Preliminary review by the Airport Land Use Commission indicates a small neighborhood
center may be situated on this site, subject to that commission's review and approval of the
development plan.
P. Land Use Element Policy 7.2 Airport Land Use Plan states:
Development should be permitted only if it is consistent with the Sam Luis Obispo County Airport
Land Use P&n. Prospective buyers of property which is subject to airport influence should be
so informed
The Airport Area Land Use Commission reviewed.this project on October 18, 1995, and noted that
the easterly portions of proposed lots 2, 3 and 4 along South Higuera Street are within Land Use
Area 3, as designated in the Airport Area Land Use Plan (ALUP). The ALUP does not permit
shopping centers in Land Use Area 3. Commissioners had no objection to the subdivision and were
open to the idea of a small neighborhood center, but requested review of development plans for the
site before making a final determination regarding compliance with the ALUP.
Agricultural Land - Is the project consistent with the City's agricultural land protection policies?
Land Use Element goals and policies state the importance of preserving farm land. (IM Goal 95,
C2-0220
TR 74-95
Page 4
and Policies 1.8.1 and 1.8.2). U.S.D.A. Soil Conservation Service maps indicate the soil on this site
is very deep, well drained, nearly level soil, ideally suited for agricultural use. Development of the
site will permanently remove roughly 18.5 acres of prime agricultural land from possible future
agricultural use. This impact was determined to be less than significant at the time the property was
annexed and zoned for commrcial use. The annexation of this site included an $88,000 contribution
to open space acquisition, consistent with policies of the General Plan.
Development Pattern
In reviewing the proposed subdivision, the Commission and Council should consider whether the
resulting lots are consistent with community goals for development in this area. Lot size and
configuration set the pattern of development. The proposed subdivision does not appear to meet
the need for an inventory of large lots with City services to be marketed to environmentally sound,
high -tech firms, providing professional jobs.
This need was identified during preparation of the Higuera Commerce Specific Plan, which
designated the southern 30 acres of the park, "special industrial." On page 5 of the specific plan
it states, "This sub -area is intended to accommodate primarily clean, light industries - such as
research and development, laboratories, precision manufacturing -which require substantial space
as well as City services, and which will draw most of their employees from the local labor
market."
Recognizing the need to retain at least a few larger lots for commercial/industrial development,
the Higuera Commerce Park Specific Plan required lots in the southern portion of the specific plan
area to have a minimum parcel size of 4 acres. That area is now occupied by Hinds sportswear
(7.75 acres), the Telegram- Tnbune (6.88 acres), and an expansion of San Luis Sourdough (phase
1- 4.22 acres, phase 2 - 4.22. acres). The Long / Bonetti Ranch house and out buildings occupy
the remaining 4.19 acre parcel.
To continue to meet this goal of providng an inventory of larger parcels in areas designated for
Services and Manufacturing, staff recommends lots 5 through 9 be reconfigured to form 2 lots
total, with lot 5 being a minimum of 3 acres in size.
► Land Use Element goal # 11 states:
Retain existing businesses and agencies, and accommodate expansion of existing businesses,
consistent with other goals.
► The November 1995 position paper on airport area annexation published by the Chamber of
Commerce states,
Currently, the City of San Luis Obispo lacks vacant large parcel commercial, research and
retail inventories.... The airport area represents the only large available inventory of such
,v?
TR 74-95
Page 5
properties...
The Chamber's statement is confirmed by a survey of vacant C -S zoned parcels attached to this
report, which shows only one vacant lot, larger than 2 acres and not otherwise committed, in the
C -S zone. And roughly one - quarter of that site is occupied by San Luis Creek.
Lots Surrounding the Nfini- storage Complex
To allow for attractive development of the area between the mini - storage complex and the internal
street, staff recommends the number of lot be reduced from 10 to 5 and configured in a manner
similar to what was proposed at the time of annexation. The conceptual layout and site
development plan submitted with the annexation application are attached to this report.
The subdivider has suggested that small lots could be combined in the future, if necessary to avoid
overdevelopment or accommodate a purchaser's business. But there is no guarantee that the adjacent
lot(s) will be available or affordable. In so far as subdividing property results in higher land costs, the
pressure to maximize development of these small lots - even if recombined - would remain high
If these small lots are approved as proposed, site development should conform to the conceptual
development plans for,these lots as submitted by RRM and dated August 31, 1995 (attached).
Lots 1 through 4
Approving the layout of lots 1 through 4 may be premature in that the lot pattern is proposed to
accommodate building footprints in the absence of shopping center development plans which will
require both Planning Commission and Architectural Review Commission approval. It should be
understood by the subdivider that tentative map approval in no way confers approval of site
development plans, and that the proposed configuration of lot 1 through 4 may need to be adjusted
in the course of development plan review.
Site Development Standards
All site development will be subject to architectural review. To help ensure continuity in site
development of this area of the City, and ensure aesthetic development appropriate to long -term
goals for the Airport Area, staff recommends that projects in this tract be subject to the standards
similar to those which are applied to the Higuera Commerce Park (with the possible exception of
lot depth). A copy of those standards is attached. Where they differ from zoning regulations,
which would otherwise apply, the difference is noted.
Subdivision Regulations
Lot dimensions - Subdivision Regulation standards specify that lots in the C -S zone have a
minimum width of 60 feet; a minimum depth of 100 feet; a minimum frontage of 40 feet; and a
TR 74 -95
Page 6
minimum lot area of 9,000 square feet. All proposed lots meet these standards.
Solar access - Subdivision regulations also require that the longest dimension of each lot be
oriented within 30 degrees of south, unless the subdivider demonstrates lots are large enough to
allow proper building orientation. Lots 17, 18, and .19 would pose the most difficulty, since they
neither properly oriented or sufficiently large to compensate for their orientation. Reconfiguring
these smaller lots in a manner similar to what was proposed with the annexation would correct
orientation and provide more flexibility in site development. Or the Commission and Council
could find that condition 38, which recommends energy saving features be incorporated into site
development, adequately compensates for proposed lot orientation.
Water Supply
The Urban Water Management Plan estimates that roughly 33 acre feet of water, available through
retrofitting credits, can be applied to annexation areas outside the 1994 city limits but inside the urban
reserve. For projects in annexation areas, including the TK Annexation, this retrofit credit will be
made available on a first come first serve basis at the time of building permit issuance. In some cases,
the necessary amount of retrofitting may be offset by use of well water, providing well water use is
approved consistent with the Urban Water Management Plan. Anticipated demand for water
necessary to accommodate 100,000 square feet of neighborhood shopping center uses and 100,000
square feet of service - commercial uses, as conceptually proposed for the TK Annexation Area, could
ultimately require the entire 33 acre feet.
Policy 1. 13.4 in the Land Use Element explains that actual development of annexed areas may be
approved if any combination of City water, retrofitting, or interim well water (subject to Council
approval) is available. In order for the Council to consider approval of a project that includes the use
of private wells in lieu of acquiring a water allocation, the developer must submit a report with the
findings of a qualified, independent, hydrological investigation that demonstrates the well(s) can
reliably provide sufficient quality and quantity of water for the proposed project and will not impact
the yields from City wells (Adopted Urban Water Management Plan, Policy 2.9.113). The findings
in the report will be reviewed by the Utilities Department in a recommendation to Council. The
Utilities Department generally does not support the use of private wells that result in a project not
acquiring a water allocation, when water allocations are available through the retrofitting program.
The Urban Water Management Plan (pp 25 -32) stipulates that the City will be the only purveyor
of water and that a well can only serve the lot on which it is located.
