HomeMy WebLinkAbout02/06/1996, 3 - APPEAL OF THE PLANNING COMMISSION'S ACTION TO APPROVE (ON APPEAL) A PARKING REDUCTION FOR A 5-UNIT COMMERCIAL CENTER AT 5, 9, 11, 13, AND 19 SANTA ROSA STREET (A 93-95). MEETING DATE:
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COUNCIL AGENDA REPORT ITEM NUMBER: /J
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FROM: Arnold Jon ommuFut evelopment Director
By: WhitneycIlvaine, sociate Planner
SUBJECT: Appeal of the Planning Commission's action to approve (on appeal) a parking
reduction for a 5-unit commercial center at 5, 9, 11, 13, and 19 Santa Rosa Street (A 93-95).
CAO RECOMMENDATION
Deny the appeal and uphold the Planning Commission's action to approve the requested parking
reduction allowing the number of parking spaces required for the commercial center at 5 - 19
Santa Rosa Street to be reduced by a total of 30%, or 7 spaces, based on findings and subject to
conditions as recommended in the attached draft resolution for denial.
DISCUSSION
Bac and
Grillco, Inc. is proposing to demolish a small take-out restaurant at 11 Santa Rosa Street (El
Ranchero Taco) and build a new Hudson's Grill take-out restaurant with a nearly equivalent
amount of floor area. Please refer to the site plan. The existing parking situation for the center
is nonconforming with regard to number of spaces required; location of parking spaces; provision
of motorcycle and bicycle parking; disabled access; driveway width, and landscaping.
Improvements proposed as part of Grillco's project would substantially correct existing
deficiencies, but the center would not be in compliance with City parking standards, unless a
parking reduction is approved, as provided for in Section 17.16.060 of the zoning regulations.
Both the Administrative Hearing Officer and the Planning Commission (on appeal) approved a
reduction in the parking space requirement for the center. That approval is being appealed by
Jenann Al Hadad, owner of Kinko's One Hour Photo at 9 Santa Rosa Street, represented by
attorney William McLennan. The appellant's statement is attached. The appellant is objecting to
the parldng calculations and,to the determination that a mixed-use parking reduction is appropriate
at this location. An evaluation of these objections is provided below.
Public Review
On August 4, the Hearing Officer approved a use permit allowing the total number of parking
spaces required for the commercial center at 5 - 19 Santa Rosa Street to be reduced by 30%, or
7 spaces, based on findings that:
► Hours and days of operation for on-site tenants do not coincide;
► Proposed parking lot improvements will substantially correct existing code violations and
hazardous conditions;
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Nii% COUNCIL AGENDA REPORT
A 93-95 appeal
Page 2
The proposed parking reduction, together with improved pedestrian and bicycle access, is
consistent with the Circulation Element and zoning regulations; and
The proposed new restaurant would replace an existing restaurant with essentially the same
square footage.
The approval was subject to conditions requiring a minimum of 17 on-site vehicle spaces, 1
motorcycle space, 1 bike locker and 13 bicycle spaces; submittal of a common driveway
agreement; landscaping; architectural review; building and seating area square footage limits; and
prohibition of car hop service.
The Planning Commission reviewed this project on appeal on September 13, 1995 and continued
action with direction to the applicant to further explore parking solutions.
On December 13, the applicant presented a proposal to designate two of the parking spaces on-site
as short-term(15 minute)spaces and submitted letters from Mid-State Bank and the Zion Lutheran
Church, each stating a commitment to make 7 off-site parking spaces available to benefit the
proposed restaurant. Although the off-site parking does not meet City standards for proximity and
zoning, the Commission recognized that the extra off-site parking for employees would help to
alleviate potential on-site parking congestion.
Commissioners were divided on the viability of the proposed solution. Some doubted whether the
off-site parking would be used. Some felt another use, requiring less parking, would ultimately be
a better addition to the center. Others noted that a new restaurant, proposing only minimal
remodeling instead of new construction, could replace the existing restaurant, maintain its
nonconforming status, and make no improvement to existing parking lot deficiencies.
Four of the seven Commissioners felt the benefits of the project outweighed the potential
disadvantages and voted to deny the appeal and approve the parking reduction, adding one finding
(#7)and one condition(0)to those used in the Hearing Officer's original approval. Please refer to
the Planning Commission resolution and minutes for both the September 13 and the December 13
meetings.
Current ar i g situation
There are currently 17 parking spaces available for tenants of the center - 7 spaces less than
required by zoning regulations. The current layout places one of the 17 spaces partially in the 10-
foot street yard setback. There are no landscape planters along the street frontage to screen parking
or provide a safety barrier between the parking area and the sidewalk. The driveway entrance
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ONGs COUNCIL AGENDA REPORT
A 93-95 appeal
Page 3
exceeds the maximum width standard of 30 feet and is not aligned with the parking lot's traffic
aisle. There is no designated motorcycle parking. An unsecured bicycle rack is located in such a
way that it blocks the sidewalk in violation of accessibility standards.
Parking mquerement
Staff concurs with the parking calculations shown on the plans, requiring 24 vehicle spaces, 1
motorcycle space and 3 bicycle spaces as a baseline requirement for the entire center. The
appellant feels the baseline parking requirement should be increased for both Campus Donuts and
the proposed take-out restaurant, and that the resulting total parking requirement for the center
should be 39 spaces, rather than 24.
The appellant's attorney argues that Campus Donuts should be classified as restaurant for parking
calculations, rather than a bakery. The attached Director's interpretation clarifies the parking
standard for retail sales of food with less than 200 sqft. of seating area. It was developed to
address situations exactly like the one at Campus Donuts where a bakery, take-out deli, or
neighborhood grocery operator wants to include a small amount of seating.
Required Parking
from Table 6
Zoning Ordinance Section 17.16.060
Use Square footage Parking Total requirement
requirement
Campus Donuts 722 1 per 200 sqft.* 3.6 —
Apartment
.6A artment -- 1.5 per bedroom 1.5
Photographic studio 600 1 per 200 sqft. 3
Kinko's 1204 1 per 200 sqft. 6
Take-out restaurant 324 -food prep and 1 per 100 sqft. 3.2
pantry
408 - customer 1 per 60 sqft. 6.8
service area
r_—Total: 24.3 11
* - See attached Director's interpretation.
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COUNCIL AGENDA REPORT
A 93-95 appeal
Page 4
The enclosed seating area immediately adjacent to the bakery is approximately 170 square feet.
The 2 picnic benches outside might put the total seating area over the 200 square-foot threshold
established by the Director, but it appears the proposed parking lot restriping would eliminate one
of the picnic benches, resulting in a total seating area less than 200 square feet. The appellant
maintains that the parking requirement for Campus Donuts should be 15.1 spaces, based on a
calculation of 1 space per 60 square feet for a customer service area that includes indoor seating,
a generous outdoor seating area around the two picnic tables, and the sidewalk in front of the
bakery.
