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Home My WebLink About07/23/1996, 4 - TA 64-96: TEXT AMENDMENT TO ALLOW MECHANICAL CARWASHES IN THE NEIGHBORHOOD COMMERCIAL (C-N) ZONES. TA 64=96 Citywide C-N zones requitement restricted fair competition. CONCURRENCES No other departments had any concerns with the.request. FISCAL IMPACT Allowing mechanical caivvashesin the Neighborhood Commercial zones should.:have no noticeable effect on the City's fiscal health. ALTERNATIVES The City.Council may approve the;amendment, with other limitations or with none. The Council-may continue discussion, with direction.. The Council may deny the amendment, based on finding it inconsistent with City policies (Council = should state specific reason). Attachments Draft ordinance Planning Commission report and.attachments Letter from citizen in opposition. ORDINANCE NO. (1996 SERIES) AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO AMENDING THE ZONING REGULATIONS TEXT TO ALLOW MECHANICAL CARWASHES IN THE NEIGHBORHOOD COMMERCIAL ZONE UNDER CERTAIN CIRCUMSTANCES,AND REMOVING THE 1,000-FOOT SPACING REQUIREMENT FOR CARWASHES IN THE TOURIST COMMERCIAL ZONE. (TA 6496) WHEREAS, the Planning Commission conducted a public hearing on June 26, 1996 and recommended approval of amendments to the City's Zoning Regulations; and WHEREAS, the City Council conducted a public hearing on July 23, 1996 and has considered testimorry of other interested parties,the records of the Planning Commission hearing and action, and the evaluation and recommendation of staff, and WHEREAS, the City Council finds that the proposed revisions are consistent with the General Plan, the purposes of the Zoning Regulations, and other applicable City ordinances; and WHEREREAS,the City Council has considered the draft Negative Declaration of environmental impact as prepared by staff and reviewed by the Planning Commission; BE IT ORDAINED by the Council of the City of San Luis Obispo as follows: SECTION 1.The City Council finds and determines that the project's Negative Declaration with Mitigation adequately addresses the potential significant environmental impacts of the proposed text amendment to the Zoning regulations, and reflects the independent judgment of the City Council. The Council hereby adopts said Negative Declaration with Mitigation and incorporates the following mitigation measure, as amended by the Planning Commission, in the project: The zoning regulations should be amended to allow mechanical carwashes in the C-N zone, with approval of a use permit similar to that required for carwashes in the Tourist Commercial (C-T) zone. The carwash is allowed only in conjunction with and incidental to service stations. SECTION 2. Section 17.22.010 (Table 9) is hereby amended by changes to the"Catwash- mechanicar'row in the table, and by the modifications to footnote 9, as follows: USE R-1 R-2 R-3 R4 C/OS O PF, C-N. C-C I C-R I C-T I C-S M Carwuh- I I PC' ID I D Notes: y3 Ordinance No. (1996 Series) Page 2 9. In thojaW C-T zone'@, car washes are allowed only in conjunction with and incidental to services stations, C-Und provi 112t 110 Other car wash is located witirin f OW feet of flit-site. SECTION 3. A summary of this ordinance,together with the names of the Council Member voting for and against, shall be published at least five (5) days prior to its final passage, in the Telegram-Tribune, a newspaper published and circulated in this City. This ordinance shall go into effect at the expiration of thirty(30) days after its final passage. INTRODUCED AND PASSED TO PRINT by the Council of the City of San Luis Obispo at a meeting held on the 23rd day of July, 1996, on motion of seconded by and on the following roll call vote: AYES: NOES: ABSENT: ATTEST: City Clerk Mayor Allen Settle APPROVED: *io ey y�y CITY OF SAN LUIS OBISPO PLANNING COMMISSION STAFF RE RT irEM BY: Judith Lautner, Associate Planner,. MEETING DATE: June 26, 1996 FROM: Ron Whisenand, Development R view Manag FILE NUMBER: TA 64-96 PROJECT ADDRESS: Citywide Neighborhood Commercial (C-N) zones SUBJECT:Text amendment to allow mechanical carwashes in Neighborhood Commercial (C-N) zones. RECOMMENDATION Review the Initial Study of Environmental Impacts and recommend approval of the amendment, as modified to require a Planning Commission use permit and to require that such carwashes be an incidental use to a service station. BACKGROUND Situation. The applicant wants to add a mechanical carwash to a service station on the comer of Madonna Road and Los Osos Valley Road. That station is in the C-N zone. Mechanical carwashes are not allowed in the C-N zone. The applicant has therefore requested an amendment to the regulations to allow carwashes in the C-N zone. Amendments to the Zoning Regulations are acted upon