A water allocation or retrofit credit is not necessary to approve a subdivision or install
improvements required to physically create the lots. An allocation or retrofit credit is required
prior to issuance of a building permit. for the purpose of establishing a use on a lot. The
subdivider could begin retrofitting at any time, and accumulate a pool of retrofit credits to be
applied to site development at the time of building permit issuance - provided the needed portion
of the 33 acre feet is still available. Or the subdivider could leave the responsibility for acquiring
credits to the site developer. In this case, the subdivider has indicated he is interested in getting
-7- '2
TR 74 -95
Page 7
approval for potable and non - potable well water use on lots 2, 3, 4, and 5. The subdivider must
arrange for an independent hydrological study with the Utilities Director. The findings and
recommendations of such an investigation should be submitted to City Council for consideration
prior to final map approval. (See conditions 14 and 15 in the draft resolution.)
Soil Contamination
There is an area of soil contamination located in the northeastern corner of the project site. (Refer
to attached map showing contaminated area at the end of this report.) This is a result of crude oil
released from a pipeline serving Unocal's tank farm. The leak is believed to have occurred in the
mid 1930's. Trenching necessary to install utilities and road improvements will encounter the
contaminated area, therefore, the contaminated soil must be removed or remediated prior to site
work necessary to complete phase 2 of the subdivision. Fire Department staff recommend that
the contaminated area be remediated prior to development of the affected lots and in no case later
than the initial expiration of tentative map approval, which is 2 years unless the final map for
phase one is filed within that time, thereby automatically extending the tentative map approval an
additional 3 years. The recommended clean up level is 100 ppm (parts per million), unless
otherwise specified by the Regional Water Quality Control Board.
Phasing
Phasing allows the subdivider to file multiple final maps for a project with an approved tentative
map. Phasing will allow the subdivider more flexibility in project financing; reduced initial
improvement costs; and additional time to resolve the soil contamination issue.
Fire and Public Works staff have no objection to project phasing, but are concerned that streets
and utilities approved as part of the tentative map be installed in a timely manner. For that
reason, it is recommended that the subdivider execute an agreement, prior to recordation of the
final map for phase one, providing an agreed upon time line for installation of utility and/or street
improvements.
Street Name
Municipal Code Section 12.32.. 110 E states that streets in the 911 emergency - response area must
not have duplicate or similar sounding names. "Jenny" Way sounds similar to "Jennifer" Street,
and should therefore be changed on the final map to comply with the City's street name criteria.
The subdivider should submit three alternate street name choices to the Community Development
Director for review and approval prior to final map approval. Members of the community have
previously requested that a new street be named in honor of the Eto family. The subdivider may
want to consider this option.
,;2-�2�{
TR 7495
Page 8
Environmental Impacts
The initial study identified the following environmental factors potentially affected by the
subdivision project:
Land Use and Planning - See discussion above regarding consistency with general plan polices for
shopping centers, airport compatibility, and agricultural land.
Geologic Problems - The study concludes that the soils engineering report submitted with the
application adequately confirms the site is suitable for development, but recommends a revised
report be submitted prior to issuance of any building or grading permit with a more complete
discussion of necessary soil preparation and foundation requirements in areas of the site that have
been filled and in the area now covered by a pond which serves as a temporary water supply for
fire suppression.
Water - See discussion above regarding use of well water and availability of retrofit credits.
Air Quality - Dust - suppression measures are recommended during site work and construction.
Measures to encourage alternative modes of transportation, thereby reducing the negative impact
of vehicle emissions, are also recommended.
Tran==Won and Circulation - Street improvements and signalization are recommended to better
ensure that the street system can handle additional traffic generated by the project. Driveway
access from South Higuera Street may be limited to right turns only if the City Engineer
determines that full access results in unacceptable traffic conditions. Emergency access will be
accommodated with a vehicle turn- around and installation of emergency pre - emption devices in
traffic signals.
Biological Resources - Measures are recommended to minimize tree removal along South Higuera
Street and protect trees to remain.
Enc= Resources - Mitigation is recommended to ensure future construction projects include a
solid waste recycling plan and that site development projects be designed to reduce energy
consumption.
Haza& - See discussion regarding soil contamination above.
Utilities and Service Systems - To accommodate proposed development, the project must include
installation of water and sewer mains, storm water drainage, and fire hydrants.
ENRV3MIN,W,`I�.�
1. Reoommend the City Council approve the tentative map as proposed or with modifications.
d? -.?S
TR 7495
Page 9
A draft resolution of approval for a modified tentative map is attached.
2. Continue action with direction.
3. Deny the tentative map.
OTE ER DEPARTMENT CONEMMNTS
Other department comments have been incorporated into recommended .conditions of approval.
Attached:
vicinity map
existing lots
proposed subdivision
small lot conceptual site development
subdivision plan submitted with the annexation
soil contamination plume map
applicant's letter
airport land use map and list of compatible uses
survey of vacant C -S zoned parcels
Higuera Commerce Park map and development standards
draft resolution
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TR 74 -95
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Pr*ct Number:
OCT 4 Jl
M. TIMM DEVELOPMENT, INC.
REAL ESTATE CONSTRUCTION AND DEVELOPMENT 3MSa kHip4n Swm
233 EAST CARRILLO STREET. SANTA BARBARA. CA 93101 -2186 (805)963 -0358 / FAX (805)564 -3499 S.a We Obupm• CA 93401
Tel: U5443/1T94
October 3, 1995
Whitney McIlvaine
Associate Planner
City of San Luis Obispo
990 Palm St.
San Luis Obispo, CA 93403 -8100
Re: TK Commercial Park - Tract map application
Dear Ms. McIlvaine:
This in response to your letter of September 22, 1995 paragraph
7., in which you ask for a description of the types of uses we
anticipate having on lot 1, lots 6 through 9 and the small lots
surrounding the mini- warehouse of our proposed parcel map.
Lot 1 is the small pad near the corner of Eiguera and Suburban.
We anticipate a restaurant (not take -out or fast food) a liquor
store, or a retail sales use.
Lots 6 though 9 which are the 25,000 square foot lots along Tank
Farm Rd., as well as, the 10,000 square foot lots surrounding the
mini- warehouse would consist of typical C -S uses, such as:
Advertising & related services
Catering service
Credit reporting /collection
Laboratories
Photocopy services
Printing and publishing
Professional offices
Secretarial & related services
Ticket /travel agency
Athletic or health club
Auto repair
Computer service
Private postal service
Laundry /dry cleaner
Photo - finishing services
Retail Sales
Photographic studios
Telegram office
Veterinarians
The proposed types of uses on.the 10,000 and 25,000 square foot
lots would be the same. The size of the business would dictate
the size of the lot. Our marketing analysis indicate a strong
demand for small lots which is why there are so many.
Additionally, the small lots allow the flexiblity for larger
buinesses to combine them if they need more space.
The proposed uses for .lots 2 through 4 are as follow:
Lot 2 - Grocery store
Lot 3 - Small retail
Lot 4 - retail store
(50,000.sq. ft.)
stores 19,000 sq. ft.)
(25,000 sq. ft.)
�?- M
Lot 5 is located on a very visible and prominent corner. It will
be marketed to local businesses looking for expansion to a
premier location. The types of uses would be the' same as for the
10,000 and 25,000 square foot lots.
If you have any questions, please call.
Very truly yours,
T DEVELOPMENT
By;
Larry Kruetz ampf
Partner
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a -39
Specific Property Development, Performance and Design Standards
The specific plan includes special property development standards
applicable to the entire planning area and outlined below. Some of these
standards are more restrictive than conventional zoning and they prescribe
additional design and development controls considered appropriate to this
planned commerce park setting.
1. Maximum Height
The maximum height of buildings (including mechanical appurtenances,
special equipment service structures, and architectural features) is 35 feet.
Only if specifically approved by the Architectural Review Commission
can appurtenances, equipment, service structures, and architectural features be
extended to a maximum height of 50 feet.