The appellant's representative calculates a 13.35 parking space requirement for the take-out
restaurant by counting the sidewalk in front of the building and the landscape planters in the patio
seating area as customer service areas, and by disputing any exclusion for circulation inside the
food prep area. Staff determined that the exclusion of 70 square feet for circulation is reasonable
since building and fire codes require that this area be kept clear for exiting. To staff s knowledge,
sidewalks and landscape planters have never been counted as customer service areas. If the
sidewalk in front of the restaurant were available for the exclusive use of restaurant patrons, it
might be appropriate to count it as customer use area. But this is not the case. The sidewalk in
front of the take-out restaurant does and would serve as pedestrian access to any of the uses on
site, as does the sidewalk in front of the bakery.
Parking reduction
Zoning regulations state that it is the City's intent to consolidate parking and to minimize the area
devoted exclusively to parking and drives where typical demands may be satisfied more efficiently
by shared facilities. Consistent with that intent, various types of parking reductions - up to a total
reduction of 40% - are allowed by right (additional bicycle parking) or conditionally allowed
(shared-use and mixed-use reductions). This project is requesting a total reduction of 30% - 10%
less than the maximum allowed with use permit approval.
Additional bicycle parking: This project is entitled to a 10% reduction for providing additional
bicycle parking at a ratio of 5 bicycle spaces for each vehicle space to be reduced. Ten
percent of 24 is 2.4. By providing 12 more bicycle spaces than the 3 required as a minimum,
the parking requirement may be reduced by 2.4 spaces (Section 17.16.060 E).
Shared parking reduction: The project meets the criteria for a 10% (2.4 space) shared-use
reduction by virtue of the fact that it is located in a center where more than one use shares
parking with the other uses (Section 17.126.060 B).
Mixed-use reduction: Zoning regulations allow for an additional reduction of up to 20% beyond
the 10% reduction allowed by right for additional bicycle spaces and the 10% allowed with
,y
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COUNCIL AGENDA REPORT
A 93-95 appeal
Page 5
use permit approval for shared-use parking, providing the times of maximum parking demand
from various uses do not coincide. This project is requesting a 10% (2.4 space) mixed-use
parking reduction (Section 17.16.060 Q.
Coincide is defined in the American Heritage Dictionary as "to correspond exactly" versus to
overlap in part. The appellant's attorney argues that because the times of maximum parking
demand for Kinko's and the take-out restaurant may overlap, a mixed-use parking reduction
should not be allowed. Such a narrow interpretation of the mixed-use parking reduction
provisions in the zoning regulations would not be consistent with past interpretations, nor with
other City policies and goals of minimizing land area devoted exclusively to parking and
encouraging alternative modes of transportation.
Typically, the City has allowed mixed-use parking reductions as long as the times of maximum
parking demand for all uses affected did not correspond exactly, recognizing that there may
be times when the maximum parking demand for some of the uses might overlap. Staff has
found that, generally, where hours vary so do peak parking demand times. The narrower
interpretation advocated by the appellant's attorney could conceivably preclude ever using a
mixed-use reduction if even the remotest possibility existed that peak parking demand times
might overlap. In this case, hours of operation and times of maximum parking demand do
overlap but do not correspond exactly.
Hours of Operation
Campus Donuts: 5 am till noon, and 5 pm till 11 pm, 7 days per week during the school
year - Summer hours: 5:30 am till noon only
Photographic Studio: by appointment - days and times vary
Kinko's: 9 am till 6 pm sometimes till 8:00 prn - business varies
Hudson's: 11 am till midnight 7 days a week
Parking and driveway standards
The site plan shows bay width and stall dimensions which are consistent with the City's parking
and driveway standards.
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COUNCIL AGENDA REPORT
A 93-95 appeal
Page 6
Traffic safety and circulation
The appeal statement concludes with the assertion that this project will create a safety hazard for
employees and customers, presumably as a result of increased use of the parking area. Although
more traffic in and out of the center is likely as a result of the new restaurant, improvement to the
existing nonconforming parking lot and driveway entrance - such as aligning the driveway
entrance with the travel aisle and providing a landscaped barrier between the parking lot and the
sidewalk - could actually improve safety. Also, the primary access along Santa Rosa Street is
limited to right turns in and out, thereby avoiding left turns across the flow of traffic.
CONCURRENCES
No other department had any objection to the proposed project. Both Caltrans and the Public
Works Department staff support proposed changes to the driveway entry to the site.
ALTERNATIVE
Uphold the appeal and deny use permit approval of a parking reduction. This action would make
the project proposed by Grilles infeasible unless the applicant is willing to make only minor
modifications to the existing use, and thus maintain non-conforming use status.
Attachments:
Draft resolution for denying the appeal
Draft resolution for upholding the appeal
Appellant's statement
Planning Commission resolution
Vicinity map
Site plan
On- and off-site parking proposal
Photos
Zoning regulations
Director's interpretation
Minutes
wm:1Acc\a93-95.app
RESOLUTION NO. (1996 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS
OBISPO DENYING AN APPEAL OF THE PLANNING COMMISSION'S ACTION TO APPROVE
A 30% PARKING REDUCTION FOR A NEW RESTAURANT AT 11 SANTA-ROSA STREET
(A 93-95)
BE IT RESOLVED by the Council of the City of San Luis Obispo, as follows:
SECTION 1. Findings. The Council, after consideration of the request for a parking reduction
and the appellant's objections, recommendations of the Planning Commission, staff recommendations and
reports thereon, makes the following findings:
1. Since the hours and days of operation for tenants at 5 through 11 Santa Rosa Street will differ for
each tenant, the times of maximum parking demand from the various uses will not coincide
(correspond exactly).
2. The proposed mixed-use parking reduction will not adversely affect the health, safety and welfare
of persons living or working at the site or in the vicinity, especially since the existing
nonconforming parking lot and driveway entrances will be redesigned as shown on the November
25 1995 plans to eliminate existing, potentially hazardous conditions and substantially improve
compliance with City setback, parking, and driveway standards.
3. The proposed parking reduction is consistent with the intent of the parking space requirements in
the zoning ordinance, which is to consolidate parking and to minimize the area devoted
exclusively to parking and drives when typical demands may be satisfied more efficiently by
shared facilities (MC 17.16.060 A).