by the City Council. The Planning Commission's action is a recommendation to the City Council for approval or denial. Data Summary Address: Citywide Neighborhood Commercial (C-N) zones. Applicant: Shell Oil Company Property owners: Various Representative: A & S Engineering Zoning: Neighborhood Commercial (C-N) zones citywide General Plan: Neighborhood Environmental status: Negative Declaration with Mitigation recommended by the Director June 18, 1996. Final action on the environmental initial study will be taken by the City Council. Project action deadline: There are no State-mandated deadlines for legislative actions, like zoning text changes. y-s TA 64-96 Citywide C-N zones Page 2 Project Description The project is an amendment to the zoning text, specifically to the use chart (Table 9): USE R-1 I R-2 R-3 I R-4 C/OS O PF C-N C-C C-R C-T C-S M macm PC, . D D EVALUATION 1. Service station carwashes seem appropriate for this zone. The C-N zone is intended for uses that will serve the surrounding residential neighborhood. Self-service carwashes are already allowed in this zone, with approval of an Administrative Use Permit. Large-scale carwashes would not be appropriate, because of the noise and the need to draw customers from the entire city. However, small incidental one-stall carwashes that are a part of a service station would be appropriate. 2. The applicant's request is not specific. The representative applied'for a text change but did not specify any limitations on the use. Therefore, staff has assumed that the request is to allow carwashes outright in the C-N zone. The "project description", above, represents the request in this fashion. 3. Review should be required, and carwashes limited to service stations. Mechanical carwashes in the C-N zone should be restricted to those that are,incidental to the primary use of service station, and should require use permit review to allow assessment of noise, queuing, and any other site-specific issues. Staff's recommendation, then, is to recommend approval of the following change: USE R-1 R-2 R-3 R4 C/OS 1 O PF I GN C-C C-R C-T C-S M Cmwuh- 9 9 PC PC D D Notes: 9. In the,.. 'AC zones, car washes are allowed only in conjunction with and incidental to services stations, and provided that no other car wash is located within 1000 feet of the site. G TA 64-96 Citywide C-N zones Page 3 ALTERNATIVES The Planning Commission may recommend denial of the request, based on finding it not consistent with the General Plan (PC state reason). The Commission may recommend approval of a modified text amendment. The Commission may continue action. Direction should be given to staff. OTHER DEPARTMENT COMMENTS Other departments had no concerns with the text change request. RECOMMENDATION Review the environmental initial study and recommend approval of a text amendment that allows carwashes in the C-N zone with approval of a Planning Commission use permit, subject to a limitation that mechanical carwashes be allowed in this zone only in conjunction with and incidental to service stations, and a requirement that the carwash not be closerthan 1000 feet from any other carwash. Attached: Excerpt from Uses Allowed chart (Table 9), showing carwashes Environmental initial study �1� ffTable 9-Uses Allowed by Zone R-I R-2 R-4 oil PF C-N C-C C-R C-S M Crwas Carwash-mechanical D Carwas� XX Carwash-self-service D D A 'ZM Catering services D A A Cemeteries, mausoleums, %N'. X. PC PC -P PC PC i* Z! W columbariums X: R, F Christmas tree sales(see Section sox: 17.08.010D) Churches, synagogues, temples, D D A D A etc. X. Circus, carnival,fair,festival, D D D parades (See Section 17.08.01 01 OE) Computer services A A A Concurrent sales of alcoholic D D w D beverages and motor fuel(See Section 17.08.100) ..... ........ A Construction activities (see A A A ;..s Section 17.08.010G) A A ::A mx�l X.A.. Contractor's yards wif X; A PC D Convalescent hospitals PC D Is Convents and monasteries PC A D qr Credit reporting and collection Xu A A A Credit unions and finance A ..... .......... A companies v:f ii zexx D � ay Care � -family day care homes(see A:`: A A A A Section17.080.100) X V& Xxx - D Y care center 17 ......Iti X. A A A D D A Delivery services D A Detective ands services A ...... ii .. A A Drive-intheaters ............ Dwellings (See also Sec. 17.55- A A A3 A/D Mixed Use Zone) A/D K* ...... ........... Educational conferences (see D Section 17.08.010H) D Employment agencies A yi; A Equipment rental -0 A Exterminators and furnigators X I.RN A x. Feed stores and farm supply sal es PC X : . F. x. A Florists Fraternities and sororities ..... X PC A = Allowed D = Director's approval required PC = Planning Commission approval required A/D = Director's approval on ground floor; allowed above. The Director shall determine if a proposed,unlisted use is similar to a listed use. Numbered notes are at end of chart. 