2. Lot Area
All lots in the northern 50 acres shall have a minimum area of 12,000
square feet but shall not exceed a maximum area of five acres. Each lot in the
southern 30 -acre special industrial sub -area shall be at least four acres. The
Arrangement of lots shall be as shown on the Specific Land Use Map. Condominiums
of any size may be approved pursuant to city subdivision regulations;
a. Where the total area to be developed and subdivided for
condominiums conforms to the minimum lot area standard; and
b. ,Where it will meet all other property development standards (based
on anticipated tenant composition).
3. Minimum Lot Frontage and Width
The minimum lot frontage and width in the northern 50 -acre subdivision
shall be 80 feet. The minimum lot frontage and width in the southern 30 -acre
special industrial sub -area shall be 300 feet.
4. Minimum and Maximum Lot Depth Ratio
The average lot depth shall not be less than 150 feet nor
greater than a 4:1 ratio with average lot width.
5. Maximum Building Coverage
The maximum lot coverage of all buildings shall not exceed 50 percent
of the total lot area, .except where specifically approved by the Architectural
Review Commission.
6 2- ILI
Specific Property Development, Performance and Design Standards
The specific plan includes special property development standards
applicable to the entire planning area and outlined below. Some of these
standards are more restrictive than conventional zoning and they prescribe
additional design and development controls considered appropriate to this
planned commerce park setting.
1. Maximum Height
The maximum height of buildings (including mechanical appurtenances,
special equipment service structures, and architectural features) is 35 feet.
Only if specifically approved by the Architectural Review Commission
can appurtenances, equipment, service structures, and architectural features be
extended to a maximum height of 50 feet.
2. Lot Area
All lots in the northern 50 acres shall have a minimum area of 12,000 V5 go6i
square feet but shall not exceed a maximum area of five acres. Each lot in the
southern 30 -acre special industrial sub -area shall be at least four acres. The
arrangement of lots shall be as shown on the Specific Land Use Map. Condominiums
of any size may be approved pursuant to city subdivision regulations;
a. Where the total area to be developed and subdivided for
condominiums conforms to the minimum lot area standard; and
b. Where it will meet all other property development standards (based
on anticipated tenant composition).
3. Minimum Lot Fronta a and Width
J VAS q0 feet
The mini m of frontage and width in the northern 50 -acre subdivision
shall be 80 feet. The minimum lot frontage and width in the southern 30 -acre
special industrial sub -area shall be 300 feet.
4. Minimum and Maximum Lot Depth Ratio
The average lot depth shall not be less than 150 feet nor
greater than a 4:1 ratio with average lot width.
5. Maximum Building Coverage
The maximum lot coverage of all buildings shall not exceed 50 percent V515 It
of the total lot area, except where specifically approved by the Architectural
Review Commission.
6
6. Landscaping
A minimum of 15 percent of total lot area shall be landscaped
including setback areas, parking lots, and spaces adjacent to buildings.
7. Minimum Yards
The following standards shall apply to all lots within the specific
planning area:
a. Street yards: the minimum required street yard shall depend on
the height of the proposed building adjoining the street (within 15 feet of
front line). The required street yard shall be landscaped except for necessary
driveways.
MINIMUM
ADJOINING BUILDING HEIGHT YARD
Where no building adjoins IQ feet - VS 5 Ila
Where building 20 feet high or less adjoins 15 feet
Where building more than 20 feet high adjoins 20 feet
b. Other yards:. side and rear yards may be reduced to zero feet
unless otherwise precluded by requirements of the city's building codes.
c. In the southern 30 -acre special industrial sub -area, all buildings
along South Higuera Street shall be set back at least 15 feet from the nearest
pedestrian easement or street right -of -way line, or if farther, a distance
equal to the height of the adjacent building.
8. Off- Street Parking
a. Parking requirement for each use shall be as required by the
ordinance (Section 9202.5.F.4).
b. Where uses are unspecified parking requirement shall be
determined by the Community Development Director.
9 . Off- Street Loading
The minimum size of a loading space is 12 feet by 40 feet.
For projects which exceed 10,000 sq. ft. of building area, one
off - street loading space shall be provided.
7 .72 _Z-
The Community Development Director may require additional loading
spaces for uses which have building areas larger than 10,000 square feet.
10. Driveways
All driveways shall meet or exceed minimum standards defined in the
city's Zoning Regulations. The Community Development Director may require
wider driveways where needed to accommodate on =site truck circulation.
11. Outdoor Storage
Facilities for outdoor storage shall be provided where appropriate to
the proposed use. Uses which typically require outdoor storage include retail
sales of building materials, contractor's yard, manufacturing, landscape
nursery, auto repair and related services. Outdoor storage shall occur in
designated areas only. Required parking areas and driveways shall not be
used for outdoor storage or business activities (sales, service, etc.).
12. Screening of Outdoor Areas
Outdoor loading and sales areas need not be screened
unless specifically required by the Architectural Review Commission.
Outdoor storage shall be screened from general public visibility from
Prado Road, South Higuera Street and Tank Farm Road.
On interior streets, vehicle parking and outdoor storage areas should
be screened from street view, unless excepted from screening requirements by
the Architectural Review Commission. Screening from side or rear view need
not be provided unless specifically required by the Architectural Review Commission.
13. Architectural Design Criteria
In addition to standard architectural design guidelines, Sign
Regulations and other similar design standards adopted by the city, the
fallowing special criteria shall be observed:
a. Roof and exterior materials, lighting or electrical equipment use
which might create glare, confusion or interference with airport operations,
shall not be allowed. When doubt exists, the city shall refer the specific
design proposal to the Airport Land Use Commission for comment and recommended
conditions.
b. Noise - sensitive commercial or industrial uses, and any building or
use involving public assembly shall be referred to the Airport Land Use
Commission for review. Such uses may be approved, subject to specific
conditions regarding location, noise attenuation or insulation, avigation
easements and similar controls.
c. Foundation and structural design of all commercial and industrial
structures shall include consideration of site- specific soils tests and the
city's seismic safety (ground acceleration) criteria. Buildings shall be
developed in accordance with city- approved plans and specifications including
mitigation of soils limitations and seismic hazards.
8 a? -y3
ARCHITECTURAL GUIDELINES FOR
HIGUERA COMMERCE PARK
Site Planning
Building Mass and Design
Landscape Development
Signing
A. Site Plan
1. Orient buildings to m mina -ye wind at entries and work bays.
2. Orient buildings to take m=x-t,,,,.,,, advantage of active and passive solar
opportunities.
3. Provide defined pedestrian access from street and parking lot to
major buildings.
4. Vehicle parking at front of lot between building and street should be
avoided.
5. Use zero lot line building placement whenever possible. Narrow strips
between buildings and property lines are generally not acceptable.
6. Site plan should encourage water conservation, eg. by minlyal ing runoff
and retention of on -site drainage.
7. Building placement /site design should allow for all necessary site uses
with a m4"4nn= of conflict.
8. Material transitions shall occur'logically. Concrete curbs, mow strips,
and paving /walks shall provide variety of ground plane textures with
safety and ease of maintenance.
9: Use of fences and walls should be minimized except where required for
screening outdoor storage. When proposed, walls /fences shall be solid,
attractive, two-sided, and designed for low maintenance with materials'
and /or colors complimentary to building.
10. Utility meters, roof - mounted equipment and utility pads and boxes
should be screened.
B. Building Design
1. Large roof and wall planes unrelieved by shadow or textural interest are
generally not acceptable.
2. Building design should be unified and emphasize single, larger scale
structures rather than multiple small, detached structures on site.
�2- y
3. All roof mounted equipment including HVAC units, shall be screened as an
integral part of design. Solar collectors need not be screened but
shall. comply with "Guidelines for Roof- Mounted Solar Collectors"
available at Community Development Department.