4. By enhancing pedestrian and bicycle access to a mixed-use site, and bringing vehicular access into
conformance with City standards, the project is consistent with the general plan: specifically, with
the Circulation Element goals of promoting alternative modes of transportation and the safe
operation of all modes of traffic, and with the Land Use Element policy of renovating
streetscapes, landscaping, and building facades in the Foothill Boulevard Area (CE goals 1, 2 &6;
LUE policy 8.2).
5. The proposed use is exempt from environmental review (CEQA Section 15303).
6. The proposed restaurant use will occupy nearly the same area as the existing restaurant to be
replaced.
7. The availability of off-site parking mitigates the potential negative impact of the requested on-site
parking reduction.
SECTION 2. Environmental Determination. The project is exempt under California
Environmental Quality Act Section 15302(b).
o�7
Draft resolution denying the appeal
A 93-95
Page 2
SECTION 3. Action. The appeal is hereby denied and the requested 30% parking reduction,
allowing 7 fewer spaces than would otherwise be required is approved, subject to the following
conditions:
Conditions:
1. A minimum of 17 car spaces, 1 motorcycle space, 1 long-term bicycle space, and 13 short-term
bicycle spaces must be available to uses on site at all times.
2. Landscaped planters in the street yard shall be provided as part of the project, consistent with City
parking and driveway standards to the satisfaction of the Architectural Review Commission.
3. The property owner shall submit a common driveway and access agreement to the Community
Development Department for approval and recordation prior to issuance of any building permit
for this project.
4. The project shall not exceed square footage measurements specified on the August 3, 1995 plans
for the proposed Hudson's Grill take-out restaurant.
5. The project will require review by the Architectural Review Commission.
6. Car hop service is prohibited.
7. The applicant shall install and maintain two short-term, on-site (15 minute) parking spaces, and
shall maintain 7 parking spaces off site available to any employee at the center.
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.
Mayor
Draft.-resolution denying the appeal
A 93-95
Page 3
ATTEST:
City Clerk
APPROVED:-- 7
.
- _ Vii'^
i tto e
RESOLUTION NO. (1996 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS
OBISPO UPHOLDING AN APPEAL OF THE PLANNING COMMISSION'S ACTION TO
APPROVE A 30% PARKING REDUCTION FOR A NEW RESTAURANT
AT 11 SANTA ROSA STREET (A 93-95)
BE IT RESOLVED by the Council of the City of San Luis Obispo, as follows:
SECTION 1. Fines. The Council, after consideration of the request for a parking
reduction and the appellant's objections, recommendations of the Planning Commission, staff
recommendations and reports thereon, makes the following findings:
1. Approval of a parking reduction is not appropriate in this case because the parking demand
generated by the proposed new use will significantly reduce parking currently available to
existing uses.
SECTION 2. Environmental Determination. The project is exempt under California
Environmental Quality Act Section 15302(b).
SECTION 3. Action. The appeal is hereby upheld and the requested 30% parking
reduction, allowing 7 fewer spaces than would otherwise be required is 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.
Mayor
ATTEST:
City Clerk
ld
Draft resolution upholding the appeal
A 93-95
Page 2
APPROVED:
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►i ����IIIQIIIIIIIIIII�I�����Dl��►►���IIII ��� Of SM PIIS OBISPOClt y
APPEAL TO THE CITY COUNCIL
In accordance with the appeals procedures as authorized by Title, 1, Chapter 1.20 of the
San Luis Obispo Municipal Code, the undersigned hereby appeals from the decision of .
-FLA II N/nJCr C' M 7M SS/edrendered on I z"/1 3 /SS
which consisted of the following (i.e., explain what you are appealing and the grounds
for submitting the appeal. Use additional sheets as needed.)
5 WNE ,4 7T74 C-�-J 60 LC-77 Cie
The undersigned discussed the decision being appealed with:
on
Name/Department (Date)
Appellant: K l rJ IL.o S , 4t\,VL P VtJT 61 5;4yI_T4 /205 A S LOi CA
Namelritle Mailing Address (& Zip Code) �13Y0
Ste( - 9 017 57-4-/5'.— X?W
Home Phone Work Phone iso SA-YL-7k1 8A1eA40A
Representative: !�/r -�-��"' �' M GLet3n" 514?j l.✓` S dbr51;q C-o:�
Name/Tdle -Tdy � Mailing Address (& Zip Code) 73 Yo(
,ArFor Official Use Only: �s�
Calendared for bate 8 Time Received:
c: City Attorney
City Administrative Officer
Copy to the following department(s):
OAIJ5
DEC 2 0 1995
CITY CLERK
Original in City Cle*'s Office! SAN LUIS OBISPO.CA
WILLIAM R. McLENNAN
ATTORNEY AT LAW
RAILROAD SQUARE
1880 SANTA BARBARA•SECOND FLOOR
SAN LUIS OBISPO, CALIFORNIA 93401
(805)544-7950
City Clerk December 20 , 1995
City of San Luis Obispo
990 Palm Street
San Luis Obispo, California
93401-3249
Re: Appeal from Planning Commission Hearing
denying appeal of administrative finding
granting parking reduction in A 93-95
Dear Clerk and Council Members,
Kinko's One Hour Photo appeals the Planning Commission's
denial, by a vote of 3 to 4, on December 13, 1995, of its appeal
contesting a parking reduction for the proposed Hudson's Grill at
9 Santa Rosa Street (A 93-95) . Kinko's One Hour Photo continues
to believe and assert that this project has insufficient parking
spaces to meet zoning requirements.
This strip mall presently has 17 parking spaces and fails
to meet existing parking requirements. The proposed Hudson's Grill
envisions the construction of a new restaurant selling alcohol, but
not one new parking space will be added and the existing 17 spaces
will be made narrower (8.6' v. 90 ) .
Approval of this project was only achieved by ignoring
actual measurements of the existing businesses and manipulating
zoning classifications. Political benefits and considerations have
been substituted for compliance with zoning regulations.
The following summary is presented to provide members of
the City Council and its staff with an over-view of objections
raised by Kinko's One Hour Photo to the Hudson's Grill request for
parking reductions. Additional materials will be filed prior to
the hearing.
1. City zoning regulations and administrative guidelines
were violated when the gross number of parking spaces necessary for
this strip mall was calculated.
1
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As one example, Campus Donuts, a tenant in this strip
mall, is a restaurant that requires 15.1 .parking spaces, prior to
allowable reductions, . to meet present zoning regulations.
Obviously, this reality requires this project to either seek a
variance (Chapter 17.60) or provide additional parking for the
strip mall.
Instead, to "make the numbers match" Campus Donuts
became a "bakery" by simply ignoring over 400 square feet of
customer seating area (the criteria for distinguishing a bakery
from a restaurant is 200 square feet of customer seating area) .
Even as a bakery, the actual square footage is too high, so over
200 square feet of outdoor patio dining was simply not included in
square foot calculations and the required parking to square footage
ratio was not utilized.