41 Al-9' . IIIIIII Illu�llllll�l II lll�lll�llJ ��II�IIII VIII .,i:,;i III �I I Cl of �� oBispo 990 Palm Street, San Luis Obispo, CA 93401-3249 INITIAL STUDY ER 64-96 Citywide C-N Zones 1 . Project Title: Shell Oil Zoning text amendment 2. Lead Agency Name and Address: - City of San Luis Obispo 990 Palm Street San Luis Obispo, CA 93401 3. Contact Person and Phone Number: Judith Lautner, Associate Planner (805) 781-7166 4. Project Location: Citywide Neighborhood Commercial (C-N) zones 5. Project Sponsor's Name and Address: Shell Oil Company 5850 Canoga Ave. #300 Woodland Hills, CA 91367 6. General Plan Designation: Neighborhood 7. Zoning: All Neighborhood Commercial (C-N) zones inside the city 8. Description of the Project: The project is a change to the zoning regulations chart (Table 9, section 17.22). Currently, mechanical carwashes are allowed in three zones: in the Tourist /O The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. L, v Telecommunications Device for the Deaf(805) 781-7410. II � city of sAn tuis oBispo 990 Palm Street, San Luis Obispo, CA 93401-3249 Commercial (C-T) zone, with approval of a Planning Commission use permit, provided the carwash is a part of a service station; and in the Service Commercial (C-S) and Manufacturing (M) zones, with approval of an Administrative Use Permit (no special provisions). The text change would allow carwashes in the Neighborhood Commercial (C-N) zone as well. 9. Surrounding Land uses and Setting: _ The site is all C-N zones in the city. Such zones exist in several areas: the Laguna Lake shopping center site, most of the commercial land on Foothill Blvd, an area near the intersection of Broad and South Streets, the Laurel Lane shopping center, the Scolari's center on the corner of Johnson and Marsh, and a few other isolated properties. All C-N zones are next to residential areas. This zone is intended to support uses that will be beneficial to the surrounding neighborhood. Most of the C-N zones in the city, therefore, are dominated by neighborhood-serving uses like grocery, drug, and liquor stores, laundromats and dry cleaners, and miscellaneous retail stores. f.' 10. Other public agencies whose approval is required (e.g. permits, financing approval, or participation agreement). No other agencies have approval rights for this text change. /rrO� The City of San Luis Obispo is committed to include the d?sabled in all of its services, programs and activities. V` Telecommunications Device for the Deaf(805) 781-7410. y/� ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. X Land use and Planning Biological Resources Aesthetics Population and Housing Energy and Mineral Cultural Resources Resources Geological Problems Hazards Recreation Water Noise Mandatory Findings of Significance Air Quality Public Services Transportation and Utilities and Service Circulation Systems DETERMINATION: ; On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there x will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION WITH MITIGATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a significant effect(s) on the environment, but at least one effect (1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a "Potentially Significant Impact" or "Potentially Significant Unless Mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects (1) have been analyzed in an earlier EIR pursuant to applicable standards and (2) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project. June 18, 1996 SigKatuW Date Ronald Whisenan , Development Review Manager Arnold Jonas, Community Development Dir. Printed Name For EVALUATION OF ENVIRONMENTAL IMPACTS: 1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e. g. the project falls outside a fault rupture zone). A "No Impact" answer should-be explained where it is based on project-specific factors as well as general standards (e. g. the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). 2) All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3) "Potentially Significant Impact' is appropriate if there is substantial evidence that an effect is significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from:Potentially Significant Impact" to a "Less than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section 17, "Earlier Analysis," may be cross- referenced). 5) Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CECA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063 (c) (3) (D). Earlier analyses are discussed in Section 17 at the end of the checklist. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g. general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 4 J1-12- Issues and Supporting Information Sources Sources Potentially Potentially Less Than No Significant Significant Significant Impact ER 64-96 Issues Unless Impact Citywide Neighborhood Commercial (C-N)zones page 5 Mitigation Incorporated 1. LAND USE AND PLANNING. Would the proposal: a) Conflict with general plan designation or zoning? 1 X The Land Use Element (LUE) says (Section 3.5.): The city should have areas for Neighborhood Commercial uses to meet the frequent shopping demands of people living nearby. Neighborhood Commercial uses include grocery stores, laundromats, and drug and hardware stores. Neighborhood commercial centers should be available within about one mile of all residences. These centers should not exceed about eight acres, unless the neighborhood to be served includes a significant amount of high density residential development. 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. Large independent mechanical carwashes may not be a use that is consistent with this type zoning, as this type carwash usually attracts customers from other parts of town. Smaller carwashes, such as those automatic carwashes associated with service stations, however, would be able to serve the surrounding neighborhood as well as visitors. Such a use is consistent with the "neighborhood-serving" intent of the C-N zone. ^onclusion: May be significant. Recommended mitigation: The zoning regulations should be amended to allow mechanical carwashes in the C-N zone, with approval of a use permit similar to that required for carwashes in the Tourist Commercial (C-T) zone. The carwash is allowed only in conjunction with and incidental to service stations, and provided that no other car wash is located within 1000 feet of the site. b) Conflict with applicable environmental plans or policies X adopted by agencies with jurisdiction over the project? c) Be incompatible with existing land use in the vicinity? X Use permit review would assure that each carwash is compatible with existing land uses in the vicinity. d) Affect agricultural resources or operations (e.g. impact to X soils or farmlands, or impacts from incompatible land uses)? e) Disrupt or divide the physical arrangement of an X established community (including a low-income or minority community)? 2. POPULATION AND HOUSING. Would the proposal: a) Cumulatively exceed official regional or local population X projections? 'I Induce substantial growth in an area either directly or X indirectly (e.g. through projects in an undeveloped area or major infrastructure? 5 �/3 Issues and Supporting Information Sources sources Potentially Potentially Less Than No ER 64-96 Significant Significant Significant Impact Citywide Neighborhood Commercial IC-N)zones Issues Unless Impact page 6 Mitigation Incorporated c) Displace existing housing, especially affordable housing? X 3. GEOLOGIC PROBLEMS. Would the proposal result in or expose people to potential impacts involving: a) Fault rupture? X b) Seismic ground shaking? X c) Seismic ground failure, including liquefaction? X d) Seiche, tsunami, or volcanic hazard? X e) Landslides or mudflows? X f) Erosion, changes in topography or unstable soil conditions X from excavation, grading or fill? g) Subsidence of the land? X h) Expansive soils? X i) Unique geologic or physical features? X 4. WATER. Would the proposal result in: a) Changes in absorption rates, drainage patterns, or the X rate and amount of surface runoff? b) Exposure of people or property to water related hazards X such as flooding? c) Discharge into surface waters or other alteration of X surface water quality (e.g. temperature, dissolved oxygen or turbidity? d) Changes in the amount of surface water in any water X body? e) Changes in currents, or the course or direction of water X movements? f) Change in the quantity of ground waters, either through X direct additions or withdrawals, or through interception of an aquifer by cuts or excavations or through substantial loss of groundwater recharge capability? g) Altered direction or rate of flow of groundwater? X h) Impacts to groundwater quality? X i) Substantial reduction in the amount of groundwater X otherwise available for public water supplies? 