4. No specific architectural designs or styles or materials are endorsed for
Higuera Commerce Park, however compatibility with adjacent sites and
structures is required. The commission encourages innovation in design
and materials appropriate to commercial /industrial uses..
C. Landscape Development
1. All parking areas shall be screened from public streets with 3 ft. high
continuous berm and /or shrub/hedge planting.
2. Interior yards need not be landscaped unless required by the Architectural
Review Commission. However, all parking lots shall be landscaped with
ground cover, shrubs, and trees for color, texture, shade, and for safe
pedestrian /vehicular orientation.
3. Drought- resistive landscape plantings with low maintenance characteristics
are encouraged. California native plants are especially encouraged within
Higuera Commerce Park.
4. Plantings should be selected and placed to.reinforce and enhance
pedestrian scale and character along interior street frontages. Trees
which provide shade canopies or seasonal color are encouraged.
5. Plantings shall be selected for their natural (unpruned) ability to
screen undesirable views and wind, control and direct solar exposure,
and complement functional needs of site.
D. Signs
1. Project directory and tenant signing is generally required and should be
integrated with building design for maximum safety, convenience, and design
compatibility.
2. Low monument signs are encouraged for all tenant and directory signs.
Pole signs should be avoided.
3. Sign colors, materials and design should match or complement building
design and materials.
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61 -03 -1996 11:04
MITIGATION MEASURE AGREEMENT
Environmental Review ER 74-95
154 Suburban Road
DIT
This agreement is entered into by and between the City of San Luis Obispo and M. Timm
Development on the _A r— day of ade4 1995. The following measures are included
in the project tomrtrgste potential adverse environmental impacts. Please sign this original and
return it to the Community Development Department, 990 Palm Street, San Luis Obispo, CA
93401.
Mitigation measure:
1. The mrbdivWw shall grant an updated avigation easement to the County of San Luis Obispo
via an avigedw essomean document prepared by the County prior to recordation of the final
map for phase 1.
2. All development within the parcels created by Tract 2202 (and any subsequent subdivisions)
shall be reviewed for compliance with the fin Luis Obispo County Airport Land Use Plan.
(ALUP). Rewmmcudations of the Airport Land Use Commission shall be forwarded to the
approving hearing body for a determination of General Plan conformance.
3. The use of materials - especially in the roof - &hall be nonreflective to reduce glare. The use
of mirrored or reflective glass shall be prohibited.
4. If specialty retail stores are deemed desirable to serve nearby residential neighborhoods, a cap
on the amount of aquare footage slloeated to specialty retail uses should be established as part
of a Special Consideration (S) or Mnred Use (M[n overlay zoning to avoid conflict with City
policies which favor c=entratir4g specialty reran stores in the downtown and in the shopping
centers on Madonna Road.
S. At the time of sale or Jesse, the applicant should disclose to prospective buyers and tenants
the cmumluesees of Wa MS and potenmal intensive agricultural operations on nearby parcels
including but not limited to dust, noise, odors, agricultural chemicals, and the County's Right
to Pam Ordinance. A copy of much disclosure should be submitted to the Community
Developmed Director for review, approval, and recordation prior to any further subdivision
or site development.
6. A revised soils engineering report„ which addresses the extent of fill material and necessary
soil preparation in Bad areas and in the pond area, is required prior to issuance of any
grading or construction permit, whichever comes first. The report shall also address retaining
wall design where cuts from the =Wting grade are proposed to create lots.
a -yff
7. Site improvements shall conform with recommendations in the approved soils engineering
report to offset the effects of expansive soils.
Water
8. A preliminary grading plan must be submitted with the final map application. Provisions shall
be incorporated that eliminate cross -lot drainage, to the satisfaction of the City Engineer and
Building Official.
9. The developer shall construct drainage facilities which convey drainage to adequate points
of disposal to the satisfaction of the City Engineer.
10. A portion of the property lies within an A -Zone per the current County's FEMA Flood
Hazard map. The developer shall provide the City Engineer with a detailed hydraulic analysis
which identifies any area within the site subject to inundation during a 100 -yr storm.
11. Any lot(s) subject to 100 -yr storm flooding shall be filled to provide pad elevations at least
1 foot above the 100 -yr storm elevation, to the satisfaction of the City Engineer. The effect
on adjacent properties, as a result of the fill, must be evaluated by the developer's engineer.
Mitigation measures may be imposed by the City Engineer based on the impacts.
12. The subdivider shall process a FEMA "Letter of Map Revision (LOMR) or a "Letter of Map
Amendment" (LOMA), as appropriate, prior to recordation of the final map for phase one,
which also includes the newly annexed area.
13. 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. Stone 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" (NOI) form, with the
appropriate fee, to the State Water Board. The developer shall submit copies of general
construction activity storm water permits prior to the City's issuance of any grading or
building permits.
14a. In order for the Council to consider approval of a project that includes the use of private wells
in lieu of acquiring a water allocation, the developer must submit a report with the findings
of a qualified, independent, hydrological investigation that demonstrates the well(s) can
reliably provide sufficient quality and quantity of water for the proposed project and will not
impact the yields from City wells (Adopted Urban Water Management Plan, Policy 2.9.1B).
The findings in the report will be reviewed by the Utilities Department in a recommendation
to Council. The Utilities Department generally does not support the use of private wells that
a-y9
result in a project not acquiring a water allocation, when water allocations are available
through the retrofitting program.
14b. Plans for well investigation should avoid areas of soil contamination. Well location and use
shall be approved by the County Health Department, the City Utilities Department, City
Council, and any other agency with authority relating to the use of well water.
15a. Discharge of wastewater from any well water treatment process is also subject to approval
by the City and may require a permit to discharge and on -site pretreatment.
15b. If well water is approved for use on any of the parcels, a determination will be made by the
Utilities Department on what the appropriate wastewater charge will be. Typically,
wastewater charges are based on water consumption. In the absence of a City water meter,
City staff will estimate the usage. This estimate may be based on fixture units, usage by
similar properties, installation of a meter on the well, installation of a meter on the wastewater
discharge lateral, or some other means. Any cost. associated with the determination of
wastewater flows will be the responsibility of the developer.
Air uali
16. Consistent with grading standards in the Uniform Building Code appendix (Chapter 70,
Section 7004 b), all graded surfaces shall be wetted, protected or contained in such a manner
as to prevent dust or spill upon any adjoining property or street. The following measures shall
constitute the project's dust management plan and shall remain in effect during all phases of
the project's construction:
a. Regular wetting of roads and graded areas (at least twice daily with complete
coverage of all active areas);
b. Increasing frequency of watering whenever winds exceed 15 mph;
C. Cessation of grading activities during periods of winds over 25 mph;
d. Direct application of water on material being excavated and/or transported
onsite or off site;
e. Watering material stockpiles;
f. Wheel washers shall be installed where vehicles enter and exit unpaved
surfaces onto the surrounding streets:
g. Daily wash downs, or mechanical street sweeping, of Suburban Road, South
Higuera Street, and Tank Farm Road in the vicinity of the construction site;
and
h. Use of non - potable water is required in all construction and dust control
work
17. All PM,o mitigation measures required shall be shown on grading and building plans. The
contractor shall designate a person or persons to monitor the dust control program consistent
with APCD guidelines and shall provide the contact name(s) and telephone number(s) to the
Community Development Department prior to permit issuance.
r?- 50
18. Future site development shall include measures to minimize negative impacts to air quality,
such as:
a. Extensive tree planting in the parking areas to reduce evaporative emissions
from automobiles.
b. A carpool/rideshare/public- transit information bulletin board installed in a
visually prominent and easily accessible location.