In addition, the square footage of the proposed Hudson's
Grill Restaurant requires more parking spaces. Specific issue
areas will be discussed in detail in opposition papers that will
be filed.
2. City zoning regulations were violated and Staff
abused its discretion when it found that a 10% non-coincidal
maximum use reduction was appropriate. There was no credible
evidence presented that supported this finding.
To the contrary, ample evidence was presented
demonstrating that maximum uses will coincide. Kinko's One Hour
Photo and the proposed restaurant both experience maximum use at
the lunch and dinner hours.
3 . City zoning regulations were violated when the number
of Motorcycle/bicycle spaces necessary for a parking reduction were
calculated. As previously stated, the gross number of parking
spaces was dramatically underestimated. As such, more bicycle
parking is required to secure the 10% allowable deduction.
4. Finally, as previously discussed, this approved plan
will create a safety. hazard for the employees and customers of this
strip mall.
Sincerely.
William R. McLennan
2
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
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. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
HOUR PHOTO
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9 Santa Rosa Street • San Luis Obispo, CA 93405 • 805.549.8979 �"��
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SAN LUIS OBISPO PLANNING COMNIISSION
RESOLUTION NO. 5168-95
WHEREAS, the Planning Commission of the City of San Luis Obispo did conduct a
public hearing in the City Council Chamber of the San Luis Obispo City Hall, San Luis Obispo,
California, on December 13, 1995, pursuant to a proceeding instituted under application number
A 93-95, Grillco, Inc., applicant.
ADMINISTRATIVE USE PERMIT REVIEWED:
Request to allow a mixed use parking reduction.
PROPERTY DESCRIPTION:
On file in the office of Community Development, City Hall.
GENERAL LOCATION:
11 Santa Rosa Street
GENERAL PLAN LAND USE ELEMENT:
C-N.
PRESENT ZONING:
Neighborhood Commercial.
WHEREAS, said commission as a result of its inspections, investigations, and studies
made by itself, and in behalf of testimonies offered at said hearing, has established existence of the
following circumstances:
1. Since the hours and days of operation for tenants at 5 through 11 Santa Rosa Street will
differ for each tenant, the times of maximum parking demand from the various uses will
not coincide(correspond exactly).
Resolution 5168-95
Page 2
2. The proposed mixed-use parking reduction will not adversely affect the health, safety and
welfare of persons living or working at the site or in the vicinity, especially since the
existing nonconforming parking lot and driveway entrances will be redesigned as shown .
on the August 3, 1995 plans to eliminate existing, potentially hazardous conditions and
substantially improve compliance with City setback, parking, and driveway standards.
3. The proposed parking reduction is consistent with the intent of the parking space
requirements in the zoning ordinance, which is to consolidate parking and to minimize the
area devoted exclusively to parking and drives when typical demands may be satisfied
more efficiently by shared facilities(MC 17.16.060 A).
4. By enhancing pedestrian and bicycle access to a mixed-use site, and bringing vehicular
access into conformance with City standards, the project is consistent with the general
plan: specifically, with the Circulation Element goals of promoting alternative modes of
transportation and the safe operation of all modes of traffic, and with the Land Use
Element policy of renovating streetscapes, landscaping, and building facades in the
Foothill Boulevard Area (CE goals 1, 2 &6;LUE policy 8.2).
5. The proposed use is exempt from environmental review(CEQA Section 15303).
6. The proposed restaurant use will occupy nearly the same area as the existing restaurant to
be replaced.
7. The availability of off-site parking mitigates the potential negative impact of the requested
on-site parking reduction.
NOW, THEREFORE, BE IT RESOLVED that application No. A 93-95 be approved
subject to the following conditions:
1. A minimum of 17 car spaces, 1 motorcycle space, 1 long-term bicycle space, and 13 short-
term bicycle spaces must be available to uses on site at all times.
2. Landscaped planters in the street yard shall be provided as part of the project, consistent
with City parking and driveway standards to the satisfaction of the Architectural Review
Commission.
3. The property owner shall submit a common driveway and access agreement to the
Community Development Department for approval and recordation prior to issuance of
any building permit for this project.
Resolution 5168-95
Page 3
4. The project shall not exceed square footage measurements specified on the August 3,
1995 plans for the proposed Hudson's Grill take-out restaurant.
5. The project will require review by the Architectural Review Commission.
6. Car hop service is prohibited.
7. The applicant shall install and maintain two short-term, on-site(15 minute) parking
spaces, and shall maintain 7 parking spaces off site available to any employee at the center.
The foregoing resolution was approved by the Planning Commission of the City of San Luis
Obispo upon the motion of Commr. Ready, seconded by Commr. Hoffman, and upon the
following roll call vote:
AYES: Ready, Hoffman,Karleskint, Senn
NOES: Kourakis,Whittlesey, Cross
ABSENT: None
Arnold B. Jonas, Secretary
Planning Commission
DATED: December 13, 1995
L.,5168-95
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RECEIVED
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Architecture.Planning.Engineering-Surveying-Interiors-Landscape Architecture �;-+_; o 5 1995
December 1, 1995 Clry OF SAN LUIS OBISPO
13UILDING DIVISION
Ms.Whitney McIlvaine
Community Development Department
City of San Luis Obispo
990 Palm Street
San Luis Obispo,CA 93401
Re: Hudson's Annex Parking Solutions
As a result of the Planning Commission hearing of September 13, 1995, Grillco, Inc. was directed by the
Commission to explore the following possibilities for parking at i i Santa Rosa Street. The issues and
proposed solutions are as follows:
• Utilization of limited-term parking spaces
The property owner has agreed to the designation of two parking spaces for short-term parking.
Refer to the attached exhibit for the proposed locations.
• Off-site parking
Greg Georges, owner of Grillco, Inc. meet with neighboring property owners and has arranged off-
site parking agreements for seven parking spaces at either of two locations; Zion Lutheran Church
located at 1010 Foothill, or Mid-State Bank located at 75 Santa Rosa. Please refer to the attached
agreements.
• Obtaining use of a portion of Texaco's parking
Larry Smith of Farrell, Smyth Realty discussed the possibility of obtaining a portion of the Texaco
parking for use by the other tenants. Texaco was not willing to grant additional parking to the center
without a renegotiation of their lease. It was estimated that the lease renegotiation would take up to
18 months, and it was determined that the results would not be in time to benefit these discussions.
It is our goal to work with the existing tenants to address their concerns regarding the parking. We have
presented these solutions to Kinko's through their representative, Mr. William McLennan, and we will
meet with the other tenants during the following week, prior to the hearing. Please do not hesitate to call
with questions or if you should need additional copies of the exhibits prior to the hearing.