6 Issues and Supporting Information Sources sources Potentially Potentially Less Than No Significant Significant Significant Impact ER 64.96 Issues Unless Impact Citywide Neighborhood Commercial (C-N)zones Mitigation page 7 Incorporated 5. AIR QUALITY. Would the proposal: a) Violate any air quality standard or contribute to an X existing or projected air quality violation (Compliance with APCD Environmental Guidelines)? b) Expose sensitive receptors to pollutants? X c) Alter air movement, moisture, or temperature, or cause X any change in climate? d) Create objectionable odors? X 6. TRANSPORTATION/CIRCULATION. Would the proposal result in: a) Increased vehicle trips or traffic congestion? I I I X It is unlikely that carwashes in service stations would generate additional trips beyond those required for filling tanks. The carwash is usually offered as an incentive for purchasing larger amounts of gasoline, and not as a trip goal in itself. Hazards to safety from design features (e.g. sharp curves X or dangerous intersections) or incompatible uses (e.g. I? farm equipment))? c) Inadequate emergency access or access to nearby uses? X d) Insufficient parking capacity on-site or off-site? X Carwash projects would be reviewed to assure compliance with parking requirements. e) Hazards or barriers for pedestrians or bicyclists? X Inappropriate design may create hazards. However, the architectural review process and the expected use permit process would assure that there are no safety concerns with any carwash projects. f) Conflicts with adopted policies supporting alternative X transportation (e.g. bus turnouts, bicycle racks)? If approved, it is possible that some carwashes would be constructed in C-N zones. Carwashes constructed as part of service stations would provide an additional service at such a station. It is possible that more carwashes near residential areas would encourage people to travel shorter distances to have their vehicles washed. Such a result would be consistent with policies supporting alternative transportation, as it would result in incrementally fewer vehicles on the road. The increase in numbers of carwashes in neighborhood zones in any case should not increase reliance on motor-driven vehicles nor should it have any effect on other types of transportation. g) Rail, waterborne or air traffic impacts (e.g. compatibility X with San Luis Obispo Co. Airport Land Use Plan)? BIOLOGICAL RESOURCES. Would the proposal affect: 7 y-/S Issues and Supporting Information Sources Sources Potentially Potentially Less Than No ER 64-96 Significant Significant Significant ImpacK Citywide Neighborhood Commercial (C-N)zones Issues Unless Impact Mitigation page 8 Incorporated a) Endangered, threatened or rare species or their habitats X (including but not limited to plants, fish, insects, animals or birds)? b) Locally designated species (e.g. heritage trees)? X c) Locally designated natural communities (e.g. oak forest, X coastal habitat, etc.)? d) Wetland habitat (e.g. marsh, riparian and vernal pool? X e) Wildlife dispersal or migration corridors? X 8. ENERGY AND MINERAL RESOURCES. Would the proposal: a) Conflict with adopted energy conservation plans? 2 X Mechanical carwashesi,of current design include filters and tanks to allow recycling of wash and rinse water, so that the water usage is low, compared to hand-washing. b) Use non-renewable resources in a wasteful and inefficient 2 X manner? Water is the primary resource used in this type facility. While it is a renewable resource, renewing is an expensive process and supplies are not always available when needed. Therefore, it is as important to conserve water as to conserve any other resource. The type carwash used with service stations uses filters and pumps to maximize the use of water. A typical carwash, then, uses only about five gallons of water per wash. The use is not wasteful or inefficient. c) Result in the loss of availability of a known mineral X resource that would be of future value to the region and the residents of the State? 9. HAZARDS. Would the proposal involve: a) A risk of accidental explosion or release of hazardous X substances (including, but not limited to: oil, pesticides, chemicals or radiation)? Chemicals used in carwashes are detergents and water softening agents. These are not significantly hazardous materials, and are maintained in tanks underground. The danger of release of such materials is small. b) Possible interference with an emergency response plan or X emergency evacuation plan? c) The creation of any health hazard or potential health X hazard? d) Exposure of people to existing sources of potential health X hazards? e) Increased fire hazard in areas with flammable brush, X grass, or trees? 8 i Issues and Supporting Information Sources Sources Potentially Potentially Less Than No Significant Significant Significant Impact ER 64-96 Issues Unless Impact Citywide Neighborhood Commercial IC-N)zones page 9 Mitigation Incorporated 10. NOISE. Would the proposal result in: a) Increase in existing noise levels? X Some degree of noise is normally associated with carwashes. Each project must be reviewed to assure that it will not cause noise that exceeds the City's noise regulations. Small mechanical carwashes involve use of an almost-enclosed building, as opposed to the open style of enclosure usually associated with self-serve carwashes. The mechanical carwash design, then, can be modified as necessary to increase noise insulation. Review of each project can assure that noise regulations are met. b) Exposure of people to severe noise levels? X See a), above. 