C. Weatherproof and lockable bicycle storage, as well as short -term bicycle
parking racks.
d. A plan for dust control during construction.
e. Bicycle parking and shower and locker facilities for employee use.
f. Shared -use parking reduction.
g. Designated carpool parking.
h. On -site food facilities to encourage employees to stay on site during the lunch
hour.
19. Sod contamination on the project site must be removed under the direction of the Fire Chief
and in compliance with Air Pollution Control District standards.
Transportation and Circulation
20. Direct driveway access from South I1'iguera Street shall be limited to one location with a
minimum spacing of 150 feet from Las Praderas Street. The ,common driveway shall be
designed as a street -type entrance, located so as to minimize tree removals and shall also
provide adequate sight distance, to the satisfaction of the City Engineer. The driveway
entrance shall not be signalized. Vehicular access to Lot 1 shall be provided via the proposed
common access and driveway easement.
21. The subdivider shall enter into an agreement prior to recordation of the final map for phase
one that guarantees certain improvements and/or devices will be installed as required by the
City Engineer within 60 days of notification that left turns to and from the project via. the
South H'iguera Street driveway are causing unacceptable traffic conditions. It may be
necessary to preclude left turns into and out of the site.
22. There.shall be no driveway access from Tank Farm Road.
23. Driveway access from Suburban Road shall be subject to approval of the City Engineer.
..2-S/
24. Tank Farm Rd., S. Higuera St., and Suburban Rd. improvements (curbs, gutters, and
sidewalks, street pavement, drainage, signing, vehicle and bike lane stri ping, trans; ions
between new improvements and existing, barricades, etc...) shall be constructed to the
satisfaction of the City Engineer, in accordance with City standards and specifications.
However, some modifications will be necessary to accommodate new ADA standards and
changes from the County project. Existing streets that become adversely affected by
excavations or other damage caused by the construction of the subdivision will require an
asphalt blanket prior to acceptance of the project.
25. The internal street and Long Street will be dedicated and improved as a public street (60'
R/W, 44' curb /curb, with sidewalk on both sides meeting ADA standards).
26. Vehicular access rights along South Higuera St. with the exception of the driveway access
as specified in condition 20, Tank Farm Rd., and the westerly 200 ft. along Suburban Rd.
shall be dedicated to the City.
27. The. developer shall dedicate a 10' wide (minimum) public utility easement and 10' wide street
tree easement along all street frontages, to the satisfaction of the City Engineer. Additional
public pedestrian easements, outside of the basic right of way, shall be dedicated along all
street frontages to accommodate the trees along South Higuera St. and to meet ADA
requirements, to the satisfaction of the City Engineer.
28. The developer shall dedicate 12' wide bus stop easements on South Higuera St. and Tank
Farm Rd. and shall construct bus turn -outs and concrete pads. At the South Higuera St. turn-
out, a transit shelter, "P" pole sign and trash receptacle shall be installed, to the satisfaction
of the City Engineer. The locations shall minimize tree removals, to the extent possible.
29. The developer shall install street lighting per City standards, along all street frontages, to the
satisfaction of the City Engineer.
30. A traffic signal shall be constructed at the intersection of South Higuera St. and Suburban Rd.
to the satisfaction of the City Engineer. In addition, traffic signal modifications at the SE
comer of South Higuera St. and Tank Farm Rd. shall be installed by this subdivider, including
interconnections between Los Osos Valley Rd. and Tank Farm Rd. Pedestrian refuge islands
shall be installed at the intersections of Tank Farm Rd. and Suburban Rd., at Higuera St, to
the satisfaction of the City Engineer. Emergency pre- emption devises (Opticom) shall be
installed on both signals.
31. The City recently adopted traffic impact fees (11F). Certain traffic mitigation measures
required herein will be credited against said fees on a pro-rata basis, as determined by the City
Engineer, as provided for in the ordinance establishing the fees.
Traffic impact fees shall be paid as a condition o£the issuance of building permits. Traffic -
related improvements, including the traffic signal at Suburban Road, signal interconnection,
-7-52-
right turn lane from FEguera St. to Tank Farm Rd., bus turnouts and shelter qualify for credit
against the TIF. The subdivider shall submit a certified statement of costs after completion
of the project to establish the credits.
Unless otherwise requested by the subdivider, the City Engineer will determine credits for the
respective lots on the final map, on a pro -rated area basis.
32. Median striping and other related traffic control devises (signs/symbols etc.) shall be installed
in conjunction with the installation of street improvements along all street frontages, to the
satisfaction of the City Engineer.
33. To accommodate emergency vehicle access, including fire engines, an emergency vehicle turn
around shall be installed in the cul -de -sac of the internal road as part of phase 1 to the
satisfaction of the Fire Chief.
34. A time line for completion of the internal road link between Suburban Road and Tank Farm
Road shall be guaranteed to the satisfaction of the Fire Chief.
Biological Resources
35. The existing Monterey Cypress trees to remain shall be pruned by a certified arborist as a
"Class 1" pruning as defined by the International Society of Arboriculturists and to the
satisfaction of the City Arborist. Trees allowed to be removed to accommodate the
construction of the improvements shall be removed to the satisfaction of the City Arborist and
City Engineer. Measures shall be taken during construction of site improvements to protect
trees to remain to the satisfaction of the City Arborist.
36. Street trees and parkway landscaping along Tank Farm Rd. and any required replacement
trees along the South Higuera St. frontage (due to necessary/approved tree removals), shall
be planted as a subdivision condition. Credit will be given for existing trees, as determined
by the City Arborist. All other street trees shall be planted in conjunction with building
permits.
Enerev and Mineral Resources
37. Future construction projects shall include a solid waste recycling plan for recycling discarded
materials, such as concrete, sheetrock, wood, and metals, from the construction site. The
plan must be submitted for approval by the City's Solid Waste Coordinator or the Community
Development Director, prior to building-permit issuance.
38. Future site development shall incorporate:
a. Skylights or other mechanisms to maknimize natural daylighting.
b. Operable windows to maximize natural ventilation.
-S3
C. Energy - efficient lighting systems for both interior and exterior use.
d. Facilities for interior and exterior on -site recycling.
Hazards
39. Under direction of the Fire Department, soil contamination must be removed prior to
development of the affected lots and in no case later than the initial expiration of the tentative
map for the subdivision. The clean up level shall be 100 ppm (parts per million) unless
otherwise specified by the Regional Water Quality Control Board.
40. No buildings, septic systems, roads, utilities, or other structures shall be constructed above
the approximate area of contamination.
Utility and Service Systems
41. Public water mains shall be extended in Suburban Rd. and Tank Farm Rd. from South
Higuera St. to the easterly limits of this project. A public water main shall also be constructed
within the internal street and shall be looped from Suburban Rd. to Tank Farm Rd., to the
satisfaction of the City Engineer and Utilities Engineer.
42. The City will participate in any public water main upsizing, "above" the size required to
provide the required fire flows for this development (minimum of 8" diameter).
43. All sewer mains will be public and shall be constructed within public streets.
44. Sewer lift station (Howard Johnson lift station) charges are required to be paid prior to
recordation of the final map, as determined by the City Engineer and Utilities Engineer.
Sewer Impact Fees will be required to be paid prior to the issuance of building permits for the
development of individual properties, in accordance with City policy. Water Impact Fees may
also be charged prior to issuance of building permits regardless of whether or not the property
is served by a private well.
45. The developer shall underground all existing overhead wires along all street frontage(s) and
within this subdivision, to the satisfaction of the City Engineer and utility companies.