Sincerely,
RRM DESIGN GROUP
Mary McGkath
Architect
Enclosure
cc: Greg Georges,Grillco.Inc.(w/enclosures)
William McLennan(w/enclosures)
Jeffrey Greene,Image West Photography(w/enclosure)
Campus Donuts(w/enclosures)
Larry Smyth,Farrell,Smyth Realty(w/enclosures)
Victor Montgomery,RRM
VA94032/planni
3e-^Snur Hwuera 5!ree:. Sar. _ur-Oosco.Cal:'Urmi 9u:: 5'0;-'541-1794
aov - :rrc S--ee: '.io.eim.Cai:iorn:a 933:= _"4'344-a'9;
RECEIV91)
�/(���Q NO, 0 5 1995
j�TAl�;I_ilF3A1 Cr"of SAN LUIS OBISPG
AI MINISIRATIVEOFFICE?S BUILDING DIVISION
1026 Clave Avevun,Afiaro GaZveA C&LMarrA 93430 805/473.7'100 _• FAX 803/473.7752
November 8, 1995
Mr. C'rregrny Genrgas SENT VIA FAX: (805)5654734
1150 Coast village ltd, Ste. 7.11
Santa Barbara. CA 9:4109
Dear W.Georgas:
T1tizi letter will confirm our agreement to lease to you seven (7) parking spaces in the vacant
pascal at 75 Santa Rvsa Street, San Luis Obispo.California This agreement would be subject to
our usual tetras and wnditions and would be cancelable by us upon six(6)months notice to you.
Cordially,
arrol R. ruett
President
crp/mg
��s
RECEIVED
D,-rc 51995
tQZt•= .�1I �� tt .Cnl�ufr DIVISION
OF SAN
BUILDING DSION
1.010 foon11LL 80VLLWAM$ SAN m
Ioh Oaro. CA 93405-1084
r+i.!MONu(805) 543.8327
November 8. 1995
Gregory Georgas
Hudson's Grill
1187 Coast Village Rd., 1-290
Montecito, CA 93108
Dear Mr. Georgas:
The Board of Trustee's has egreed to your request for the use of 7 parking spaces.
The parking spares would be used Monday through Saturday, 9:00 AM to 6:00 PM by
your staff, as described in your letter we received in October.
For the use of these spaces you agree to make a monthly donation to Zion Lutheran
Church.
There will be an annual review of the conditions of this agreement by our Board one
year from this date. Wo rosorve the right to terminate or change any of the conditions of
the agreement at any time.
Steve Wolf, Chairman
Board of Trustees
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Fences or walls may be placed outside required yards,.
p vided: D. Off-site Parking. The Director may, by approving ar
administrative use permit, allow some or all of the required
1. maximum height is eight feet. parking to be located on a site different from the use. Such
off-site parking shall be within a zone where the use is
2. Whe the wall is connected to and a part of the house, it allowed or conditionally allowed, or within an office,
may be any eight allowed in the underlying zone. commercial or manufacturing zone. It shall be within 300 feet
of the use and shall not be separated from the use by any
C. Where fenc or walls are located on retaining walls, the feature which would make pedestrian access inconvenient or
height of the retat ing wall shall be considered as part of the hazardous. The site on which the parking is located shall be
overall height of the ence or wall; owned, leased or otherwise controlled by the party controlling
the use. (Ord. 1006 1 (part), 1984; Ord. 941 - 1 (part),
D. The Director may t exceptions to these standards 1982: prior code - 9202.5(G))
subject to a finding that no ublic purpose would be served by
strict compliance with these ndards. E. Bicycle and Motorcycle Spaces. Each use or development
which requires 10 or more spaces shall provide,facilities for
E. A public notice shall be post t the site of each proposed parking bicycles and motorcycles at the rate of one bicycle
fence height exception. If anyon informs the Community space and one motorcycle space for each 20 car spaces.
Development Department of a reasons le objection concerning Projects which provide more bicycle and/or motorcycle spaces'
the proposed fence height exception 'thin five days of the than required may reduce the required car spaces at the rate of
posting, the Director shall schedule hearing for the one car space for each five motorcycle or bicycle spaces, up
application as provided for administrative a permits. If no to a 10% reduction.
questions or objections are received by a Community
Development Department within five days aft posting, the F. Requirements by Type of Use. Except as otherwise
Director may issue a letter of approval upon sub 'ssion of all provided in these regulations, for every structure erected or
required information and without further notice or public enlarged and for any land or structure devoted to a new use
hearing. requiring more spaces according to the schedule set out in this
subsection, the indicated minimum number of off-street
(Ord. 1006 - 1 (part), 1984; Ord. 941 - 1 (part), 1982: rior parking spaces located on the site of the use shall be provided.
code - 9202.5(F))
\ t The right to occupy and use any premises shall be contingent
17.16.060 Parking space requirements on preserving the required parking. In no case may required
1` parking spaces for a use be rented or leased to off-site uses or
A. Intent. This section is intended to ensure provision of used for other purposes.
adequate off-street parking, considering the demands likely to
result from various uses, combinations of uses, and settings. Parking, in addition to these requirements, may be required as
It is the City's intent, where possible, to consolidate parking a condition of use permit approval.
and to minimize the area devoted exclusively to parking and
drives when typical demands may be satisfied more efficiently G. Uses Not Listed.
by shared facilities.
The Director shall determine the parking requirement for uses
B. Shared parking reduction. Where two or more uses share which are not listed. His/her determination shall be based on
common parking areas, the total number of parking spaces similarity to listed uses, and may be appealed to the Planning
required may be reduced by up to 10%, with approval of an Commission.
administrative use permit. Where shared parking is located on
more than one parcel, affected parties must record an H. Parking calculations.
agreement governing the shared parking, to the satisfaction of
the Director. 1. The parking requirement is based on the gross floor area of
the entire use, unless stated otherwise.
C. Mixed-use parking reduction. By approving an
administrative use permit,the Director may reduce the parking 2. When the calculation of required parking results in a
requirement for projects sharing parking by up to 20%, in fractional number, it shall be rounded to the next highest
addition to the shared parking reduction, for a total maximum whole number if the fraction is one-half or more; otherwise it
parking reduction of 30%, upon finding that the times of shall be rounded down to the next lowest whole number.
maximum parking demand from various uses will not
coincide.