11. PUBLIC SERVICES. Would the proposal have an effect upon, or result in a need for new or altered government services in any of the following areas: a) Fire protection? X �) Police protection? X c) Schools? 'i X d) Maintenance of public facilities, including roads? X e) Other governmental services? X 12. UTILMES AND SERVICE SYSTEMS. Would the proposal result in a need for new systems or supplies, or substantial alterations to the following utilities: a) Power or natural gas? X b) Communications systems? X c) Local or regional water treatment or distribution facilities? X d) Sewer or septic tanks? X Waste from new carwashes will be regulated by State and local standards. e) Storm water drainage? X f) Solid waste disposal? X g) Local or regional water supplies? X 9 �1-/7 Issues and Supporting Information Sources sources Potentially Potentially Less Than No ER 64.96 Significant Significant Significant Impact Citywide Neighborhood Commercial (C-N)zones Issues Unless Impact page 10 Mitigation Incorporated The city's water supply is limited. Supplies available for new development are restricted and only available through retrofitting. Currently, the City requires all development that will increase water use to obtain a water allocation. The most reliable way to obtain such an allocation is to retrofit existing plumbing fixtures inside the city limits, with the goal of saving twice as much water as the new development is likely to use. (See below for possible changes to these requirements.) If a service station carwash serves one hundred vehicles a day (about six per hour throughout a 16-hour day), a typical carwash project would be expected to use 0.12/1000 vehicles (based on Water Use Factors, source 4) X 100 vehicles = 0.012 acre-feet/day or 365 X 0.12 = 4.4 acre-feet per year. To obtain this water from the city's supplies, the developer will have to retrofit existing plumbing fixtures. The City Council initiated changes to the Water&Wastewater Element on March 13, 1996, to (among other things) allow retrofitting at a 1:1 ratio rather than the 2:1 now required. These changes have not yet been adopted, however. New water supplies are currently being sought through three projects: Reuse of treated effluent, Salinas Reservoir expansion, and the Nacimiento water supply project. These three sources are expected to yield 6,263 acre-feet/year, sufficient to serve all projects up to the projected city build-out, plus reserve. It is unlikely that any of these projects will go onlin• before 2001, however. Conclusion:The City is committed (source 3) to supplying adequate safe water for all inhabitants at its ultimate build-out of 56,000 persons. Water can still be obtained through the retrofit process. Therefore, water will be available for future carwashes in the C-N zone. 13. AESTHETICS. Would the proposal: a) Affect a scenic vista or scenic highway? X Architectural review will be required of all carwash projects. This review will assure that none have significant effects on scenic vistas or scenic highways. b) Have a demonstrable negative aesthetic effect? X See a), above. c) Create light or glare? X 14. CULTURAL RESOURCES. Would the proposal: a) Disturb paleontological resources? X b) Disturb archaeological resources? X c) Affect historical resources? X d) Have the potential to cause a physical change which X would affect unique ethnic cultural values? -T e) Restrict existing religious or sacred uses within the X potential impact area? 10 Issues and Supporting Information Sources Sources Potentially Potentially Less Than No Significant Significant Significant Impact ER 64-96 Issues Unless Impact Citywide Neighborhood Commercial (C-N)zones page 11 Mitigation Incorporated 15. RECREATION. Would the proposal: a) Increase the demand for neighborhood or regional parks X or other recreational facilities? b) Affect existing recreational opportunities? X 16. MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project have the potential to degrade the quality X of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? The project is a text amendment. Specific carwash projects will be evaluated for their potential to have significant effects n these aspects of the environment. b) Does the project have the potential to achieve short-term, X to the disadvantage of long-term, environmental goals? It is expected that for any carwash project, long- and short-term goals will be the same. c) Does the project have impacts that are individually limited, X but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of the past projects, the effects of other current projects, and the effects of probable future projects) If the text amendment is approved as recommended, then carwashes would be allowed to locate in C-N zones with approval of a use permit. The use permit review process will assure that any cumulative effects that might result from the construction of too many carwashes will be eliminated. d) Does the project have environmental effects which will X cause substantial adverse effects on human beings, either directly or indirectly? Carwashes are not known to have significant adverse effects on human beings that cannot be mitigated. 