46. Phase one of this tract may require off -site utility extensions within phase two, and any other
improvements deemed necessary to provide for reliability and safety caused by phasing, as
determined by the City Engineer and Utilities Director. An agreement must be executed by
the subdivider prior to final map approval for phase one, which provides for such utility
and/or street improvements to be installed at any time, certain pre - established criteria (set by
the City Engineer and/or the Utilities Engineer) are met. The agreement shall be recorded in
the office of the County Recorder and shall run with the land.
a2 -sy
01-03 -1996 11:04
P.03
47. New public and private fire hydrants and public distribution mains will be required (e.g. in
Suburban Road, Taak Farm Ros4 and in the internal street, in access easements, and where
development exceeds 300 feet from a street) and shall be capable of supplying the required
fin flows. Fue hydrants shall be spaced per Fre Department Development Ouiddines
(mwdmum intervals of 225 feet).
If the Commtnity► DevdopmW Director detambies that the above mitigation measures are
ineffective or phy dcdly b feWbl% be may add, delete or modify the mitigation to-meet the intent of
the original measures.
Arnold H. Jonas
Community Development Director
4e
Milan S. Timm
X Timm Development
a-s-sr
Planning Commission Meeting
December 13, 1995
Page 5
2. 154 Suburban Road: TR 74-95 and ER 74-95: Review of application to subdivide 3 lots
into 21 lots and evaluation of the environmental impacts of the request; C -S Zone; M. Timm
Development, applicant.
Chairman Karlesldnt stepped down from this item due to a conflict of interest. Commissioner Senn
was designated as acting chairman.
Associated Planner McIlvaine presented the staff report.
Commissioner Cross stated, relative to lots surrounding the mini- storage complex, there are no
building footprints shown on the plan.
Associate Planner McIlvaine stated there was a conceptual subdivision plan presented as part of
annexation. There aren't any footprints proposed as part of this subdivision. New development on
any of these sites would be subject to Architectural Review Commission review and possibly
additional environmental review.
Development Review Manager Whisenand stated if an unusual site development came in that had
potential impacts which were not addressed in the environmental documents, CEQA could require
additional review.
Commissioner Cross questioned staff regarding phasing and impact fees.
Associate Planner McIlvaine stated impact fees are due and payable prior issuance of building
permits.
Commissioner Cross stated, with regard to transportation and circulation, this project and future
projects will increase traffic and residents will need signalization. Pedestrian travel will also be
affected by the traffic.
Associate Planner McIlvaine stated there is a condition on this tract map that should the South
Higuera Street driveway entrance become an unworkable situation, only right turns in and out at this
entrance would be allowed. There will also be a new signal at Suburban and Oguera. There will be
gaps in the traffic provided by the signalization.
Commissioner Kourakis asked staff if residents in this subdivision will be able to cross in the middle
of the street because traffic will be held at Tank Farm and Suburban.
Planning Commission Meeting
December 13, 1995
Page 6
Associate Planner McIlvaine stated there will be an island in S.11iiguera St. as part of the widening,
and it will be provided with an area that could function as pedestrian refuge. It will not be striped to
encourage pedestrian crossing.
Commissioner Cross stated.this isn't consistent with the policy regarding walking and the Circulation
Element. He feels doesn't make sense to have a major neighborhood right across from a commercial
center and grocpry store without consideration for a pedestrian crossing. He questioned staff
regarding ride- sharing programs for employees of these businesses.
Assistant City Attorney Clemens stated there has been a recent change in the law. The City is no
longer able to require or impose trip- reduction ordinances on employers.
Commissioner Kourakis asked staff to discuss the annexation and the development pattern.
Associate Planner McIlvaine stated the applicant did explain that it was their intention to further
subdivide the property at the time of annexation and did provide a conceptual subdivision of the
property.
PUBLIC CONE ENTS:
Victor Montgomery, 3026 S. 11iiguera St., on behalf of the applicant, stated a number of
neighborhood meetings were held. The neighborhood was supportive of what is being proposed.
Lot 2 is configured to accommodate a grocery store, Lot 3 is configured to accommodate a series
of shops, and Lot 4 is figured to accommodate a retail store of approximately 17,000 sq.ft. Lot 1 is
configured to accommodate a restaurant. The restaurant will not be a fast -food restaurant.
Mr. Montgomery stated, with regard to the issue of whether or not traffic and the S. Higuera corridor
between Tank Farm Rd. and Suburban Rd. was looked at and studied, the traffic study done for this
project cost approximately $30,000. There were at least four or five meetings and many phone
conversations with staff, the Engineering Department, and the traffic consultant about where the
entrance to Lots 2, 3, and 4 should be and whether or not it should be signalized. - The
recommendations call for improvements to the signalization at Tank Farm, the provision of pedestrian
crosswalks, and a pedestrian refuge island at Tank Farm and S. Higuera. The study calls for the
driveway jnto Lots 2, 3, and 4 to be a street -style driveway and offset and for a signal at Suburban
and S. Idiguera. The study also recommended a 200' setback for any entrance into Lot 2, 200' east
of the intersection of S. Higuera and Suburban. It also recommended that there be no driveway
access on to Tank Farm Rd.
Mr. Montgomery stated, with respect to lot size, the project is happening with a purpose. The
purpose is to create the lots and sell them. It will be multi- tenant. He is hoping for the flexibility of
doing what's on the map. If a tenant needs a lot of 20,000 sq.8., Lots 10 and 11 can be combined
12-S7
Planning Commission Meeting
December 13, 1995
Page 7.
to accommodate this need. It would take longer to subdivide a lot to create a lot of specific size than
to merge proposed lots.
Mr. Montgomery stated the depth of Lots 10 -16 is not arbitrary. At the time this project came into
the City, there had been a conceptual approval of the project and the subdivision tentatively through
the County.
Mr. Montgomery stated the site standards that are suggested by Staff have been reviewed and are
acceptable.
Mr. Montgomery stated that proposed lots exceed the City s minimum standards.
Mr. Montgomery stated, relative to conditions relating to water supply, the intent is to do both
retrofitting and wells. He stated they have proposed to the City the use of well-water supply to Lots
22 32 4, and 5, and retrofit for the balance of the lots. He recognized that impact fees are not waived
when using a well.
Mr. Montgomery stated the conditions relative to soil contamination basically say they can't build
portions of the project until the contamination is cleaned up.
Mr. Montgomery stated, relative to the proposed resolution, Section 3, 1 -13 are acceptable. Item
14a is a Council determination as to whether on not they will be allowed to use wells. Mr.
Montgomery stated 14b-25 are acceptable. He stated 26 is acceptable with the exception of the use
of a single entry as proposed on the tentative map. He stated 27 -30 are acceptable. There is a
clarification on 31 dealing with which improvements would be credited against City's traffic impact
fees. The signal at Suburban and S. Higuera should be credited against those fees. Mr. Montgomery
stated 32 and 33 are acceptable. Conditions 3545 are acceptable. He suggested Condition 46 and
34 should have the inclusion of the words within two years after the recordation of phase one.
Conditions 4749 are acceptable. Regarding Conditions 50 and 51, he would like to have the
proposal remain intact for the tentative tract map. Regarding Condition 52, he is in concurrence with
Pages 7, 8, and the two unnumbered pages of the South Hiiguera Commerce Park Development
Standards.
Seeing no further speakers come forward, the public comment session was closed.
CONEMaSSIONEWS COMMENTS:
Commissioner Cross stated, with regard to this project and future projects, there is a traffic concern
with residents not being able to enter and exit Las Praderas Street. He stated he also has some
problems with lot sizes.
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Planning Commission Meeting
December 13, 1995
Page 8
FURTHER PUBLIC CONOIENTS:
Victor Montgomery explained the alignment of the internal street with that portion of Long Street
across Tank Farm Road.
Commissioner Senn asked if the internal street is designed so it would serve the lot which is currently
owned by Sonic Cable. Mr. Montgomery answered yes.
Commissioner Ready asked Mr. Montgomery to go over his objections to Condition 14a as proposed.