25
��ilulll IIIIIII�INI��������I� �lullllllllll
IIIII 111111 City Or SM WIS OBISPO
P. ,i�rr� , . Iia 990 Palm Street/Post Office Box 8100 • San Luis Obispo, CA 93403.8100
March 22, 1988
TO: Planners
FROM: Mike Multari
SUBJECT: Parking for Retail Sales of Food
Here's a summary of what we seemed to agree on regarding retail sales of food:
1. An establishment selling prepared food will not be considered a restaurant so long as
any on-site seating arca is incidental to the primary retail function. As a rule of
thumb,.we will use 200 square feet of seating arca as the threshold where a use
starts to look like a restaurant. For purposes of parking, we will count seating
arca at 1/60 square foot and the remainder at 1/200.squarc feet gross, including food
prep. If the use is a restaurant, food prep is counted at 1/100 square feet. Again,
however, some cast-by-case dcscrction/interpretation may be necessary.
2. Outdoor bench seating, if available to the general public, will not be counted as
seating arca for parking calculations. Outdoor table seating will, however.
3. If a food business is largely delivery (cg., Domino's) and we have some clear
understanding that the nature of the business is such, parking may be calculated the
same as a "catering" establishment.
Ask any questions at the next staff meeting. Thanks.
DRAFT
Minutes
SAN LUIS OBISPO PLANNING COMMISSION
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The regular meeting of the San Luis Obispo Planning Commission was called to order on
Wednesday, September 13, 1995 at 7:00 p.m. in the Council Chamber, City Hall, 990 Palm
Street.
-ROLL CALL:
Present: Commissioners Brett Cross, Gilbert Hoffman, Janet Kourakis, Paul Ready,
and Chairman Barry Karleskint
Absent: Commissioners Charles Senn, Mary Whittlesey
Staff Present: Development Review Manager Ron Whisenand, Associate Planner
Whitney McIlvaine, and Assistant City Attorney Cindy Clemens.
ACCEPTANCE
OF AGENDA: The agenda was accepted without objection by unanimous voice vote of
the Commission.
PUBLIC COMMENTS ON NON-AGENDA ITEMS:
No public comments were made.
PUBLIC HEARING:
1. 11 Santa Rosa Street: A 93-95: Appeal of an Administrative Use Permit approval to
allow a mixed use parking reduction; C-N Zone; Grillco, Inc., (Greg Georgas), applicant.
Associate Planner McIlvaine presented the staff report.
Commissioner Kourakis asked staff to explain the seven-space reduction in parking.
Associate Planner McIlvaine referred the Commission to Page 3 and 4 of the staff report. She
stated there is an allowance in the zoning regulations for a 10% parking reduction based on uses
sharing a common parking lot. In this case, the hearing officer granted the 10% shared-use
parking reduction and an additional 10%reduction for mixed use.
Planning Commission Meeting Minutes .
September 13, 1995
Page 2
Commissioner Cross asked staff if the additional bike parking is by right and not subject to
review.
Associate Planner McIlvaine stated additional bicycle parking is applied cumulatively to the whole
center and is by right.
PUBLIC COMMENTS:
Bill McLennan, 1880 Santa Barbara St., on behalf of Kinko's, distributed his report to the
Commission and staff. He stated this project will bring massive changes to a facility which
already has parking problems. This parking lot is also impacted by the gas station next door.
There is a big discrepancy between his calculations and Hudson's on the number of required
parking spaces. He stated Campus Donut Shop has been reclassified as a retail store. This
reclassification is inappropriate and he is in dispute of it. He stated the gross square footage of
the restaurant is inaccurate. A walkway and the patio landscaping should be included in the total
square footage. This is a heavily used parking lot which is bottle necked with traffic at peak
periods. This project should not be approved. Mr. McLennan presented a video-taped
demonstration to the Commission and offered to answer any questions.
Commissioner Ready asked Mr. McLennan if his parking calculation of 28.8 spaces is based on
the various demands of the existing uses and the proposed uses.
Mr. McLennan stated the 28.8 spaces are conceded. That's the lowest he feels the number should
go. A mistake has been made in the plans and the law is misapplied. Hudson's has used the
wrong formula for calculating the square footage for the dining area.
Commissioner Ready asked Mr. McLennan if there is an agreement in his lease for designated
parking spaces. Mr. McLennan stated no, there is not.
Commissioner Ready asked Mr. McLennan about the reduction in width of the parking spaces..
Mr. McLennan stated parking spaces will be reduced in width from 9'to 89".
Chairman Karleskint asked staff to address the differences between eating areas of Campus
Donuts and Hudson's. _
Associate Planner McIlvaine stated attached to the report is the Director's interpretation of
parking for retail sales of food. If the seating area exceeds 200', then it will begin to be counted a
1 per 60 square feet. When determining customer service area, hallways, dead storage space, and
restrooms are not specifically figured into the calculations.
Planning Commission Meeting Minutes
September 13, 1995
Page 3
Jeff Green, owner of Image West Photography, stated his business requires a minimum of parking
spaces. He concurs with the feeling of Kinko's. The dynamics of this particular parking lot are a
veritable nightmare. It is extremely congested during the peak-use periods. With Hudson's patio
seating and service of beer and wine, their customer's durations of stays will be increased. The
parking situation needs to be resolved. He stated the turnover rate for parking spaces will be
lowered. The increased volume of parking and inconvenience will cause customers to do their
business elsewhere in the city. Overflow customers from Burger King and Texaco also use this
parking lot. Given the nature of the lot with it's entrances and exits, it has become a shortcut for
eastbound traffic on Foothill. Mr. Green feels that speed bumps need to be installed. He offered
to answer any questions.
Commissioner Cross asked how many employees Mr. Green has. Mr. Green stated he has one
employee and Campus Donut's has five.
Cody Williams, Grover Beach, technical manager of Kinko's, stated he was hired in December of
1984. He stated the parking area will be inadequate.
Commissioner Cross asked how many employees are working per each shift. Mr. Williams stated
there are 3 to 6 employees on duty per each shift.
Greg Georgas, owner of Hudson's Grills in San Luis Obispo, Ventura, Santa Barbara, and Santa
Maria, 1150 Coast Village Rd., Santa Barbara, stated only a limited menu will be served at this
location. It will not be a full-service restaurant. Hudson's is a quality establishment. Hudson's
has been located in San Luis for over seven years. Over 80% of the patronage is for food service
only, not alcohol. Mr. Georgas stated all they're doing is upgrading and replacing ari existing
restaurant with basically the same square footage. This project will be an upgrade for the center
and a good support for Cal Poly.
Commissioner Cross asked how many employees will be employed. Mr. Georgas stated
approximately four to five.
Mary McGrath, representing Hudson's, 3026 S. Higuera, San Luis Obispo, stated the existing
parking lot is not in compliance in several areas. They will be fixing a conditional parking setback
that is not easily accessed. They will be fixing the driveway alignment and the first five parking
spaces. This project will be fixing a lot of the safety issues that have come up. The existing
parking area will be restriped. The existing handicap zone will be widened. She stated evidence
supporting Hudson's parking calculations has been submitted. The bicycle racks will provide
parking for the entire center. The proposal before the Commission brings the existing parking lot
up to standard and makes it much safer. She offered to answer any questions.