11 y-�I Issues and Supporting Information Sources Sources Potentially Potentially Less Than No ER 64-96 Significant Significant Significant Impact Citywide Neighborhood Commercial IC-N)zones Issues Unless Impact page 12 Mitigation Incorporated 17. EARLIER ANALYSES. Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or Negative Declaration. Section 15063 (c) (3) (D). In this case a discussion should identify the following items: a) Earlier analysis used. Identify earlier analyses and state where they are available for review. No earlier analysis was used. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. Not applicable c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site- specific conditions of the project. Not applicable Authority: Public Resources Code Sections 21083 and 21087. Reference: Public Resources Code Sections 21080 (c), 21080.1, 21080.3, 21082.1, 21083, 21083.3, 21093, 321094, 21151; Sundstrom v. County of Mendocino, 202 Cal. App. 3d 296 (1988); Leonofff v. Monterey Board of Supervisors, 222 Cal. App. 3d 1337 (1990). 18. SOURCE REFERENCES 1 Land Use Element of the General Plan, City of San Luis Obispo, 1994 2 Ryko Manufacturing drawing and description of "Ryko II" automatic carwash, as revised 1987 (available in Community Development Department, file no. U 141-93 3 Water & wastewater Management Element, City of San Luis Obispo, November 1994 4 Water Use Factors, City of San Luis Obispo, November 30, 1994 12 ZI120 19. MITIGATION MEASURES/MONITORING PROGRAM 1 Mitigation Measure: The zoning regulations should be amended to allow mechanical carwashes in the C-N zone, with approval of a use permit similar to that required for carwashes in the Tourist Commercial (C-T) zone. The carwash is allowed only in conjunction with and incidental to service stations, and provided that no other car wash is located within 1000 feet of the site. Monitoring Program: The staff report will recommend this provision. The above mitigation measure is included in the project to mitigate potential adverse environmental impacts. Section 15070(b)(1) of the California Administrative Code requires the applicant to agree to the above mitigation measures before the proposed Mitigated Negative Declaration is released for public review. I hereby agree to the mitigation measures and monitoring program outlined above. Applicant Date - i 13 �_ RECEIVED June 14, 1996 JUN 121996 crrr of SMP NZWOM oma. MWo Community Development Department 990 Palm Street San Luis Obispo, Ca. 93401 Attn: Judy Lautner Dear Ms . Lautner: This letter is in regard to Application Number: TA 64-96. 11590 Los Osos Valley, San Luis Obispo. Muni. Code Text Amendment ADDN TO SERVICE; to allow carwashes in C-N Zone. Hearing Date: June 26, 1996 . I object to this Zone Change for the following reasons: 1 . A car wash would cause an increase in and slowing of traffic at an already busy and dangerous intersection. 2. This location is extremely near to residential areas on Los Osos Valley Road and Madonna Road. These are already subjected to heavy traffic and litter from the Laguna Village Shopping Center (which al8o was constructed after 9 zone change) . 3. Many Children from residential areas cross this inter- section enroute to Laguna Middle School and to the elementary school. A crossing guard is stationed at this intersection-School buses travel this route and stop here, as well as city buses , plus there is con- siderable foot traffic of local residents" going to and from the Laguna Village Shopping Center. 4. There would be negative impact on other businesses in Laguna Village fronting on Los Osos Valley Road because of dust and noise from the car wash; i .e. , an eating establishment is immediately adjacent . Also, Century 21 Real Estate Office - a real estate "turn-off". A more suitable location for this type of busine w.-might be found nearer to the automobile dealers located farther east on Los Osos Valley Road. There are dreadfully few decent residential areas in San Luis Obispo. Please don' t allow this one business to further detract from our living environment. Thank you for your consideration. Doris J. Curtis Phone: 544-4946 1605 Pereira Drive San Luis Obispo, Ca. 93405 004-422-036/File #:TA 64-96