Mr. Montgomery stated their impression was, at the time that they agreed to annex to the City, they
could serve the project by using wells. The City stated they could use wells only with Council's
approval, and have a well for each lot. There was a difference of understanding. At the time the
annexation was approved, the Utilities Director determined that the use of wells to serve this project
on this site. would not conflict with the ground water resources being used in the City. He is
concerned the whole process of well testing will have to be done again.
Commissioner Ready suggested using wording stating use of well water is subject to Council's
approval.
Commissioner Cross stated, with regard to Condition 9, he has some difficulties with environmental
reviews in relation to the drainage of this property having no impacts.
Commissioner Ready questioned the purpose of the last sentence of 14a.
FURTHER PUBLIC COMMENTS:
Dan Gilmore, City Utilities Engineer, stated the last sentence of 14a is primarily due to an ambiguous
City policy and deals with whether or not private well water should be used when allocations are
available through the retrofit programs.
No further speakers came forward, the public comment session was closed.
COMMISSIONER'S CONBIIENTS:
Commission Senn suggested adding to Paragraph 26 in the resolution the wording vehicular access
rights along S. I- Eguera St., with the exception of the approved driveway.
Commissioner Cross stated he has difficulties with Paragraph 20 with regard to driveway access. He
supports putting in signalization at Las Praderas if warranted by traffic.
Commissioner Whittlesey stated she does have some concerns with the lot size.
-2-C 99
Planning Commission Meeting
December 13, 1995
Page 9
FURTHER PUBLIC COMMENTS:
Victor Montgomery stated, in a general sense, if you look at the market for lots, there is a need for
smaller lots. Mr. Montgomery distributed an exhibit to the Commission. There is a need for large
lots, but not nearly the need there is for smaller lots.
Tim Schlot, 3 Francisco Dr., Santa Barbara, real estate agent for the property owners, stated he is
involved with the marketing of the property. With these lot sizes, a large user can be accommodated
along Tank Farm Rd. When looking at the examples of five acre or more local business expansions
in the City, each one occurred at intervals of three or four years apart. They have the ability to
accommodate a user like that. He stated 90% of the market is for small lots.
No fiu-ther public speakers came forward; the public comment session was closed.
COMMISSIONER'S COMMENTS:
By ,unanimous voice vote of the Commission, Agenda Item 3 was continued to the Planning
Commission Meeting of January 10, 1996 and scheduled to be heard first.
Commissioner Ready asked staff if there is expressed policy that identifies the need on this particular
site for specific lot sizes, and if regulations governing the size for the subdivision has been met and
exceeded, as suggested by the applicant. Associated Planner McIlvaine answered yes.
Commissioner Kourakis concurred with the staff recommendations.
Commissioner Hoffman stated the logic of the ability to combine or split lots is very good.
Commissioner Cross stated he continuously heard a need for larger lots.
Commissioner Whittlesey stated there was still a significant amount of small lots being proposed.
Commissioner Kourakis stated the General Plan has policies on land use and industrial development,
but it didn't have specifics. She asked staff why isn't the exploration of specifics a CEQA question.
Development Review Manager Whisenand stated implementation of policies in subdivision
regulations allow for parcel sizes as proposed by the applicant. It's not a General Plan conflict.
Commissioner Cross asked St4 with regards to the traffic figures, were they based on larger lot size
or the total square footage. He stated there will be a lot more traffic with smaller lots.
� -G o
Planning Commission Meeting
December 13, 1995
Page 10
Associate Planner McEvaine stated there is the same total land area and the traffic figures were based
on the notion that this aught be some sort of neighborhood shopping center and that the remaining
lots would be for commercial development.
Commissioner Hoffman suggested accepting staffs recommendation on Item 50 regarding lots along
Tank Farm Road and deleting Item 51, which recommends combining the 10 small lots surrounding
the mini - storage complex into 5 lots, configured as proposed at the time of annexation.
Commissioner Ready suggested recommending to the City Council to approve the tentative map as
proposed and allow Council to identify a specific need for appropriate policy regarding
reconfiguration of Lots 5 -9 to form two lots total and reducing in number from 10 to 5 the lots
around the mini- storage.
Commissioner Whittlesey made a motion to recommend that the City Council approve a modified
tentative map based on the findings and subject to Conditions 1 -52, as amended, with the deletion
of Condition 51, and condition 52 becoming 51, and .with direction to staff to research 34 and 46 as
to the time frame for the condition. The motion was seconded by Commissioner Kourakis.
AYES: Commissioners Whittlesey, Kourakis, Senn, Hoffman, and Ready.
NOES: Commissioner Cross.
ABSTAIN: Chairman Karleskint stepped down from this item due to a conflict of interest.
BUSINESS ITEMS:
4. 316 Higuera Street: Other 150 -95: General Plan conformance determination prior to
acquisition and use of 314 -350 Ifiguera Street by the City of San Luis Obispo for
right -of -way and Park/Open Space/Trail Use; C -S Zone; City of San Luis Obispo, applicant.
Development Review Manager Whisenand presented the staff report.
Commissioner Senn asked if the City is under any financial constraint in dealing with the General Plan
policy.
Development Review Manager Whisenand stated the money issue is not specifically looked at as far
as State law.
a-L
Go ty Of San INS OBISPO
Community Development Department, 990 Palm Street, San Luis Obispo, CA 93401
XII. SERVICE - COMMERCIAL (C -S) ZONE
This is a summary of provisions governing uses allowed in the Service - Commercial (C -S) zone. Consult
the City of San Luis Obispo Zoning Regulations for additional information.
Date Revised: October, 1994
Allowed Uses:
MEETING AGENDA
DATE L/ ITEM # 2
• Advertising & related services (graphic design, writing, mailing, addressing, etc.)
• Ambulance services
• Amusement arcades (See Section 17.08.060)
• Animal hospitals, boarding, and grooming (small animals)
• Athletic and health clubs, fitness centers, game courts
• Auto repair & related services (body, brake, transmissions, muffler shops; painting, etc.)
• Auto sound system installation
• Broadcast studios
• Building and landscape maintenance services
• Caretaker's quarters
• Carwash
-self- service
• Catering services
• Computer services
• Construction activities
• Contractors - all types of general and special building contractor's offices
• Contractor's yards
• Credit reporting and collection
• Delivery and private postal services
• Detective and security services
• Equipment rental
• Exterminators and fumigators
• Feed stores and farm supply sales
• Government agency corporation yards
• Laboratories (medical, analytical research)
• Laundry /dry cleaners
- cleaning plant
- pick -up point
• Offices (engineering) engineers, architects, and industrial design
• Photocopy services -, quick printers
• Photofinishing - retail
COUNCIL
9-eDD DIR
• Photofinishing - wholesale, and blueprinting and microfilming servic
ff'CAO
❑ FIN DIR
• Photographic studios
R-ACAO
❑ FIRE CHIEF
• Post offices and public and private postal services
C371,TTORNEY
❑ PW DIR
• Printing and publishing
Q"G�LERKfORIG
❑ POLICE CHI
• Produce stands
❑ MGMT TEAM
❑ REC DIR
• Repair services
❑ C FILE
❑ UTIL DIR
-small household appliances, locksmith, seamstress, shoe repair j`.
❑. PERS DIR
-large appliance, electrical equipment power tools, saw sharpening
XII. Services- Commercial (C -S) Zola~ - Page 2
• Retail sales and rental - autos, trucks, motorcycles, RV's
• Retail sales - appliances, furniture and furnishings, musical instruments, processing
equipment, business, office and medical equipment stores, catalog stores, sporting goods,
outdoor supply.
• Retail sales - auto parts and accessories except tires and batteries as principal use
• Retail sales - tires and batteries
• Retail sales - outdoor sales of building and landscape materials (lumber yards, nurseries, etc.)