Commissioner Cross asked for clarification of the access for bicycle parking. Ms. McGrath stated
Planning Commission Meeting Minutes
September 13, 1995
Page 4
the bicycle parking area will be easily accessible from the sidewalk.
Victor Montgomery, R&M Design Group, brought forward a comment from Rick Lawhead, a
neighbor of the proposed Hudson's, who is in favor of the redevelopment. Mr. Montgomery
stated the restaurant predates most of the other uses there, besides the donut shop. They are
replacing a restaurant which exists and predates the Kinko's use. He is concerned about some of
the parking representations that have been made by the appellant. He offered to answer any
questions.
Larry Smith, representing Mr. Martin Polin, stated Mr. Polin has owned the property for
approximately 30 years. At some point there is going to be a need to remodeling every business
there. Hudson's will be helping by accomplishing this remodeling.
Commissioner Hoffman asked Mr. Smith if Mr. Polin owns the entire corner including the gas
station. Mr. Smith stated he does.
Associate Planner McIlvaine stated the previous Use Permit for Texaco shows an access easement
through to Foothill Blvd.
Commissioner Cross stated this is a Use Permit which gives the Commission significant latitude
within the zoning regulations. He asked if parking spaces can be delineated for specific businesses
on the property.
Associate Planner McIlvaine stated the zoning regulations note that where there has been a
reduction of required parking, all resulting spaces must be available for common use and not
exclusively assigned to any individual use.
Commissioner Ready asked staff if the Commission has the ability to limit designated parking
spaces to short-term parking.
Assistant Planner McIlvaine stated that could be added as a condition of approval.
COMMISSIONER'S COMMENTS:
Commissioner Cross stated this site doesn't have enough parking.
Commissioner Kourakis asked staff if Texaco is or isn't an appropriate consideration for this
application.
Associate Planner McIlvaine stated it is not. Texaco is on a separate lot and was never made part
of this application.
Planning Commission Meeting Minutes
September 13, 1995
Page 5
Commissioner Kourakis asked is circulation is considered in the parking reductions. Associate
Planner McIlvaine answered yes.
Commissioner Kourakis asked staff to explain the shared parking lot.
Associate Planner McIlvaine referred Commissioner Kourakis to the staff report.
Commissioner Hoffman asked staff where the shared parking regulations could be found.
Associate Planner McIlvaine stated this can be found in the Zoning Regulations.
Commissioner Cross stated this project requires an Administrative Use Permit and determination
is left up to the Planning Commission.
Commissioner Kourakis stated she is having a hard time justifying the parking reductions. This is
a difficult and crowded parking lot.
Development Review Manager Whisenand stated there is a large student population in the area.
Many of the students would be walking to this location as opposed to driving.
Commissioner Cross asked staff if the Commission has the ability to require that landlord
designate certain parking spaces for limited-time parking.
Assistant City Attorney Clemens stated yes. Before this might be done, the Commission may
want to continue this item to allow discussion between the property owner and the business
owners.
Commissioner Cross stated this will be a successful business but it will have a significant impact
on the other businesses. Hudson's patrons will take up most of the parking.
Chairman karleskint stated he is concerned that off-site parking hasn't been considered for the
employees. The Texaco Station should work with the land owner and the other business owners
on the parking situation.
Commissioner Kourakis stated that her parking concerns have not been addressed.
Commissioner Ready made a motion to deny the appeal and approve the project based upon the
findings and conditions made at the Administrative Hearing. The motion was seconded by
Commissioner Hoffman.
AYES: Commissioners Ready and Hoffman.
e
Planning Commission Meeting Minutes
September 13, 1995
Page 6
NOES: Commissioner Kourakis, Cross, and Chairman Karleskint.
ABSENT: Commissioners Whittlesey and Senn
ABSTAIN: None.
Commissioner Ready made a motion to continue action on this item to October 25th, 1995, with
the direction to staff to provide information to the Commission on time-limited parking, off-site
parking, and the use of Texaco's parking spaces. The motion was seconded by Chairman
Karleskint.
AYES: Commissioners Kourakis, Hoffman, Ready, and Chairman Karleskint.
NOES: Commissioner Cross
ABSENT: Commissioners Senn and Whittlesey
ABSTAIN: None.
AGENDA FORECAST:
Development Review Manager Whisenand presented an update on future agenda items to the
Commission.
ADJOURNED at 9:45 to a regular meeting of the Planning Commission scheduled for
September 27, 1995 at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street.
Respectfully submitted,
Leaha K. Magee
Recording Secretary
Draft
CITY OF SAN LUIS OBISPO
PLANNING COMMISSION MEETING M]NUTES
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The regular meeting of the San Luis Obispo Planning Commission was called to order at 7:00 p.m.
on Wednesday,December 13, 1995 in the Council Chamber of City Hall, 990 Palm Street, San Luis
Obispo, California.
ROLL CALL:
Present: Commissioners Janet Kourakis, Gilbert Hoffman, Charles Senn,Brett Cross,
Mary Whittlesey,Paul Ready, Barry Karleskint
Absent: None.
Staff Present: Associate Planner, Whitney McIlvaine, Development Review Manager,
Ronald Whisenand, Assistant City Attorney, Cindy Clemens, and Daniel
Gilmore, Utilities Engineer.
ACCEPTANCE
OF AGENDA: The agenda was accepted as printed.
ACCEPTANCE OF
THE MINUTES: The minutes of August 9, 1995 and November 8, 1995 were accepted as
amended. The minutes of September 13, 1995 were accepted as presented.
PUBLIC COMMENTS ON NON-AGENDA ITEMS:
No public comments were made.
PUBLIC HEARING:
1. 11 Santa Rosa Street: A 93-95: Appeal of an Administrative Use Permit approval to allow
a mixed use parking reduction; C-N Zone; Grillco, Inc. (Greg Georgas), applicant.
Associate Planner McIlvaine presented the staff report.
Commissioner Cross asked why car hop service is prohibited.
Associate Planner McIlvaine stated that was a condition that was in the original approval.
��S
Planning Commission Meeting
December 13, 1995
Page 2
Commissioner Senn stated he was absent at the last hearing but has listened to the tapes.
PUBLIC COMNMNTS:
Bill McLennan, 1880 Santa Barbara St., San Luis Obispo, representing Kinko's, stated the parking
lot is viewed as being seriously under parked. He objects to the findings made by staff because the
zoning regulations were not followed. He stated there is a problem related to the mixed-use
reduction. The reduction is inappropriate in this case. It is a small parking lot with 17 spaces and
two businesses which will constantly be bumping heads. He believes the gross number of parking
spaces required for this strip mall is substantially higher than indicated. He stated the, Campus
Donuts should be classified as a restaurant requiring 15 spaces rather than a bakery requiring 3.6
spaces. Mr. McLennan feels the most viable solution is to include the spaces used by Texaco. He
stated that the landlord of this property will benefit from this project and so should bear the burden
of making this work As to time-limited parking, four spaces would be more reasonable than the two
proposed. The off-site issues were addressed in the staff report, and they simply don't comply with
the zoning laws. He said granting the appeal will make this a better project and solve the problem.
Mr. McLennan offered to answer any questions.
Commissioner Whittlesey asked how the Hudson's project differs from the existing situation with
regard to the mixed-use parking.
Mr.McLennan stated building and zoning laws require that present zoning laws be met when there
is more than 50% improvement to the value of the structure. There is a need for adequate parking.
Victor Montgomery, 3026 S. Higuera St., on behalf of the applicant, stated he has pursued the
off-site and short-term parking issues. The applicant is proposing to rebuild the parking lot and
driveway. Mr. Montgomery stated the new building will be at the City's gateway and will be an
improvement for the area.
Mary McGrath, RRM Design Group, 3026 S. Higuera, presented overhead displays to the
Commission. She stated this project will see a lot of walk-in traffic and that there will be quite a
number of bike parking spaces as part of 10% parking reduction. She presented a parking survey
summary exhibit to the Commission, dated September 18th and 25th when Cal Poly was in session.
She passed out photos of the parking lot to the Commission. She offered to answer any questions.
Luny Smyth,with Farrell Smyth Real Estate, stated in talking with Texaco, they have acknowledged
there is currently crossover use between the center and Texaco. In talking about getting some
exchisive-use spaces for the center, Texaco proposed to the owner a willingness if the owner would
�'�lo
Planning Commission Meeting
December 13, 1995
Page 3
grant them two five-year leases. Mr. Smith stated the owner is not willing to do this. Mr. Smith
offered to answer any questions.
Victor Montgomery stated the conditions and findings as proposed by staff are acceptable.
Commissioner Senn asked Mr. Montgomery if beer and wine will be sold at this location. Mr.
Montgomery answered yes.
Commissioner Kourakis asked Mr. Montgomery if sees any impacts on Kinko's.
Mr.Montgomery stated the impacts will be beneficial. The parking lot is going to be reconstructed,
the driveway will be modified, and there will be short-term parking spaces directly in front of Kinko's.
Mr. McLennan stated he is asking Hudson's to follow the law; if they want an exception to the
parking requirement,they need to file an application for a variance;there is not enough parking; and
the calculations for the are wrong.
Seeing no further speakers come forward, the public comment session was closed.
COMMISSIONER'S COMMENTS:
Commissioner Kouralds asked staff to respond to the exception to the parking requirements requiring
a variance and the concern for proper administration of the law for how Campus Donuts is calculated.
Assistant City Attorney Clemens stated there are exception procedures set forth in the code that are
not on the same level as a variance. Three different exceptions are the bicycle parking, the joint-use,
and the mixed-use reductions. Exceptions are not the same as a variance. Our code allows for
exceptions, and the applicant is choosing to apply for the exceptions.
Associate Planner McIlvaine stated that parking calculations are based on current parking standards
and existing and proposed uses.
Commissioner Cross asked staff to differentiate between the shared-use and mixed-use reductions.
Associate Planner McIlvaine stated a shared use parking reduction may be appropriate in case where
more than one tenant or business share the same parking lot. That's really the only criteria that's
evaluated in granting or not granting the 10%reduction. Approval of mixed-use parking reductions
goes a step further, requiring a determination about tenants' hours of operation, peak hours, or
whether or not and to what extent their uses and parking demands are likely to coincide.
Planning Commission Meeting
December 13, 1995
Page 4
Commissioner Whittlesey expressed concern regarding the nonconformity and stated the same
parking issues still exist.
Commissioner Cross stated this is an appropriate project but zoning regulations for parking are not
being met.
Commissioner Ready stated staff has presented three bases for allowing a percentage of parking
reduction. The numbers work and are based on facts. The applicant has identified two spaces for
short-term parking and a number of places for employee parking.
Commissioner Hoffman concurred with Commission Ready. With the approval of the parking
reductions, the requirements will be met. There will be an improvement with the project and
problems which exist now will be corrected. They are getting at the required number with the three
exceptions.
Commissioner Senn expressed concerns regarding the sale of alcohol and a customer's length of stay.
FURTHER PUBLIC COMMENTS:
Greg Georgas, Grillco Inc., stated if the serving of alcohol is an issue and it's going to affect traffic,
he has no problem with serving beer only after 6:00 p.m.
Seeing no further speakers come forward, the public comment session was closed.
COMMISSIONER'S COMMENTS:
Commissioner Whittlesey made a motion to uphold the appeal and deny the approval of the use
permit parking reduction. Corfimissioner Senn seconded the motion.
AYES: Commissioners Whittlesey,Kourakis, and Cross.
NOES: Commissioners Senn, Hoffman,Ready, and Chairman Karleskint.
ABSTAIN: None.
Commissioner Ready made a motion to uphold the decision.of the Administrative Officer and deny
the appeal based upon the findings and conditions set forth in Items#I through#7. The motion was
seconded by Commissioner HoSman
AYES: Commissioners Ready, Hoffman, Senn, and Chairman Karleskint.
NOES: Commissioners Kourakis, Cross, and Whittlesey. .
ABSTAIN: None.
3
WILLIAM R. A N MEETING AGENDA
DATE �ITEM #
'
ATTORNEY AiT LAW LAW
RAILROAD SOUARE
1880 SANTA BARBARA•SECOND FLOOR
SAN LUIS OBISPO, CALIFORNIA 93401
(805)544-7950
Kim Condon January 30 , 1996
Assistant City Clerk
City of San Luis Obispo
990 Palm Street
San Luis Obispo, California
93401-3249
Re: Appeal from Planning Commission Hearing
granting parking reductions to Grillco
(Hudson's Grill) in A 93-95
Dear Ms. Condon,
Please be advised that Kinko's One Hour Photo (J.A.M.
Photo Inc. ) is withdrawing its appeal of the Planning Commission
ruling regarding the parking reductions granted to Grillco at 11
Santa Rosa Street in San Luis Obispo. This matter is presently
scheduled for City Council hearing on February 6 , 1996.
Thank you again for your assistance in this matter.
Please contact me immediately if you have any questions or need any
additional information.
Sincerely
William R. McLennan
FCAO
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