• Retail sales - indoor sales of building materials and gardening supplies (floor and wall
coverings, paint, glass stores, etc.)
• Retail sales and rental - boats, aircraft, mobile homes
• Retail sales and repair of bicycles
• Service stations
• Tire recapping
• Trailer rental
• Trucking /taxi service
• Utility companies
- Corporation yards
• Utility distribution facilities (See Section 17.08.080)
• Vending machines (See Section 17.08.050)
• Warehousing, mini - storage, moving companies
• Water treatment services
• Wholesale and mail order houses
2. Uses Allowed with Director's or Chief Building Official's Approval by Letter
• Mobile home as temporary residence at building site
• Outdoor sales of Christmas trees and other seasonal agricultural products
3. Uses Allowed by Director's Approval of an Administrative Use - Permit:
• Animal hospitals and boarding, grooming, training (large animals)
• Antennas (commercial broadcasting)
• Bars, taverns, etc. (without entertainment facilities)
• Barbers, hairstylists, manicurists, tanning centers
• Bowling alleys
• Bus stations
• Cabinet and carpentry shops
• Car wash
- mechanical
• Churches, synagogues, temples, etc.
• Circuses, carnivals, fairs, festivals, parades on private property
• Concurrent sales of alcoholic beverages and motor fuel
• Day care - day care center
• Gas distributors - containerized (butane, propane, oxygen, acetylene, etc.)
• Laundry /dry cleaners
-self- service
• Manufacturing - food, beverages; ice; apparel; electronic, optical, instrumentation products;
jewelry; musical instruments -, sporting goods; art materials
• Organizations (professional, religious, political, labor, fraternal, trade, youth, etc.) offices
and meeting rooms
• Parking (as a principal use)
• Railroad yards, stations, crew facilities
• Restaurants, sandwich shops, takeout food, etc.
XII. Serv..,e- Commercial (C -S) 2.., ie - Page 3
• Retail sales - groceries, liquor, and specialized foods (bakery, meats, dairy items, etc.)
• Schools
- business, trade, recreational, or other specialized schools
• Secretarial & related services (court reporting, stenography, typing, telephone answering,
etc.)
• Tattoo Parlors
• Temporary sales
• Temporary uses - not otherwise listed
• Ticket /travel agencies
• Utility companies
-engineering & administration offices
• Veterinarians
4. Uses AffoweA by Planning Commission Approval of a Use Permit:
• Airports & related facilities
• Amusement parks, fairgrounds
• Cemeteries, mausoleums, columbariums
• Drive -in theaters
• Homeless shelters
• Hot tubs - commercial use
• Mineral extraction
• Public assembly facilities (community meeting rooms, auditoriums, convention /exhibition
halls)
• Retail sales - general merchandise (drug, hardware, discount, department and variety stores)
• Skating rinks
• Stadiums
• Swap meets
• Swimming pools (public)
5. Any other uses are not affowed.
1
ME "dam _ AGENDA Z
ITEM #
R R M D E S I G N G R O U P
Architecture -Planning -Engineering -Sit rucying . Interim -Landscape A rchitecture
January 12, 1996
Ms. Whitney McIlvaine
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
Re: Use of Wells for T.K. Commercial Park
Dear Whitney:
As requested, I am sending you this letter to clarify our position on the use of wells for the T.K.
Commercial Park. We have performed further investigations and had meetings with Glen Matteson of
the City's Planning Department.
We have determined that the only practical parcel in which to use a well for domestic water would be lot
#2, which consists of the commercial grocery store. This is because we estimate the cost of retrofit and
impact fees to be approximately $115,000.00 based upon City water use assumptions for a grocery store.
In addition to the well for lot #2, we would request the ability to use well water for landscape irrigation
purposes on the property which is north and west of Jenny Way which we have labeled lots #1 - #9. We
are requesting the use of one well for landscaping purposes on lots #1 - #9. The maintenance of the
system will be handled through a Landscape Maintenance Agreement between the owners of lots #1- #9.
The remaining lots #10 - #21 would be provided water service through the City of San Luis Obispo for
both potable and landscaping purposes.
I hope this clarifies our position on the use of wells for the T.K. Commercial property. Should you have
further questions, please feel free to call.
Sincerely,
RRM DESIGN GROUP
i
Je Mi el, RCqL
Engineering Division
Enclosure
cc: Mike Timm, Timm Development 11101A irAm
Larry Kreutzkampf, T.K. Development ME
John Moss, City of SLO
Victor Montgomery, RRM
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Cleath & Assodates
Engineering Geologists
Ground Water
(805) 543 -1413
1 390 Oceanalre Drive
San Luis Obispo
California 93405
January 12, 1996
RRM Design Group
3026 S. Higuera Street
San Luis Obispo, CA 93401
SUBJECT: T.K. Commercial Well Water Use Impacts on City of San Luis
Obispo Ground Water Facilities
Dear Mr. White:
Cleath & Associates has been asked to review the ground water usage
by the proposed T.K. Commercial development at the corner of Tank Farm
Road and So. Higuera Street and comment on the impact that it may have
on the City of San Luis Obispo's wells. The wells on the development
site and the existing City production wells and test wells are shown
on the well location map.
RRM Design Group estimates that the development will use 13.8 acre -
feet per year of treated water for a market and 1.24 acre -feet per
year of raw water for irrigation. We expect that there will be some
backwash water resulting from the treatment. Allowing for an
additional acre -foot production for backwash, a total of about 16
acre -feet of water would be produced from the wells on the property.
The safe yield of the ground water basin as a whole is between 2000
and 3000 acre feet per year, and with the wastewater discharged to San
Luis Obispo Creek recharging the ground water basin, it could be more.
The City's ground water production is more than an order of magnitude
more than the amount proposed by the development.
The City wells and the T.K. Commercial development wells tap the San
Luis Obispo Creek ground water basin. A subsurface profile with our
interpretation of aquifer correlations (attached) illustrates that
there may be a limited continuity between aquifers encountered and
screened in the producing wells at the project site and the City's
wells west of Highway 101 (the City does not have active potable wells
east of Highway 101). The City has two wells at the wastewater
treatment plant: one of which is used for construction water and the
other is used for non - potable uses at,the plant. In addition, several
years ago, the City drilled a couple of other test wells along Higuera
Street which were not equipped, largely due to the poor water quality.
These wells still exist but we do not know if the City maintains
ownership of the wells.
San Luis Obispo Creek is between the active City wells and the project
wells and is the primary source of recharge to the ground water basin,
Particularly the shallow zones. The basal sand and gravel aquifers
are not as likely to be as productive as the shallow sand and gravel
aquifers. The intermediate aquifer zones encountered at the project
B: %TRC0MZR.LTR
January 12, 1996
1
site do not appear to correlate with aquifer zones to the west. It
should be also noted that the water quality of the wells west of the
highway and east of Higuera Street show significant water quality
differences. This indicates that the recharge to the aquifers in
those two areas could be from different sources, at least in part.
Ground water levels have been monitored in this area by the County of
San Luis Obispo for more than 30 years. The hydrograph from one well
immediately to the south of the subject property shows that water
levels fluctuate between 7 feet and 30 feet below ground surface with
the deepest levels during the drought in 1990. Since then, water
levels have recovered (water levels after 1992 were not available from
the County for this assessment). This water level fluctuation
indicates that an overdraft of this ground water basin does not exist
under current conditions.
Based on these observations, we do not believe that the proposed
amount of pumpage at the T.K. Commercial development property will
have any impact on the active City potable water wells and probably
no impact on the wells at the wastewater treatment plant.
If you have any questions about these findings, please give us a call.
Very truly oyours,
Timothy S. Cleath
Certified Hydrogeologist #81
State of California
H: \TECOHHER.LTR January 12, 1996
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